房屋承租人与共有人的优先购买权冲突与协调

Conflict and Coordination between House Leaseholders and Co-owners' Preemptive Right

《合同法》确认了房屋承租人的优先购买权,但承租人的这一权利经常与《物权法》规定的共有人的优先购买权发生冲突。要化解承租人与共有人的优先购买权冲突,不能局限于"物权优先于债权"的一般论证,更不能用"买卖不破租赁"实现对承租人优先购买权的功能替代,而应当从价值评判的角度进行分析。与单独所有相比较,共有这种形态并不是一种很有效率的产权安排方式,现代社会应当尽量创造机会减少财产共有形态的存在,而共有人的优先购买权恰恰具有简化乃至消灭共有关系的重要价值,所以,应当优先于承租人的优先购买权。

House leaseholders＇ preemptive right has been confirmed by Contract Law,but this right may often be in conflict with the preemptive right of co-owner which be impowered by Property Law.To resolve the conflict,we can＇t be limited to the proof of ＂property rights take precedence over creditors right＂,and the rule ＂sales cannot devastate lease＂ isn＇t the functional alternative of house leaseholders＇ preemptive right.Compared with individual ownership,co-ownership isn＇t a kind of efficient property right arrangement,so today＇s society should try to creat opportunities to reduce the presence of co-ownership.Co-owners＇ preemptive right may simplify even eliminate the co-ownership,so it should take precedence over house leaseholders＇ preemptive right.