农村房屋买卖合同效力认定存在的问题与完善建议

Problems Existing in the Determination of the Effectiveness of Rural House Sale and Purchase Contracts and Suggestions for Improvement

以“农村房屋买卖合同纠纷”为关键词,通过“无讼”案例库检索到二审民事判决书323份,归纳总结司法实践中,农村房屋买卖合同效力认定为有效和无效的具体类型及法律依据,探讨认定合同无效后房屋与款项的处理及赔偿损失范围。研究发现,当前农村房屋买卖合同效力认定存在不足,主要表现为:部分认定合同无效的法律依据不当,无效判决和有效判决之间存在冲突;合同宣告无效后,法院判定双方过错承担的比例不一致;现实中缺乏相应的制度衔接。有必要重新审视效力认定的法律规定,为合同无效判决提供正当依据,适当拓展延伸有效判决类型,合理划分出卖人与买受人的过错承担比例,并构建买受人享有宅基地使用权的合法制度,从而减少交易风险,维护合法权益。

Taking“rural house contract disputes”as the key word,based on the 323 civil judgments of the second instance retrieved through the“non-litigation”case database,this study summarizes the specific types and legal basis of validating and validating rural house sales contracts in judicial practice.It also explores the processing of houses and funds and the scope of compensation for losses after the contract is determined to be invalid.The study finds that the validity of the current rural house purchase and sale contract is insufficient.The main manifestations are:the legal basis for partially determining the invalidity of the contract is improper,and there is a conflict between the invalidation judgment and the effective judgment;after the contract is declared invalid,the court determines that the proportion of the parties’faults is not consistent;there is no corresponding institutional connection in reality.It is necessary to re-examine the legal provisions for the determination of validity,provide a justified basis for invalid contract judgments,appropriately expand and extend the types of valid judgments,reasonably divide the ratio of the seller’s and the buyer’s fault commitments,and build the buyer’s legality to enjoy the right to use the homestead so as to reduce transaction risks and safeguard legitimate rights and interests.