土地法第一○四條與民法第四二六條之二先買權要件之爭議問題研究

Issue Study on the Requisites of the Rights of First Refusal of Article 104 of the Land Act and Article 426-2 of the Civil Code

不動產先買權制度是理論及實務上重要問題，不過，既有的研究仍有不足。例如土地法第一○四條與民法第四二六條之二先買權具物權效力，影響相關當事人甚鉅，其要件上有許多爭議待釐清，本研究從相關當事人的利益衡量及不動產有效利用的觀點加以探討。本研究依序探討「推定租賃、法定租賃契約承擔、法定地上權等情形與先買權」、「基地承租人出賣其預售屋與基地所有人的先買權」、「地上權人將基地出租與先買權」、「主張買賣不破租賃與默示拋棄先買權」。本研究就既有的學說、實務見解予以回應，並提出解釋論上的建議，希望既能合理實現先買權的規範意旨，又能顧及先買權人、出賣人、第三人的利益。

The system of a right of first refusal of real estate is an important issue in theory and practice. However, the existing studies are insufficient. For example, people may have the rights of first refusal according to Article 104 of the Land Act and Article 426-2 of the Civil Code. They are in rem rights of first refusal and have great impact on relative parties. There are controversies regarding the requisites of the rights of first refusal. This study explores the issues from the perspective of consideration of the interests of the concerned parties and effective utilization of the real estate. This study discusses “the situation of relationship of lease presumed to be constituted & lease which continues to exist& statutory superficies and the right of first refusal”, “the sale of the lessee’s house to be constructed and the right of first refusal of the owner of the building site”, “lease of the building site by superficiary and the right of first refusal” and “the claim of KaufbrichtnichtMiete and the waiver of the right of first refusal impliedly” inturn. This study discusses the existing doctrine and practice and makes some propositions in explanation in order to achieve the purposes of the rights of first refusal properly and to consider the interests of the right holder, the vendor and the third party.