深化改革背景下农村房屋买卖路径探析

Pathway for Rural House Transactions in the Context of Deepening the Reform

研究目的:为解决农民将宅基地使用权向本集体经济组织之外流转时宅基地使用权和房屋所有权产生冲突的矛盾,主张应在承认农村土地集体所有的前提下,通过赋予农民房屋所有权处分权能而保留宅基地使用权的房地分离模式,并运用"宅基地法定租赁权"制度解决农村房屋买卖问题。研究方法:案例分析法,实证分析法。研究结果:(1)法律障碍在于:当前的法学理论与实践不当地将"房地一体"原则适用于农村房屋买卖实现场合;(2)"房地一体"原则在目前的法律框架下有其固定的适用范围,在农村宅基地有限流转的规定下,坚持该原则带来的结果就是对建筑在农村宅基地上农村房屋买卖的管制。研究结论:在深化农村土地改革的大背景下,在采取房地分离模式的基础上引入宅基地法定租赁权制度来解决房屋新所有权人对宅基地的权利基础问题具有重要的现实意义。

The purpose of the paper is to discuss the pathway for rural house transactions in the context of deepening the reform of rural land institutions. Method of case study was employed. The results indicate that 1） the main legal barriers is that theoretically and practically misuse the so-called ＂combined land use right and house ownership＂ to the rural house transfer. 2） The ＂combined land use right and house ownership＂ principle under the current legal framework has its fixed scope of application. However, if apply the principle to rural homestead transfer, a constrained market situation is resulted for the rural house transfer. It is concluded that it has important practical significance that introduces the homestead legal rights system to solve the problems of housing rights constraint in the context of deepening the reform of rural land institutions.