论“买卖不破租赁”在房屋使用权抵债合同中的可分性适用——借鉴民法典编纂的最新发展

The Application of “Kauf bricht nicht Miete” in the Contract of Tendering of Premises in Exchange for a Discharge:Inspiration of the Latest Development of the Compilation of Civil Law Code

房屋使用权抵债合同中包含并混合了租赁关系和债务抵销关系,债务抵销关系并入租赁关系之中,整体上属于租赁合同的性质,同时具有因债务抵销关系带来的相对性。借鉴民法典编纂的最新发展成果,对“买卖不破租赁”的传统适用机制作可分性改造,一方面承认和保护租赁权,另一方面采用“重新协商加法律调整”的方式确认受让人对房屋所有权变更后的租金享有请求权,以实现各方利益的最优分配。

The contract of tendering of premises in exchange for a discharge which mixes a tenancy relation with a relation of debts discharge absorbed thereof,is overall a lease in nature and features the privity arising out of the relation of debts discharge.Inspired by the latest development of the compilation of Civil Law Code,the tradition approach of“Kauf bricht nicht Miete”should be adjusted to a separability approach which recognizes and protects the existing tenancy as well as the right of a new owner to claim rent occurred after the transference of proprietary based upon“renegotiation plus law adjustment”for the most benefits of all interested parties.