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房地产作为物的一种,从自然属性或者物理属性而言,房屋是不能离开土地而单独存在的,即所谓“房依地建、地为房载”。如果从法律属性来探究房屋与土地的关系,房屋能否于土地之外而单独存在,能否成为与土地并列的一种物,该问题不仅涉及土地与房屋(或地上物、建筑物)的关系,更决定了法律对两者为交易行为的制度设计和立法的价值取向,故有必要对此进行深入的研究。一、结合主义还是分别主义:房地关系的探究(一)两种模式:结合主义与分别主义1.结合主义奴隶制社会商品经济比较发达时期制定的罗马法对土地与建筑物的关系确立的处理原则是,“一切建筑物从属于土地。”这一原则即土地和建筑物在法律上不可分离的原则,被称为房与地“一元主义”或“结合主义”的立法模式,该模式的基本特征是:土地与其上的建筑物为一个不动产,建筑物是土地的组成部
Real estate as a kind of thing, from the nature of the property or physical attributes, the house can not leave the land and exist alone, the so-called “Housing according to the ground built for the room ”. If the relationship between houses and land is explored from the legal attributes, can the houses exist alone outside the land and become a kind of parallel to the land, not only concerning the relationship between the land and the houses (or the ground objects and buildings) Relationship, but also determines the legal system of the two for the transaction behavior design and value orientation of legislation, it is necessary to conduct an in-depth study. First, the combination of doctrine or individualism: the relationship between premises (A) of the two models: combinationism and individualism 1. The combination of slavery Social commodity economy developed period of the Roman law on the relationship between land and buildings established The principle of treatment is that “all buildings are subordinate to land.” The principle that land and buildings are legally inseparable is called “monopolyism” or “combiningism” Of the legislative model, the model is characterized by: the land and the buildings on it as a real estate, buildings are part of the land