论买卖不破租赁效果之债法路径构建

On Construction of the Obligation Law Path of KaufBrichtNichtMiete Effect

我国买卖不破租赁规则的效果模式,以《中华人民共和国合同法》第二百二十九条为节点,由之前实定法中德国式的“契约地位承受”,到其后虽无明确规定但实务中依然沿袭的暧昧态度,体现了我国立法在效果模式上的模棱两可,也为其他效果理论留下证呈的空间。检视其他效果模式,存在当事人权利义务分配不合理、与现行法律体系不兼容等缺陷。故此,应当矫治我国买卖不破租赁法律效果理论上的“物权化”倾向,以契约地位承受模式为基础,明确租赁物所有权人对受让人的告知义务及在买卖合同中的权利瑕疵担保责任。我国当构建债法路径下的买卖不破租赁法律效果:应赋予买受人自由意志下救济途径的选择权,避免其利益在租赁权欠缺公示效力的情况下受到损害;应将承租人享有的权利限定在原租赁合同规定的范围内,而不享有对规则适用的选择权。

The effect model of Kaufbrichtnichtmiete,which using Article 229 of the Contract Law as the node,from the German-style“statutory contract commitment”of the previous positive law to the ambiguous attitude that is still followed in practice although there is no clear regulation thereafter,reflects the legislator’s hesitation in the effect model,and also provides justification space for other effect theories.Examining other effect theories,there are defects such as unreasonable distribution of rights and obligations of the parties concerned and incompatible with the current legal system.Therefore,it is necessary to correct the tendency of“real right”in the theory of the legal effects of Kaufbrichtnichtmiete in our country,and clarify the obligation of the owner of the leased property to inform the transferee and the responsibility for the guarantee of the right defects in the sales contract based on the bearing mode of contractual status.The legal effect of Kaufbrichtnichtmiete should be reconstructed on the basis of the theory of obligation law:the buyer shall be given the option to remedy under free will to avoid the damage to his interests in the lack of public effect of the lease,and the rights of the lessee shall be limited to the provisions of the original lease without the option to apply the rule.