强制售卖与合同僵局化解——评“新宇公司诉冯玉梅商铺买卖合同纠纷案”

Compulsory Sale and the Resolution to Contractual Deadlock:Analysis of the Case of Commercial Shop Sales Contract Disputes between Xinyu Company and Feng Yumei

既有研究对“新宇公司诉冯玉梅商铺买卖合同纠纷案”的分析主要着眼于履行费用过高场合的违约方解除权,但该案并不构成履行费用过高,裁判观点存在对“履行费用过高”概念的“不当限缩”和“不当扩张”,以履行费用过高推导出违约方解除权也存在法律解释上的错误。若要一般性地解决该案及类似案件中的争议,宜借鉴强制售卖制度。该制度成立的价值基础在于区分所有关系下所有权的固有限制以及禁止权利滥用的要求,核心目的在于维护区分所有关系下共同体的存续。强制售卖的实体性要件包括严重的义务违反和无法继续维持区分所有关系,程序性要件为须经业主的特别多数决通过。

Former literature on the case of commercial shop sales contract disputes between Xinyu Company and Feng Yumei mainly focused on the defaulting party’s right of termination under excessive performance costs, which was a misconception.The undue limitation and expansion of “excessive performance costs”,as well as the reasoning from costly performance to termination in the decision, were both wrong.Compulsory sale, which based on the inherent limitations of ownership under condominium relationship and the requirement to prohibit abuse of rights, can serve as the general solution to this case and similar dispute.Its essential lied on the preservation of the community under condominium ownership.Compulsory sale requires both a serious breach of duty and the inability to continue the relationship substantially, and a special majority vote of the owners procedurally.