以多數決出賣共有不動產時他共有人之先買權——以該先買權的有無與標的為中心

Right of First Refusal When the Majority of the Co-owner Sell the Real Estate

"先買權的制度運作是實務上的重要問題，不過，既有相關學說研究仍有不足。例如“部分共有人以多數決出賣不動產時，他共有人之先買權”的議題，即有許多爭議待釐清，且臺灣地區“內政部”目前研商的“土地法”部分條文修正草案中，該先買權規定是修正的重點之一。本文先釐清“土地法”第34條之1第1項及第4項的規範意旨，再依序探討部分共有人以多數決出賣不動產時，他共有人之先買權賦予的理由及標的。本文著重於不動產的有效利用與相關當事人的利益衡量、成本效益分析，就既有的學說、實務見解及修正草案予以回應，並提出解釋論與立法論上的建議。本文以為，部分共有人以多數決出賣共有不動產時，他共有人有先買權，其先買權的標的為同意出賣之共有人的應有部分；在部分共有人以客觀上顯不相當對價而多數決出賣不動產的情形，如他共有人死亡，繼承人有無不明，則他共有人的遺產管理人得主張先買權。The system of the right of first refusal is an important issue in practice. However, the existing studies are insufficient. For example, there are controversies regarding ‘a right of first refusal when the majority of the co-owners sell the real estate’. First of all, this study clarifies the purposes of the first and the forth paragraphs of Article 34-1 of the ‘Land Act’. This study then explores the reason and the object of the right of first refusal in turn when the majority of the co-owners sell the real estate. This study emphasizes effective utilization of the real estate and the interests of the concerned parties and stresses on the cost-benefit analysis. This study discusses the existing doctrine, practice, and the draft amendment and makes some propositions in explanation and legislation. This study holds that there is a right of first refusal when the majority of the co-owners sell the real estate and the objects are the shares of the co-owners who agree to sell. When the majority of the co-owners sell the real estate for improper value obviously and the other co-owners were died, the manager for the other co-owner’s property may claim a right of first refusal if it is not clear whether or not there is an heir."