河南大学

硕士学位论文

小产权房买卖合同效力研究

姓名：刘智广

申请学位级别：硕士

专业：中国民法

指导教师：樊涛；韩玉芬

2011-05

摘要

中国城乡土地被人为的分割成国有土地和集体土地，宅基地使用权和国有土地使用权都属于用益物权，应该拥有相同的权利属性，却因为二元化土地制度，而处于不同的地位；我国现行《土地管理法》只规定了农村集体经济组织成员才享有集体土地使用权，但对建在集体土地上的房屋类型缺乏详细规定。本来寄希望与《物权法》对小产权房的属性和权利界限做出相关规定，《物权法》却只在152条、153条对此问题做了衔接性规定；现行房价的持续高涨也直接导致了城镇居民把目光投向了价格低廉的小产权房。故小产权房现象是不公平的土地二元化制度、立法滞后、房价高涨等综合原因造成的。

基于以上原因，小产权房买卖合同的效力认定就成为民事审判中争议最大的问题之一,学界对此亦有合同无效说和有效说之分。本文从《合同法》、《土地管理法》、《物权法》、《立法法》角度评析两学说，在解决争议的基础上，批判现行认定小产权房买卖合同效力的做法。

虽然《物权法》对小产权房问题没有规定，但就是随着《物权法》的正式颁布，给小产权房买卖问题提供了崭新的视角。本文以《物权法》第15条规定为切入点，借助合同效力和登记效力应区分理论，对小产权房买卖合同本身的物权效力和债权行为效力的关系进行详细分析，探求小产权房买卖合同效力认定的正确做法，以求对实践有所裨益。

任何立法、司法行为都应该体现法律的自由、秩序、公平公正等价值目标。而不同地方法院对小产权房买卖合同做出不同判决彰显法律的滞后，对现有的小产权房买卖合同纠纷，我们应对合同的物权效力和债权效力进行严格区分。从长远看，从根本上预防小产权房买卖合同纠纷问题的发生，必须对我国现有的城乡二元化土地制度进行改革。

关键词：强制性规范，小产权房，合同效力

ABSTRACT

The lands of China have been divided into the part of state-owned and the part of private-owned attributes to personal factors . Usufructuary of land for building and the right to use of state-owned land belong to the usufructuary right should have the same rights as property. The current land management law rules that only the member of rural collective economical organization can share the right to use the collective-owned lands but lack of the specific provisions on the kinds of houses. Originally, we attach great hopes to the property law to define the nature and the rights of small property room. Unfortunately, the property law only gives the bridging definition. The current trend of rising price of real-estate also directly leads to the intensely competing for the inexpensive small property room.

Reviewing the reasons mentioned above, maintaining the legal effect of the purchasing contract of small property room becomes the most controversial problem. In the academic circle, the invalid said and the effective said still exists. According to the contract law, the lands management law, the property law and the legislation law, this paper critic the current affirmation of the purchasing contract of small property room based on solving the controversies.

Although the property law haven’t formulated the provisions about small property room, the proclamation of the property law provide the new chance to scrutinize this problem. This article takes the 15th item of the property law as the point of penetration, then makes a elaborate analysis on the relationship between the validity of the real right and creditor's right to conduct effective depending on the theory that contract effectiveness and registration validity should distinguish. At last, this essay explores