摘要
宅基地“三权分置”,应以法定租赁权路径为优先考虑方案。我国宅基地改革就是去宅基地使用权取得无偿性、存续长期性、主体身份性以及矫正其不可继承性的过程,其通常在农房所有权转让或继承的现实场景中展开,宅基地改革以实现宅基地使用权分置为必然路径。处分权能运行逻辑下,法定租赁权相较于次级用益物权路径更具立法成本优势。法定租赁权基于法律规定直接设立,而非赋予农房受让人或继承人强制缔约的效力,但仅以确定租赁关系成立为效力边界。农房受让人或继承人为法定租赁关系的一方当事人,农房转让时的另一方主体应为宅基地使用权人,农房继承时则为宅基地所有权人。法定租赁关系应以20年为最长期限,但可根据实践需要设计自动续期规则。宅基地用途管制问题可参照《民法典》第279条“住改商”规定适用,必要时可采取转权入市的流转方式。
The design of the rights separation system for homestead use right should prioritize the legal leasing pathway as the primary scheme.China’s rural homestead reform is a process that involves removing the gratuitousness of homestead use right acquisition,altering its long-term continuity,redefining the identity-based limitation of the user,and adjusting the non-inheritability of it.This reform commonly materializes in practical situations concerning the transfer or inheritance of rural homesteads ownership,where the inescapable course is the segregation of homestead usage right.Under the operational logic of the right of disposition,statutory leasehold right displays a legislative cost advantage over the pathway of secondary usufructuary right.Legally established leasehold right arises directly from statutory provisions rather than imposing a compulsory contractual obligation on rural house transferees or heirs;nonetheless,the legal effect is limited to the confirmation of the establishment of a lease relationship.In such statutorily defined leases,rural house transferees or heirs become one party to the lease,with the other party being the homestead land use right holder when rural houses are transferred,and the homestead landowner in cases of inheritance.Statutory lease relationships should generally have a maximum term of twenty years,but provisions for automatic renewal may be incorporated based on practical requirements.As for the regulation of homestead land use,Article 279 of China’s Civil Code regarding the“conversion of residential to commercial use”can serve as a reference,and where necessary,the transfer and circulation of right through market entry may be adopted as a mode of disposal.
作者
房绍坤
林广会
FANG Shao-kun;LIN Guang-hui
出处
《吉林大学社会科学学报》
北大核心
2024年第4期114-126,238,共14页
Jilin University Journal Social Sciences Edition
基金
教育部人文社会科学研究项目(23YJA820016)。
关键词
法定租赁权
宅基地“三权分置”
宅基地使用权
宅基地所有权
处分权能
statutory leasehold right
“three rights separation”
homestead use right
rural homesteads ownership
right of disposition
