论买卖不破租赁规则_Image_Marked.pdfVIP

摘 要 由于罗马法奉行“物权优于债权”的古谚，因而在罗马法中“承租人不能针 对干涉其活动的第三人行使诉权，而只能因出租人违反其平安无忧地享用物而对 其提起诉讼”，即“买卖击破租赁”。然而近世以来，大陆法系国家民法典纷纷改 弦易辙，在不同程度或不同范围内赋予租赁权以对世的效力, 即确立了“买卖不 破租赁”的规则。“租赁”何以拥有“击破买卖”的法律效力, 即“买卖不破租赁” 规则的立法根据或正当性理由到底何在，这的确是一个值得深入探讨的问题。 文章系统地阐述了“买卖不破租赁”规则的历史发展沿革以及与该规则相关 的各种学理论争，指出 “买卖”之所以“不破租赁”是承租人租赁权（用益物权） 的当然排他效力使然，此乃是对租赁权固有物权属性的挖掘。文章认为，尽管我 国现行民事立法对“买卖不破租赁”规则已经做出了一些相关规定，但总体上说 来不是很完善，特别是现行物权立法和学术界有关用益物权体系的构想都排斥了 不动产租赁权这种本质上属于用益物权的他物权进入物权体系。文章指出应该从 合同立法和物权立法两个方面对我国“买卖不破租赁”规则的相关立法进行完善， 同时，文章提出并论证了我国应构建以不动产土地和不动产房屋（建筑物）为结 构支撑的二元结构的用益物权体系，从而在立法上真正完善非所有人的财产利用 制度。 关键词：买卖不破租赁；租赁权；租赁合同；不动产租赁；用益物权；二元结构 I ABSTRACT Generally a lessee can not sue the third party for damages when he interferes with his activities for the third party is the assignee of the object of the lease, instead a leaseholder has to sue the lessor in a law-court for his breach of promise, for an old legal maxim of “Real right is superior to obligatory right” is abided by strictly in Roman civil law. This rule is theoretically called “Sales devastating lease”. Gradually another rule or principle of “Verau berung bricht nicht miett” is being established in many countries` civil codes which belong to the continental legal system, which causes a strange result that right of lease attains or gains some effect of Real right to some extent or degree. The article elaborates the historic development of the principle “Verau berung richt nicht miett” and discusses hot disputes relating nature of right of lease systematically. The article also puts forward its own ideas: the nature of “Verau berung bricht miett” is that a leaseholder`s right of lease, or Usufructary right can oppose against ownership of obje