一房多卖中房屋买卖合同的效力探究

　　摘要

　　买卖是社会生活中最普遍、最基本的交易形式。房屋买卖是以房地产为标的物的买卖行为，实践中，房屋买卖纠纷时有发生，尤其在一房多卖的情形下，对于物权变动模式的选择、多重房屋买卖合同的效力、多重房屋买卖合同履行等问题在司法实践中存在较大分歧。本文对上述问题进行了系统的梳理与思考，并通过法理论证提出了一些法律建议。

　　本文第一章首先对多重房屋买卖合同的含义进行了探讨。本文所指的多重房屋买卖合同是指出卖人与先买受人签订了以房屋为标的物的买卖合同后，在先买受人取得房屋完整所有权之前，出卖人又就同一房屋为标的与后买受人签订买卖合同。这种一房多卖现象的出现，多数是由于房屋出卖人为了追逐经济利益而为之。此外，从法律层面来分析，债权的平等性是多重房屋买卖发生的基础，债权发生与物权变动的时间差是多重房屋买卖发生的时间条件。除非债权发生与物权变动能同时完成，否则多重房屋买卖就能成立。

　　本文第二章对多重房屋买卖合同效力判定的法律依据进行了梳理，并分析了三种物权变动模式对多重买卖合同情形下房屋所有权归属的影响。多重房屋买卖合同效力的认定，只要出卖人与前后各买受人订立的房屋买卖合同，分别满足合同有效的各项要件，不违反法律的强行性规定或社会公共利益，就可以认定各房屋买卖合同均是有效合同，并且各房屋买卖合同效力平等，不存在前合同效力优先于后合同。另外，房屋买卖合同是否进行登记，房屋所有权是否发生变动都不会影响房屋买卖合同的效力。

　　本文第三章通过对四种情形的类型化分析得知出卖人与买受人进行交付或预告登记会产生不同的法律效果。在多重房屋买卖合同均有效的情况下应优先保障已预告登记的买受人的权利，其次是保障已受领交付而占有房屋的买受人的权利。最后，笔者对“出卖人自主选择说”、“先行支付价款说”、“合同成立在先说”、“买受人先请求说”以及“占有优先保护说”进行了法理论证，并在收集整理我国最高人民法院的司法解释、地区高级人民法院的指导意见以及学者观点的基础上，对处理同一房屋多重买卖纠纷的各买受人权利保护的顺位、买受人得请求房屋所有权转移的登记、其他买受人的利益保护及违约责任的具体适用问题上提出了一些法律建议。

　　[关键词] 多重买卖 合同效力 合同履行

　　Abstract

　　Sale is the most common, basic form of the trade in social life. Real estate sale isthe sale which takes the subject matter of the real estate. In practice, disputes of realestate sales occur frequently, especially in the case of multiple real estate sales, suchas the choice of real right alteration mode, the validity of multiple real estate salescontracts, the performance of multiple real estate sales contracts, these issues areconsiderable differences in the judicial practice. Carding and thinking about the aboveissues systematically in this paper, the author will put forward some legal suggestionsthrough legal argumentation.

　　Firstly, it discusses the meanings of multiple real estate sales contract in chapterone. Referring to the multiple real estate sales contracts in this paper means that theseller signs the sales contract for the subject matter of real estate with the buyer,before the buyer has full ownership of the real estate; the seller signs the contract withother buyer of the same real estate as subject matter again. The emergence of such amultiple real estate sale is mostly due to the seller in order to pursue more economicinterests. In addition, according to analysis of law, equality of obligatory rights is thebasis of multiple real estate sales occur, the time difference between the occurrence ofobligatory rights and the change of real rights is the time conditions for multiple realestate sales. Unless the occurrence of obligatory rights and the change of real rightscan finish at the same time, otherwise the multiple real estate sales will come intoexistence.

　　Secondly, in chapter two, it sorts out the legal basis of effectiveness judgment ofmultiple real estate sales contracts, and it analyses that three kinds of real rightalteration mode affect on the belonging of ownership of the real estate under thesituation of multiple sales contract. How to judge the effectiveness of multiple realestate sales contract, so long as the contracts which the seller signed with each buyerare satisfied the effectiveness requirement of contract respectively, and there is noagainst to the mandatory provisions of the law or the public interest, it can beconcluded that each real estate sales contract is a valid contract, and each real estatesales contract is also equality of effectiveness, and effectiveness of the former contractdoes not take precedence over the latter one. In addition, whether the real estate salescontract is registered, or whether the ownership of the real estate changes, that willnot affect the validity of the real estate sales contract.

　　Thirdly, in chapter three,through typed analyzing four kinds of situations learnsthat delivery or advance notice registration of seller and buyer will result in differentlegal effect. When the multiple real estate sales contracts are effective, the buyer whohas the rights of advance notice registration should be firstly protected; the buyer whohas already taken delivery and possessed the real estate should be secondary protected.

　　Finally, the author conducts a legal argumentation on “the theory of the freedomchoice of the seller”, “the theory of preferential protection for the buyer who paysearlier”, “the theory of preferential protection for the buyer who signs the contractearlier”, “the theory of preferential protection for the buyer who requests judicialprotection earlier”, “the theory of preferential protection for the buyer who possessesthe real estate”. And on the basis of collecting judicial explanation of the SupremePeople's Court of our country and the instruction of the district court and the view ofscholars, the author puts forward some legal suggestions on dealing with the disputeabout multiple sales of same real estate, including the protection sequence of thebuyer`s rights, the buyer may request for ownership of the real estate transferingregistration, the interest protection of the other buyer and the law application of theliability for breach of contract.

　　[Key words] Multiple sales Validity of contractPerformance of contract
 

　　目 录

　　目 录…… 1

　　多重房屋买卖合同效力研究…… 1

　　导 言……1

　　第一章 多重房屋买卖概述…… 3

　　第一节 多重房屋买卖的特征……3

　　一、多重房屋买卖的含义……3

　　二、多重房屋买卖的现象分析……4

　　第二节 多重房屋买卖在我国形成的原因……4

　　一、多重房屋买卖形成的经济原因……4

　　二、多重房屋买卖形成的法律原因……5

　　第二章 多重房屋买卖合同的效力…… 7

　　第一节 多重房屋买卖合同的效力认定……7

　　一、多重房屋买卖合同有效的法律依据……7

　　二、多重房屋买卖合同有效的法理依据……8

　　第二节 物权变动模式对多重买卖合同情形下房屋所有权归属的影响……9

　　一、债权意思主义物权变动模式对多重买卖合同情形下房屋所有权归属的影响……9

　　二、物权形式主义物权变动模式对多重买卖合同情形下房屋所有权归属的影响……10

　　三、债权形式主义物权变动模式对多重买卖合同情形下房屋所有权归属的影响……12

　　第三章 多重房屋买卖合同履行的法理探讨…… 14

　　第一节 多重房屋买卖的类型化分析……14

　　一、未交付但已预告登记的多重房屋买卖……14

　　二、已交付且已预告登记的多重房屋买卖……16

　　三、已交付但未预告登记的多重房屋买卖……16

　　四、未交付且未预告登记的多重房屋买卖……17

　　第二节 多重房屋买卖合同的履行的法理探讨……19

　　一、由出卖人选择履行的对象……19

　　二、按照《合同法司法解释》的规定确定履行对象……21

　　三、本文的观点及理由……22

　　第三节 对处理同一房屋多重买卖纠纷的法律建议……25

　　一、多重房屋买卖合同的各买受人权利保护的顺位……26

　　二、多重房屋买卖合同的买受人得请求房屋所有权转移的登记……26

　　三、多重房屋买卖合同其他买受人的利益保护及违约责任的具体适用27

　　参考文献…… 29

　　后 记…… 32