不動產之優先購買權研究探討

早期政府鼓勵人民以租用基地方式建築房屋，一來人民無須為了取得基地所有權而投入大量的資金，得減輕其經濟負擔，使其易於建築，二來可以解決居住與房屋缺乏之問題。惟基地所有權與使用權長期處於分離之狀態，基地使用權人由於未取得基地所有權無法盡其所用，亦容易產生產權糾紛，據此，為了解決基地使用人與基地所有權人間之使用關係，目前係以透過法律之規範，當基地或房屋出售時，基地所有權人、承租人、地上權人或典權人以行使優先購買權之方式，使得房屋及土地產權回歸為同一人，並達到地盡其利之法律效果。不過，基地房屋優先購買權於實務適用過程中，仍會產生相關爭議，本文將以本法之立法目的為中心進行分析，提出對應之辦法。本文第一章為緒論，說明研究背景、目的及方法。第二章介紹優先購買權之制度與類型，就優先購買權之意義、外國與我國之立法例進行整理及分析我國將來相關優先購買權規定修法之方向。以及以不同之標準區分優先購買權之類型及性質。第三章細部分析基地房屋概念、基地房屋優先購買權之立法目的、行使要件及法律效力等。並提出對於該條規定適用過程中所產生之相關爭議。第四章對於基地房屋優先購買權之相關爭議進行研究。整理目前實務及學說對於相關爭議之理由及看法，並提出本文之見解。方便實務工作者日後遇到相關爭議問題時，得以盡快找出解決之辦法。第五章總結敘明本文對相關爭議之見解，並提出對於土地法第一百零四條及民法第四百二十六條之二未來修正之建議。

關鍵字

優先購買權；基地房屋優先購買權；土地法第104條；民法第426條之2

並列摘要

The government encourages people to build houses by renting bases. The peopledo not need to invest a lot of money to purchase the building site. This policy makespeople obtain houses easily. It eases the problem of the housing shortage. However, itcan have a lot of potential problems when the house owners do not own the buildingsites. Property disputes happen. Therefore, it is very important to solve the relationsbetween the building site landowners and the house owners through legal regulation.When the land of the building site or the house is sold, the building site landowner,superficiary, lessee, and pawnee can apply the Preemptive Right. The property right forthe construction of the house and the land of building site return to the same person andit abides the legal issues. But, in the judicial practice application process, disputeshappen when people deal with the land of the building site and the house of thepreemptive right. This research focuses on the analysis of the legislative purpose of thislaw and proposes corresponding solutions. The Chapter Ⅰ describes the background, purpose, and method of this study. TheChapter Ⅱ illustrates the legislative models and the types of preemptive rights. It alsodescribes the related provisions of preemptive rights of the Civil Law in German, Japan,and Taiwan, and analyzes the direction of future amendments to Taiwan’s relatedpreemptive rights of the Civil Law, and different types of preemptive rights and nature.The Chapter Ⅲ analyzes the preemptive right of the building site and the house, thelegislative purpose of the right to buy the base house first, the exercise requirementsand legal effects. This research aims to provide suggestions for related disputes. The Chapter Ⅳ investigates the related disputes preemptive right of the building site andthe house, reasons and views of current judicial practice, and doctrine on relateddisputes to provide perspectives and suggestions to the practitioners. The Chapter Ⅴsummarizes the viewpoint of related disputes in this study, and make a recommendationfor the amendment of Article 104 of the Land Act and 426-2 of the civil law.