买卖不破租赁规则的法律效果——以契约地位承受模式为前提
周江洪买卖不破租赁规则的法律效果——以契约地位承受模式为前提
Analysis of the Legal Effect of the “Kauf bricht nicht Miete” Rule
期刊名称：《法学研究》
期刊年份：
作者：周江洪
单位：浙江大学光华法学院
中文关键词：契约地位承受;租金债权;出租人地位保留;押租金
英文关键词：Kauf bricht nicht Miete;rent obligatory right;reserve of lessor’s status;deposit in leasing
中文摘要：
合同法第229条确立的是“契约地位承受模式”，并非消极的承租人对抗模式。应确立租赁标的物所有权变动的通知义务，以保障承租人的知情利益。原出租人预先收取租金时，应肯定标的物交付后受让人对于原出租人的不当得利请求权或返还原物请求权，承租人则得以对原出租人的清偿对抗受让人的租金请求。出租人预先出让了将来租金债权时，在解释论上应肯定将来债权受让人的优先性，标的物受让人所受的不利益则通过其他制度予以救济。对于出租人地位保留的问题，应认为未经承租人同意的保留不生其效力，但在立法论上可以考虑有条件地肯定其效力。押租金的问题，则应坚持押租金契约的从属性，新所有权人的返还债务并不以是否受有现实转交为条件。
英文摘要：
Currently there are many academic discussions on Article 229 of the Chinese Contract Law, but hardly any illustration of its specific legal effect. This article tries to establish the "contract status undertaking" mode, rather than the negative lessee confrontation mode. In order to safeguard the lessee's right to know, the notification duty of the leassor should be established when ownership changes by analogy of Article 60 of the Contract Law. According to Article 163 and Article 229 of the Contract Law and Article 163 of the General Principles of the Civil Law, when the original lessor collects rent in advance, the assignee's claims of unjustified enrichment or restitution to the original lessor should be affirmed after the delivery of the subject. The lessee could fight against the assignee's rent payment claim with his discharge to the original lessor. In a business contract, the assignee's damage could be remedied through the right minor faults guarantee system. When the lessor assigns the future rent right in advance, the priority of assignee should be affirmed through interpretation. The assignee's damage could be remedied by other systems, such as avoidance of contract, liability for breach of contract, and culpa in contrahendo in civil law. As to the reserve of the status of the lessor, it is considered that the reserve has no effect without the lessee's consent. But it can be conditionally accepted as being effective in legislation in order to promote the flow of assets. As for the deposit in leasing, the subordinate nature of deposit contract should be upheld. Considering the nature of deposit and the balance of interests, the new owner's return should not be based on the existence of real delivery.
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