房屋承租人优先购买权的几个问题

我国《合同法》规定,出租人出卖租赁房屋时,承租人基于租赁合同,享有对租赁房屋同等条件下的优先购买权.但在转租以及强制拍卖方式下,承租人对租赁房屋是否享有优先购买权,则是需要理论和立法进一步解决的问题,避免因审判人员的理解不同而导致同类案件审判结果不同.另外,《中华人民共和国物权法》在涉及按份共有物处分时由共有人"全体同意之原则"改采"多数决原则".在按份共有人根据"多数决原则"出售共有物而少数共有人主张优先购买的情况下,为避免共有人的优先购买权与承租人优先购买权的竞合,应对多数共有人的处分权进行必要的限制:当多数共有人要求出售共有物时,应首先满足少数共有人优先购买多数共有人的共有份额的权利.

Several Problems Relating to the Lessee''''s Priority of Buying

According to CONTRACT LAW OF THE PEOPLE'S REPUBLIC OF CHINA,the lessee,based on the lease contract,enjoys the priority of buying the rented building under the same terms and conditions when the lessor sells the rented building.But under the circumstances of the building's being rerented and the compulsory auction,it should be further settled in both the theory and civil practice whether or not the lessee should have the priority of buying,in order to avoid the situation that there are different rulings for the similar cases just because of different understanding of judges.In addition,in RIGHT OF PROPERTY LAW OF THE PEOPLE'S REPUBLIC OF CHINA,concerning the situation that the co-owners dispose the common property,"the principle of majority's opinion" has been adopted instead of"the principle of unanimous opinion".When the co-owners(by proportion) dispose of the common property basing on "the principle of majority's opinions",the minority of co-owners may claim the priority of buying.In this case,in order to avoid the situation that the priority of buying for the co-owners and the priority of buying for the lessee happen at the same time,it is necessary to limit the majority's the right of disposing the common property: When the majority request to dispose of the common property,the minority's priority of buying the majority's shares of the common property should be satisfied at first.