再论侵害承租人优先购买权的救济

Rediscussion on Legal Remedy of Infringement on Lessee’s Preemption Right

出租人未通知承租人直接将租赁房屋出卖给买受人而承租人事后知悉的,他应当向出租人主张行使优先购买权,这是其获得法律救济的前提。承租人主张优先购买权后,他能够获得法律救济的程度或法律后果取决于买受人是否善意及房屋是否办理物权变更登记。买受人善意并且与出租人办理物权变更登记的,买受人取得房屋的所有权,承租人向出租人主张违约责任;买受人善意但未与出租人办理物权变更登记的,出租人的履行决定房屋所有权的归属,未被履行方向出租人主张违约责任。买受人与出租人恶意串通的,其买卖合同无效,出租人应向承租人履行;买受人单纯恶意但未进行物权登记的,出卖人只能向承租人进行履行;买受人单纯恶意且进行物权登记的,买受人取得房屋所有权。

Lessor doesn’t notify lessee when he sells the rental house to vendee,he violates his obligation.When lessee knows it,he should exercise the preemptive right,which is the foundation of legal remedy.The remedy level or legal results depends on vendee is good faith or not and the house’s property registration has been finished or not.If vendee is good faith and the house’s property registration has been finished,vendee gets the ownership of house and lessee could get compensation from lessor.If vendee is good faith but the house hasn’t been registered,lessor’s performance determines the ownership of house.When vendee and lessor have malicious collusion,the contract of sale between them is invalidity and lessor should performance his obligation to lessee.If vendee is mere bad faith and the house has been registered,vendee gets the ownership of house.If vendee is mere bad faith but the house hasn’t been registered,lessor should performance his obligation to lessee.