近年来,小产权房买卖合同效力问题也成了征收拆迁过程中的一大难题,房屋出卖和房屋买受双方往往就房屋所有权人(即被拆迁人)的安置补偿资格争执不下。以农村宅基地买卖为例,一旦售出房屋遇到拆迁,出卖人十有八九想“分一杯羹”,小产权房买卖在我国现行法律的规定下,其主张买卖合同无效是完全OK的。以下,北京正山律师主要就司法实践中小产权房买卖合同效力问题的几种情形,及法院对确认无效的买卖合同的处理规则进行归纳总结,帮助大家防范风险,提高维权能力。(1)《宪法》第10条规定:城市的土地属于国家所有。农村和城市郊区的土地,除由法律规定属于国家所有的以外,属于集体所有宅基地和自留地、自留山,也属于集体所有。任何组织或者个人不得侵占、买卖或者以其他形式非法转让土地。(2)国务院办公厅《关于加强土地转让管理严禁炒卖土地的通知》(国办发(1999)39号)第二条规定:加强对农民集体土地的转让管理,严禁非法占用农民集体土地进行房地产开发;农民集体土地使用权不得出让、转让或出租用于非农业建设;农民的住宅不得向城市居民出售,也不得批准城市居民占用农民集体土地建住宅,有关部门不得为违法建造和购买的住宅发放土地使用证和房产证。(3)国务院办公厅《关于严格执行有关农村集体建设用地法律和政策的通知》(国办发(2007)71号)规定,农村住宅用地只能分配给本村村民,城镇居民不得到农村购买宅基地、农民住宅或“小产权房”。原告钟某系崇义县城XX镇XX村XX角村民小组(现更改为崇义县XX镇XX新村)村民,被告殷某为崇义县XX乡XX村XX组村民。2010年2月14日,原告与被告双方签订一份《房屋买卖协议》,约定原告将坐落在崇义县XX镇XX新村XX号小公路边新建的砖混结构第三层房屋及柴棚间卖给被告「正山说法」以农村宅基地为例小产权房买卖合同效力如何?深圳龙华观澜村委小产权房,新鑫家园,马路第一排,每户都有装修(欧式),户户带阳台!采光佳!,因该《协议》约定由原告负责办理国有土地所有权房产证,国有土地使用权证等,被告因未取得二证所以未把购房余款付清给原告。被告所购房经装修整理后已居住至今。后双方发生争议,诉至法院。(一审法院)农村集体土地宅基地使用权是农村集体经济组织成员享有的权利,与享有者特定身份相联系,非本集体经济组织成员无权取得或变相取得。原、被告之间所签订的《房屋买卖协议》的买卖标的物不仅是房屋,其中还包括相应的集体土地宅基地的使用权。原、被告所签订的《房屋买卖协议》违反我国有关法律、法规强制性规定,应认定为无效协议。(二审法院)宅基地使用权的主体是农村特定集体经济组织的农村居民。上诉人殷某的户籍虽属农村户口,但其是崇义县XX乡XX村XX组的村民,并非崇义县XX镇XX新村的集体经济组织成员,其不具有使用XX镇XX新村宅基地的资格,而双方所签房屋买卖协议是一种集体土地上房屋买卖,该房屋买卖行为也未取得XX镇XX新村的同意,故上诉人殷某与被上诉人钟某签订的房屋买卖协议无效。2002年,南昌经济技术开发区区工委、管委会决定对下罗村XX自然村实施拆迁。原告汪某的自建农房属于拆迁范围。2002年1月16日,下罗村委会与汪某签订一份《下罗XX自然村农房拆迁补偿协议》,该《协议》对拆迁补偿事宜进行了约定。原告汪某获得下罗村委会拆迁安置房一套,即下罗新村X区XX号。2005年7月1日,原告汪某(作为甲方)与被告黄某(作为乙方,为城镇居民)签订了一份《协议书》,约定由乙方认购甲方所有的位于下罗新村X区XX号拆迁安置房一套。后原告诉至法院要求被告返还上述小产权房。(一审法院)农村的土地,除由法律规定属于国家所有的以外,属于农民集体所有。本案诉争的拆迁安置房附着的土地属于农村集体土地,根据《国务院办公厅关于严格执行有关农村集体建设用地法律和政策的通知》关于“农村住宅用地只能分配给本村村民,城镇居民不得到农村购买宅基地、农民住宅或小产权房”的规定,宅基地、农民住宅或小产权房仅能在农村同一集体经济组织内部成员之间进行流转,城镇居民到农村购买农民住宅的行为是不受法律保护的,该买卖行为一般是无效的。(二审法院)汪某与黄某签订的《房屋认购协议书》因违反了《国务院办公厅关于严格执行有关农村集体建设用地法律和政策的通知》关于“农村住宅用地只能分配给本村村民,城镇居民不得到农村购买宅基地、农民住宅或小产权房”的规定而无效。城镇居民在签订小产权房买卖合同后取得了该集体组织户口并经相关部门批准,该房屋买卖合同一般认定有效。(1)《中华人民共和国合同法》第五十八条规定:合同无效或者被撤销后,因该合同取得的财产,应当予以返还;不能返还或者没有必要返还的,应当折价补偿。有过错的一方应当赔偿对方因此所受到的损失,双方都有过错的,应当各自承担相应的责任。(2)2006年9月14日,北京市高级人民法院下发了《关于农村私有房屋买卖合同的效力认定及案件的处理原则问题》,明确在合同无效的原因方面,出卖人负有主要责任,买受人负有次要责任;在合同无效的处理上,补偿所获利益,以及买受人因房屋现值和原买卖价格的差异造成损失两方面因素,平衡买卖双方的利益,避免认定合同无效给当事人造成利益失衡。(3)海南省高级人民法院于2011年下发的《关于办理商品房买卖合同纠纷案件的指导意见》中规定:城镇居民就农村集体土地上修建的小产权房与他人所签订的买卖合同无效,由此而造成的损失由双方按过错责任大小分担。(4)山东省高级人民法院于2011年11月30日下发的《全省民事审判工作会议纪要》中亦明确:对于因买卖在集体所有的土地上开发的小产权房而引发的纠纷案件,要严格贯彻国家的公共政策和诚信交易秩序,依法确认小产权房买卖合同无效,并通过出卖人承担缔约过失责任等方式避免当事人之间利益关系失衡。我国法律明文规定,农村住宅只能分配给本集体经济组织成员,且所有权归集体,村民仅享有使用权。这就意味着,宅基地的流转也仅限于同村村民之间,而不可入市自由买卖。那么,对于想在农村购买住宅的城镇居民来说,一定要谨慎考虑。而对于那些已经交易完毕,面临或即将面临拆迁安置补偿纠纷的买受人来说,一定要及时、全面地了解相关政策,听取专业律师对法律法规的解读,尽早地保障自己的拆迁利益,而不至于人家都签了协议拿到钱了,您这儿连有没有权利签字都还不知道。\u4fe1\u6cd5\u4e28\u5b66\u6cd5\u4e28\u77e5\u6cd5\u4e28\u7528\u6cd5\uff0c\u5173\u6ce8\u6211\u4eec\uff0c\u5b9e\u65f6\u83b7\u53d6\u62c6\u8fc1\u6cd5\u5f8b\u77e5\u8bc6\u3002\u5c0f\u4ea7\u6743\u623f\u4e70\u5356\u5408\u540c\u6548\u529b\u95ee\u9898\uff084\uff09\u5c71\u4e1c\u7701\u9ad8\u7ea7\u4eba\u6c11\u6cd5\u9662\u4e8e2011\u5e7411\u670830\u65e5\u4e0b\u53d1\u7684\u300a\u5168\u7701\u6c11\u4e8b\u5ba1\u5224\u5de5\u4f5c\u4f1a\u8bae\u7eaa\u8981\u300b\u4e2d\u4ea6\u660e\u786e\uff1a\u5bf9\u4e8e\u56e0\u4e70\u5356\u5728\u96c6\u4f53\u6240\u6709\u7684\u571f\u5730\u4e0a\u5f00\u53d1\u7684\u5c0f\u4ea7\u6743\u623f\u800c\u5f15\u53d1\u7684\u7ea0\u7eb7\u6848\u4ef6\uff0c\u8981\u4e25\u683c\u8d2f\u5f7b\u56fd\u5bb6\u7684\u516c\u5171\u653f\u7b56\u548c\u8bda\u4fe1\u4ea4\u6613\u79e9\u5e8f\uff0c\u4f9d\u6cd5\u786e\u8ba4\u5c0f\u4ea7\u6743\u623f\u4e70\u5356\u5408\u540c\u65e0\u6548\uff0c\u5e76\u901a\u8fc7\u51fa\u5356\u4eba\u627f\u62c5\u7f14\u7ea6\u8fc7\u5931\u8d23\u4efb\u7b49\u65b9\u5f0f\u907f\u514d\u5f53\u4e8b\u4eba\u4e4b\u95f4\u5229\u76ca\u5173\u7cfb\u5931\u8861\u3002\u6211\u56fd\u6cd5\u5f8b\u660e\u6587\u89c4\u5b9a\uff0c\u519c\u6751\u4f4f\u5b85\u53ea\u80fd\u5206\u914d\u7ed9\u672c\u96c6\u4f53\u7ecf\u6d4e\u7ec4\u7ec7\u6210\u5458\uff0c\u4e14\u6240\u6709\u6743\u5f52\u96c6\u4f53\uff0c\u6751\u6c11\u4ec5\u4eab\u6709\u4f7f\u7528\u6743\u3002\u8fd9\u5c31\u610f\u5473\u7740\uff0c\u5b85\u57fa\u5730\u7684\u6d41\u8f6c\u4e5f\u4ec5\u9650\u4e8e\u540c\u6751\u6751\u6c11\u4e4b\u95f4\uff0c\u800c\u4e0d\u53ef\u5165\u5e02\u81ea\u7531\u4e70\u5356\u3002\u90a3\u4e48\uff0c\u5bf9\u4e8e\u60f3\u5728\u519c\u6751\u8d2d\u4e70\u4f4f\u5b85\u7684\u57ce\u9547\u5c45\u6c11\u6765\u8bf4\uff0c\u4e00\u5b9a\u8981\u8c28\u614e\u8003\u8651\u3002\u800c\u5bf9\u4e8e\u90a3\u4e9b\u5df2\u7ecf\u4ea4\u6613\u5b8c\u6bd5\uff0c\u9762\u4e34\u6216\u5373\u5c06\u9762\u4e34\u62c6\u8fc1\u5b89\u7f6e\u8865\u507f\u7ea0\u7eb7\u7684\u4e70\u53d7\u4eba\u6765\u8bf4\uff0c\u4e00\u5b9a\u8981\u53ca\u65f6\u3001\u5168\u9762\u5730\u4e86\u89e3\u76f8\u5173\u653f\u7b56\uff0c\u542c\u53d6\u4e13\u4e1a\u5f8b\u5e08\u5bf9\u6cd5\u5f8b\u6cd5\u89c4\u7684\u89e3\u8bfb\uff0c\u5c3d\u65e9\u5730\u4fdd\u969c\u81ea\u5df1\u7684\u62c6\u8fc1\u5229\u76ca\uff0c\u800c\u4e0d\u81f3\u4e8e\u4eba\u5bb6\u90fd\u7b7e\u4e86\u534f\u8bae\u62ff\u5230\u94b1\u4e86\uff0c\u60a8\u8fd9\u513f\u8fde\u6709\u6ca1\u6709\u6743\u5229\u7b7e\u5b57\u90fd\u8fd8\u4e0d\u77e5\u9053\u3002).attr(t).hide()return 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e=u[0].contentWindow,n=e.document,s=r.store=n.createElement(input)setTimeout(function(){s.addBehavior(#default#userData),n.body.appendChild(s),s.load(r.storeName),t.each(i.data,function(e,t){s.setAttribute(e,t)}),s.save(r.storeName)},30)}var a=setTimeout(function(){u.remove()},2e4)})}},set:function(e,t){this.object?this.object.set(e,t):(this.store.load(this.storeName),this.store.setAttribute(e,t),this.store.save(this.storeName))},get:function(e,t){if(this.object)return this.object.get(e,t)this.store.load(this.storeName)var n=this.store.getAttribute(e)return null!==n?n:t},remove:function(e){this.object?this.object.remove(e):this.store.removeAttribute(e)}},a={init:function(){this.data=this.data{}},set:function(e,t){this.data[e]=t},get:function(e,t){var n=this.data[e]return void 0!==n?n:t},remove:function(e){delete this.data[e]}},f=navigator.userAgent.toLowerCase(),l=f.match(/msie ([\d.]+)/),c=ll[1],h=6==c7==ce.utils.storage=function(e){var tswitch(e){default:caselocal:try{t=window.localStorage?r:h?u:a}catch(e){t=a}breakcasesession:try{t=window.sessionStorage?i:a}catch(e){t=a}breakcasecookie:t=o()?s:abreakcasepage:t=a}return t.initt.init(),t},h&u.init()}(QHPass),function(e){use strict;var t=e.$,n=立即登录,r=e.ERROR={REALNAME_EMPTY:{errno:204,errmsg:请输入您的真实姓名},REALNAME_INVALID:{errno:227,errmsg:请确认您输入的真实姓名是否有误},ACCOUNT_EMPTY:{errno:1030,errmsg:请输入360帐号},ACCOUNT_INVALID:{errno:1035,errmsg:请确认您的帐号输入是否有误},ACCOUNT_DUPLICATE:{errno:1037,errmsg:该帐号已经注册,+n},USERNAME_DUPLICATE:{errno:213,errmsg:用户名已经被使用,+n},USERNAME_EMPTY:{errno:215,errmsg:请输入用户名},USERNAME_INAPPROPRIATE:{errno:225,ermsg:用户名包含不适当内容},USERNAME_INVALID:{errno:199,errmsg:用户名应为2-14个字符,支持中英文、数字或_},USERNAME_NUMBER:{errno:200,errmsg:用户名不能全为数字},NICKNAME_EMPTY:{errno:205,errmsg:请输入昵称},NICKNAME_DUPLICATE:{errno:260,errmsg:昵称已经被使用},NICKNAME_INAPPROPRIATE:{errno:226,errmsg:昵称包含不适当内容},NICKNAME_NUMBER:{errno:262,errmsg:昵称不能全部是数字},NICKNAME_INVALID:{errno:15e3,errmsg:昵称应为2-14个字符,支持中英文、数字、_或.},EMAIL_EMPTY:{errno:203,errmsg:请输入邮箱},EMAIL_INVALID:{errno:1532,errmsg:邮箱格式有误},EMAIL_NOT_ACTIVATED:{errno:2e4},MOBILE_EMPTY:{errno:1107,errmsg:请输入手机号},MOBILE_INVALID:{errno:1100,errmsg:手机号格式有误},MOBILE_DUPLICATE:{errno:1106,errmsg:该手机号已经注册,+n},CAPTCHA_INVALID:{errno:78e3,errmsg:验证码错误请重新输入},CAPTCHA_INVALID_OLD:{errno:1670,errmsg:验证码错误请重新输入},CAPTCHA_EMPTY:{errno:78002,errmsg:请输入验证码},CAPTCHA_APPID_INVALID:{errno:1300,errmsg:验证码格式有误},SMS_TOKEN_EMPTY:{errno:1350,errmsg:请输入校验码},SMS_TOKEN_INCORRECT:{errno:1351,errmsg:校验码输入有误},PASSWORD_EMPTY:{errno:211,errmsg:请输入密码},PASSWORD_INVALID:{errno:1065,errmsg:密码长度应为6-20个字符},PASSWORD_LEVEL_LOW:{errno:54999,errmsg:密码安全级别过低},PASSWORD_WEAK:{errno:54999,errmsg:密码弱,有风险,请重新输入},PASSWORD_ORDERED:{errno:54999,errmsg:密码不能为连续字符},PASSWORD_CHAR_REPEAT:{errno:54999,errmsg:密码不能全为相同字符},PASSWORD_WRONG:{errno:220,errmsg:登录密码错误,请重新输入},PASSWORD_NOT_MATCH:{errno:1091,errmsg:两次密码输入不一致},PASSWORD_FULL_SHARP:{errno:54e3,errmsg:密码不能包含中文字符,请重新设置},IDENTIFY_EXPIRE:{errno:153e3},NOT_SIGNED_IN:{errno:1501,errmsg:用户未登陆},UNKNOWN_ERROR:{errno:999999,errmsg:未知错误},SUCCESS:{errno:0,errmsg:操作成功},TIME_OUT:{errno:1,errmsg:网络超时}},i=e.utils=e.utils{},s={1105:该手机号未注册360帐号,1402:手机号当天发送短信次数超限,201:该邮箱已经注册,+n,3e4:该手机号已经注册,小产权房能买吗请直接用手机号登录,30007:该手机号已经注册,请直接用手机号登录,65002:该帐号未开启短信登录功能,立即开启,65001:该帐号只能通过短信登录,关闭此功能,221:帐号被封禁,点此联系客服,78001:提交过于频。

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