《物权法》外文翻译资料

《物权法》

原文作者Ralph E．Boyer，Herbert Hovenkamp，Sheldon F．Kurtz

单位West Publishing Co．

摘要：终生地产权经常是针对土地的处分，但也会发生在对房屋的处分上。基于法律的规定或当事人的约定而产生，特定人于其生存期间内对特定财产享有所有权，但该特定人一旦死亡或当事人所约定的条件出现，该所有权即行终止。基于法律对于终生地产权制度的规定，美国有经验的律师有时会为年老的所有权人起草一份转让房屋所有权给其子女但保留其对房产终生地产权的契约。这一保留保证了让与人余生有房可住，避免了让与人继续居住的状态会受到其子女的制约。

关键词：土地私有制； 终生地产权制度； 居住权； 房屋所有权

美国国土面积中私人所有的土地占58% ，主要分布在东部。联邦政府所有的土地占32%，主要分布在西部州及地方政府所有的土地占10%。土地以私有制为主，国有土地只占其中一小部分。法律保护私有土地所有权不受侵犯，各种所有制形式之间的土地可以自由买卖和出租，价格由市场供求关系决定。在土地私有制的制度背景下，法律为土地产权设定终生的所有期限，即终生地产权。

终生地产权制度是指，基于法律的规定或当事人的约定而产生，特定人于其生存期间内对特定财产（一般为不动产）享有所有权，但该特定人一旦死亡或当事人所约定的条件出现，该所有权即行终止的法律制度。“终生地产权”的让与方式为“给某人终生”，该地产存续时间仅以A的生命为限。“终生地产权”的存续时间也可以他人生命作为标准，如A可以把地产转让给B，B因此拥有以A的生命而不是B的生命为存续期间的地产权。终生地产权人可以转让其地产，也可以出卖、抵押或出租他的利益，只要创设该地产时没有限制性条件。但是所有这些处分均不得超过他本身所享有的期限。基于该规定，美国有经验的律师有时会为年老的所有权人起草一份转让房屋所有权给其子女但保留其对房产终生地产权的契约。这一保留保证了让与人余生有房可住，避免了让与人继续居住的状态会受到其子女的制约。

外文文献出处： Ralph E．Boyer，Herbert Hovenkamp，Sheldon F．Kurtz：The Law of Property，Ed．4，West Publishing Co．，P．9l一93．

附外文文献原文

Privately-owned land accounts for 58% of the US territory, mainly in the east. 32% of the land is owned by the federal government, and 10% is mainly distributed in western states and local governments. Land is dominated by private ownership, and state-owned land accounts for only a small part of it. The law protects the ownership of private land from infringement. Land between various forms of ownership can be freely bought and sold and leased, and the price is determined by market supply and demand. In the context of the system of private land ownership, the law sets all the lifetimes of land property rights, that is, land property rights for life.

A lifetime property right system refers to a property that is created based on the provisions of the law or the agreement of the parties. A specific person has ownership of certain property (real property) during his lifetime, but once the specific person dies or the conditions agreed by the parties appear, the ownership terminates. 'To A for life' is the transfer method of 'lifelong land property right', and the real estate lasts only for the life of A. The lifetime of 'lifetime land property rights' can also be used as the standard of other peoples lives. For example, A can transfer the real estate to B, and B therefore owns the land property rights that use As life instead of Bs ​​life. The lifelong property owner can transfer his real estate, or sell, mortgage or lease his interests, as long as there are no restrictions on the creation of the real estate. But all of these sanctions must not exceed the period of his own enjoyment. Based on this rule, experienced lawyers in the United States sometimes draft a contract for the elderly owner to transfer ownership of the house to their children but retain their ownership of the property for life. This reservation guarantees that the grantor will have a room to live in for the rest of his life, and avoids that the grantors continued residence will be restricted by his children.

《德国物权法》

原文作者Baur，Sturner 单位Law press

摘要：德国物权法承认建筑物的承租人对住居享有具有物权性质的长期居住权。该项权利以物权的合意以及在不动产登记簿上登记来设定，从而具有物权的优先效力。长期居住权的设定期间由双方约定，也可不定期限。该项权利可以让与或继承，也可以此为标的设定用益权，还可将权利标的场所供人使用借贷或租赁。继续居住权让与时，受让人须继受使用借贷或租赁上的权利义务以及对土地所有人的义务。该项限定物权的出现，体现了近现代民法中租赁权物权化的趋向，以及传统居住权对人役权性质的突破。

关键词：长期居住权； 人役权； 用益性； 租赁权

作为限制人役权的民法典中的居住权，既不得予以继承，也不得予以转让（民法典第1092条第1款）；即使是使用出租，也仅在得到所有权人之同意时，才有可能（民法典第1092条第1款第2句）。在终老财产范围内，这种时间上以及人身上的限制，当然完全有其意义。但在居住权某种程度上体现为投资建筑资金之对待给付时(建筑造价补贴)，应另当别论。此时居住权之不得转让性与不得使用出租性，为一项不合理的缺陷。

由于上述原因，《住宅所有权法》(第31—42条)，就创设了所谓的长期居住权。该权利在非住宅用房中，被称为长期使用权(《住宅所有权法》第31条第2款)。与《德国民法典》中的居住权一样，长期居住权也是以住宅为标的的一项物权性使用权；而其区别在于，长期居住权可得让与与继承，且长期居住权人有权进行任何合理的用益，尤其是有权使用出租与用益出租(《住宅所有权法》第31条第1款第1句:“..或者以其他方式进行使用..')。

(一)不受限制的可转让性

我们已谈过，《住宅所有权法》第31—42条所创造的长期居住权制度，与《德国民法典》上居住权的主要区别点，在于前者不需所有权人之同意，即可转让继承，并可通过使用租赁或用益租赁而予以用益。

(二)使用规则与回复让与

使用之具体规则在民法典之居住权中，乃参照用益权法而予以规范，完全由当事人间具有物权效力之约定来规定，且该约定之达成，得通过土地登记局而间接地予以强制。长期居住权也可能由数权利人按份共有(民法典第741条以下) ，此时各权利人之使用，在时间上的先后关系，依据其内部规则而定(民法典第745条、第746条) ，该内部规则是否具有土地登记薄之登记能力，至今仍有争议。

为担保所有权人对长期居住权之影响，此时一如同在住宅所有权之中一所有权人享有两种权利，即所有权人保留对让与长期居住权的同意权(《住宅所有权法》第35条)，以及保留在长期居住权人未合理使用住房时，对长期居住权的回复让与请求权(《住宅所有权法》第36条)。

由此可看到一个有趣的现象，即在所有源于社会权衡思想而产生之新的法律形式(地上权、住宅所有权、长期居住权)中，一旦权利人未正确合理地行使其权利，就存在丧失其权利之可能。恰恰在这一点上，人们可以称其为“所有权负有义务”思想在私法上的构造。

(三)权利继受

应注意者，为《住宅所有权法》第38条之规定。依据该条，在让与长期居住权或者土地时，即使原法律关系中不含有物权性效力之约定，也发生与民法典第571条之规范思想相呼应的权利继受效力。举例来说，若长期居住权人负有每月支付200马兑报关的义务，则该债权性约定，对最初缔约人之各权利继受人，亦具有约束力。

(四)消灭

长期居住权，因所约定期限之届满，或因被废止(民法典第875条)而消灭。反之，长期居住权不因民法典之居住权规定的权利人之死亡而消灭，也与使用租赁不同，不通过终止表示使其消灭。此外，法律对其也未规定有所谓的特别终止权，但特别终止之效果，可通过约定的回复让与请求权而达到(《住宅所有权法》第36条)。

外文文献出处：Baur／Sturner，Sachenrecht，C．H．Beck，Aufl．17，1999，S．342．

附外文文献原文

The right to reside in the Civil Code, which restricts the right to service, can neither be inherited nor transferred (Article 1092, Paragraph 1 of the Civil Code); even if the lease is used, it is only available with the consent of the owner Maybe (Article 1092, Paragraph 2 of the Civil Code). Within the scope of the old property, such time and personal restrictions are of course completely meaningful. However, to a certain extent, the right of residence is reflected in the treatment and payment of investment in construction funds (construction cost subsidies). At this time, the non-transferability and non-use of the right of residence is an unreasonable defect.

For these reasons, the Residential Ownership Act (Articles 31-42) created the so-called long-term residency. This right is called long-term use right in non-residential houses (Article 31, paragraph 2 of the Residential Ownership Act). Like the right of residence in the German Civil Code, the right of long-

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《物权法》

原文作者Ralph E．Boyer，Herbert Hovenkamp，Sheldon F．Kurtz

单位West Publishing Co．

外文文献出处： Ralph E．Boyer，Herbert Hovenkamp，Sheldon F．Kurtz：The Law of Property，Ed．4，West Publishing Co．，P．9l一93．

附外文文献原文

Privately-owned land accounts for 58% of the US territory, mainly in the east. 32% of the land is owned by the federal government, and 10% is mainly distributed in western states and local governments. Land is dominated by private ownership, and state-owned land accounts for only a small part of it. The law protects the ownership of private land from infringement. Land between various forms of ownership can be freely bought and sold and leased, and the price is determined by market supply and demand. In the context of the system of private land ownership, the law sets all the lifetimes of land property rights, that is, land property rights for life.

A lifetime property right system refers to a property that is created based on the provisions of the law or the agreement of the parties. A specific person has ownership of certain property (real property) during his lifetime, but once the specific person dies or the conditions agreed by the parties appear, the ownership terminates. 'To A for life' is the transfer method of 'lifelong land property right', and the real estate lasts only for the life of A. The lifetime of 'lifetime land property rights' can also be used as the standard of other peoples lives. For example, A can transfer the real estate to B, and B therefore owns the land property rights that use As life instead of Bs ​​life. The lifelong property owner can transfer his real estate, or sell, mortgage or lease his interests, as long as there are no restrictions on the creation of the real estate. But all of these sanctions must not exceed the period of his own enjoyment. Based on this rule, experienced lawyers in the United States sometimes draft a contract for the elderly owner to transfer ownership of the house to their children but retain their ownership of the property for life. This reservation guarantees that the grantor will have a room to live in for the rest of his life, and avoids that the grantors continued residence will be restricted by his children.

《德国物权法》

原文作者Baur，Sturner 单位Law press

外文文献出处：Baur／Sturner，Sachenrecht，C．H．Beck，Aufl．17，1999，S．342．

附外文文献原文

The right to reside in the Civil Code, which restricts the right to service, can neither be inherited nor transferred (Article 1092, Paragraph 1 of the Civil Code); even if the lease is used, it is only available with the consent of the owner Maybe (Article 1092, Paragraph 2 of the Civil Code). Within the scope of the old property, such time and personal restrictions are of course completely meaningful. However, to a certain extent, the right of residence is reflected in the treatment and payment of investment in construction funds (construction cost subsidies). At this time, the non-transferability and non-use of the right of residence is an unreasonable defect.

For these reasons, the Residential Ownership Act (Articles 31-42) created the so-called long-term residency. This right is called long-term use right in non-residential houses (Article 31, paragraph 2 of the Residential Ownership Act). Like the right of residence in the German Civil Code, the right of long-term residence is a property right that uses the house as the subject; the difference is that the right of long-term residence can be transferred and inherited, and the person of the right of long-term residence has The right to use any reasonable benefit, especially the right to use the lease and the benefit lease (Article 31, paragraph 1 of the Residential Ownership Law: '.. or otherwise use ...').

(1) Unrestricted transferability

We have already talked about the main difference between the long-term residency system created by Articles 31-42 of the Residential Ownership Law and the German residency, which is that the former can be transferred without the consent of the owner , And can be used to benefit from the use of leases or benefit leases.

(2) Transfer using rules and responses

The specific rules of use are regulated in the residence rights of the Civil Code by referring to the usufruct law, which is completely stipulated by the agreement between the parties that has the effect of real rights, and the agreement can be enforced indirectly through the Land Registry. The right of long-term residence may also be shared by several right holders (less than Article 741 of the Civil Code). At this time, the use of the right holders and the temporal relationship are based on their internal rules (Article 745, Article 746 of the Civil Code) Article), whether the internal rules have the ability to register the land register is still controversial.

In order to guarantee the owners influence on long-term residence, at this time, as in residential ownership, an owner enjoys two rights, that is, the owner retains the right to consent to the transfer of long-term residence (Article 35 of the Residential Ownership Law) ), And reserve the right to request a transfer of the right of long-term residence when the person does not use the housing reasonably (Article 36 of the Residential Ownership Act).

From this we can see an interesting phenomenon, that in all new legal forms (right above ground, home ownership, long-term residency) that arise from the idea of ​​social trade-offs, once the right holder fails to exercise his right properly and reasonably, There is a possibility of losing their rights. It is precisely at this point that one can call it the construction of the idea of ​​'responsibility for ownership' in private law.

(3) Succession of rights

It should be

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