三权分置改革背景下宅基地上房屋买卖纠纷的裁判现状与优化路径研究

Research on the Adjudication Status and Optimization Path of House Purchase and Sale Disputes on Homestead under the Background of Three Rights Dividing Reform

本文在对2006年以来7万余份裁判文书的分析基础上,结合实地调研成果,联系三权分置改革背景,提出在认定宅基地上房屋买卖合同效力时,应尊重村规民约和集体经济组织的自治权,审慎认定当事人是否具有集体经济组织成员资格;根据标的房屋所在土地的所有权归属判断是否属于同一集体经济组织;在现有法律和政策框架下,综合考虑时间、法律政策规定和受让人身份等因素,审慎认定向集体经济组织外人员出卖宅基地上房屋的合同效力;根据《土地管理法》规定的“一户一宅”原则,审慎认定同一集体经济组织成员之间宅基地上房屋买卖合同的效力;注重平衡诚实信用原则与公序良俗的关系,公平处理合同无效产生的返还问题等建议。

Based on the analysis of more than 70,000 judgment documents since 2006,taken into account the background of reform, combined with the field investigation in Zhejiang,Jiangsu, Shanghai and Xinjiang and the investigation of civil and administrative judges all over the country, this article puts forward that when determining the effectiveness of house sales contracts on homesteads, village regulations and the autonomy of collective economic organizations should be respected;prudently determine whether the parties have the membership of collective economic organizations;judge whether it belongs to the same collective economic organization according to the ownership of the land where the subject house is located;under the existing legal and policy framework, considering the factors such as time, legal and policy provisions and the identity of the transferee, carefully determine the effectiveness of the contract for selling houses on the homestead to people outside the collective economic organization;according to the principle of "one household, one house" stipulated in the land management law, carefully determine the effectiveness of the house sales contract on the homestead between the members of the same collective economic organization;pay attention to balancing the relationship between the principle of good faith and public order and good customs, and fairly deal with the problem of return caused by invalid contract.