宅基地“三權分置”的法實現

Legal Realization of “Separation of Three Rights” in Homestead

基於對義烏規則的剖析，宅基地“三權分置”的實質是本集體成員將農村住房跨集體轉讓後，產生繼受與宅基地限額內轉讓的面積相當的、沒有固定期限限制且無須向集體繳納使用費之宅基地使用權的資格權，同時宅基地使用權根據“房地一體”整體讓渡，並經重構更新為使用權。資格權主要限於農村住房跨集體轉讓這一特定原因催生的宅基地使用權的受讓權、優先受讓權、接受贈與權和繼承權，甚至包括公租房等安置的申請權；資格權不同於宅基地分配請求權，但兩者同屬成員權的子權利。資格權與使用權的主體分別為本集體成員和一定範圍內的非本集體成員。使用權經主體界定、期限限制、費用繳納、權能充實、物權登記等系統構造後，類似於國有住宅建設用地使用權，是不動產用益物權，而非宅基地使用權上新設權利用益物權。 Based on the analysis of the Yiwu regulations, the essence of the separation of three right of the homestead is that after the collective members have transferred rural housing across the collective, the right to use the homestead following the transfer within the limits of the homestead, which is equivalent to the area, has no fixed term limit, and does not have to pay the user fee to the collective. At the same time, the right to use the homestead is transferred as a whole according to the integration of housing and land. The reconfiguration is updated to the right of use. Qualification right is mainly limited to the transfer right, priority transfer right, grant right and inheritance right of the right to use the homestead, even the right to apply for resettlement such as public rental housing, which is caused by the specific reason of cross-collective transfer of rural housing. Qualification right is different from homestead allocation claim right, but both belong to subrights of membership right. The subjects of the right of qualification and the right of use are members of the collective and non-members of the collective within a certain range. The right to use is similar to the right to use the construction land of state-owned residential buildings after the system structure of subject definition,time limit, fee payment, power enrichment and real right registration. It is the usufructuary right of real estate, not the new usufructuary right of the right to use residential land.