“三权”时代下宅基地流转之规则设计

The Rule Design of Homestead Transfer in the Era of“Three-Rights”

为促进乡村经济发展,宅基地所有权、资格权、使用权“三权分置”制度开始探索。其中,所有权仍须发挥其政治功能,当坚守集体所有原则;资格权因其身份属性显著,该属成员权的范畴;使用权褪去身份外衣,正式成为一项纯粹财产性权利。新制度下使用权能极大扩增,“三权”相互依存、相互独立、相互影响,也正是因为“三权”的大变动及其复杂的关系,使得宅基地流转规则需要重新被定义:首先,“三权分置”将导致宅基地租赁期与使用期错位,还需兼顾所有权人、承租人的利益并分情况处理;其次,使用权转让的自由化与现行法中的转让限制有冲突,可将《土地管理法》第六十二条第一款中的“拥有”更换为“申请”二字予以解决;最后,宅基地使用权可否继承一直存有争议,资格权的出现将打破这一僵局,扫除宅基地使用权不可继承的障碍。

In order to promote the development of rural economy,the system of“Separation of the Three Rights”Ownership of homestead eligibility and tenure has been explored.Among them,the right of ownership should still play its political function,and the principle of collective ownership should be adhered to;the right of qualification should belong to the category of membership right because of its prominent status attribute;and the right of tenure should be stripped of its status and formally become a pure property right.Under the new system,the right of tenure is greatly expanded,and the"Three Rights"are interdependent,independent and interactive.It is precisely because of the great changes of the"Three Rights"and their complicated relations that the transfer rules of homestead need to be redefined.First,the"Separation of the Three Rights"will lead to the dislocation of the lease term and the tenure term of the residential land,and the situation of the interests of both the owner and the lessee should also be handled.Secondly,the liberalization of the transfer of the right of tenure conflicts with the transfer restrictions in the existing law,thus the"ownership"in Article sixty-two,paragraph 1,of the Land Administration Law may be replaced by the"application"for settlement;finally,the appearance of the right of eligibility will break this deadlock,which has always been in dispute over the succession of the right to the tenure of homestead,thus removing of non-inheritable obstacles to the right of tenure of homestead.