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買賣不破租賃規則的例外及處理

來源:華律網 2019-03-08 83675人看過

買賣不破租賃是交易中一貫的做法,但如果遇到某些特殊情況,買賣不破租賃就不再適用。這種情況下該如何處理“買賣不破租賃”原則無法解決的問題呢?接下來華律抵押擔保律師將會為大家詳細解答一下。

【案例】

2004年8月,林某以按揭貸款方式購得一套商品房,并于次年1月將這套房子出租給何某,租期五年。何某承租后,對該房進行了裝修。2006年4月,因林某連續六個月未能支付銀行按揭貸款,銀行向法院起訴林某。法院判決銀行勝訴,并通過強制執行將該套商品房予以拍賣,由李某通過拍賣購得,銀行從拍賣所得價款中優先受償。李某購得這套房子后,要求何某搬出。何某認為自己承租房子在先,李某購買房屋在后,且自己已經支付了全部租金,要求住到租期屆滿。李某不同意,雙方產生糾紛,李某訴諸法院,要求何某騰房,法院經審理,支持了李某的主張。

【評析】

出售已出租且租期未屆滿的房產的,受讓人不能要求提前解除租賃關系,這就是合同法中的“買賣不破租賃”原則。但是,現行司法解釋對于這個原則有個例外規定,這就是租賃抵押房屋問題。最高人民法院《關于適用(中華人民共和國擔保法)若干問題的解釋》第六十六條明確規定:“抵押人將已抵押的財產出租的,抵押權實現后租賃合同對受讓人不具有約束力。抵押人將已抵押的財產出租時,如果抵押人未書面告知承租人該財產已抵押的,抵押人對出租抵押物造成的損失承擔賠償責任;如果抵押人已書面告知承租人該財產已抵押的,抵押權實現造成承租人的損失,由承租人自己承擔。”該條款是關于先押后租的法律規定,法律允許抵押人將抵押物抵押后,再租賃出去,這就存在著兩個法律關系:一是抵押擔保關系,二是租賃合同關系。

在這種先抵押后出租的情況下,依據該條款規定,抵押權優先于承租權。這樣一來,抵押權人在債權無法實現時,將抵押物變賣,購得該抵押物的買受人不受原租賃合同的約束。因此,只要買受人不愿履行原租賃合同的,承租人就不得以租賃關系的存在來對抗買受人。本案中,李某不受原租賃合同約束,其有權要求何某騰房,法院的判決是正確的。

因承租人搬出房屋將面臨如下幾種損失:

(1)對租賃物的裝修費用損失;

(2)租金損失;

(3)經濟業務甚至信譽上的損失。

本案中,何某因抵押權的實現所造成的損失應由誰承擔呢?該條款第二款規定:抵押人將已抵押的財產出租時,如果抵押人未書面告知承租人該財產已抵押的,抵押人對出租抵押物造成承租人的損失承擔賠償責任;如果抵押人已書面告知承租人該財產已抵押的,抵押權實現造成承租人的損失,由承租人自己承擔。也就是說,出租人只要盡到告知義務,便不用承擔抵押權實現給承租人造成的損失;反過來,只要承租人沒有行使告知義務,承租人就可以要求原出租人承擔損失,但實際情況是承租人的損失也不一定就能挽回!因為絕大多數情況下,就是因出租人經濟境況惡化無力履行債務,抵押權人才行使抵押權,那么,出租人又有什么能力賠償承租人的損失呢?因此對承租人來說,要租賃抵押物,必須全盤考慮,慎之又慎。

以上就是華律網的小編為大家總結的買賣不破租賃規則的例外及處理的相關法律知識。在租房買房的時候很容易出現各種問題,如果你覺得自己的權利受到侵犯,可以來華律網進行在線法律咨詢,我們會有專業的律師幫助您。

聲明:該作品系作者結合法律法規、政府官網及互聯網相關知識整合,遵守本網站規章制度發布。如果涉及商譽、版權等相關問題,請通過投訴通道提交相關權屬信息,我們將第一時間核準并按照法律的相關規定及時進行刪除處理。【投訴通道】

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