浅论建筑物区分所有权的客体
王海宏
所谓建筑物区分所有权，系指根据使用功能，将一栋建筑物于结构上区分为由各个所有人独自使用的专用部分和由多个所有人共同使用的共用部分，每一所有人享有的对其专有部分的专有权与对共用部分的共有权的结合。所谓建筑物区分所有权的客体也已经指区分所有权的标的，因此区分所有权客体也包括两个方面：即单独所有部分和共有部分。单独所有部分主要是指通过一定方式而对建筑物加以区分，由此所分割了的兼具建筑构造上的独立性和使用上独立性的部分房屋。共有部分包括共有和部分及附属物、共同设施等，它们者是区分所有权的客体。
由于在区分所有情况下，只能以共有和专有部分作为所有权客体百不能以整个建筑物作为所有权客体，所以在登记过程中，如果各个所有人已就各专有部分进行了登记，那么就不能再将整个建筑物登记为这些人共有。目前由于我国有关房屋登记制度并未对建筑物区分所有的登记作出规定，因此在实践中重复登记现象十分严重。这样就必然会产生锉刀所有等同于共有的误解，从而不利于明确产权归属，解决产权纠纷。
在区分所有情况下，单独部分经分割以后成为区分所有权的客体，必须要具备如下几个条件：
第一，必须具有构造上的独立性。构造上的独立性又称为“物理上的独立性”，各个部分在建筑物的构造上可以被区分开，可与建筑物其他部分完全隔离，也只有这样才能客观地划分不 部分并为各个所有人独立支配。如一排房屋以墙壁间隔成户。在法律要求构成上的独立性挑三拣四大于，一方面，由于区分所有是要将建筑物仇家为不同部分分而为不同所有者单独所有，因此单独所有权的翻车鱼配权效力所及的客体范围必须明确，要明确划分范围就必须以墙壁、楼地板、大门等作间隔和区分标志。另一方面，只有在客体范围十分明确的情况下，才能确定权利范围，同时准确地判断他人的行为是否构成对某一专有权的损害，如果各个权利的客体伏特计能区分开，也就很难判定某人的权利是否受到侵害。
第二，必须具有使用上的独立性，也就是说，建筑物被区分为各个部分以后，第一部分都可以被独立地使用或好玩儿独立的经济效用，不需借助其他部分辅助即可利用，如区分的部分可以用来住人，用作店铺、办公室、仓库、停车场等。假如区分为各个房间以后，该房间并无独立的出入门户，必须利用相信的出入单位门户才能出入，则该肩头并不具有使用上的独立性，从而不能成为区分所有的客体。
第三，通过登记予以公示并表现出法律上的独立性，构造上和使用的上独立性，乃是经济上的独立性，只有通过登记才能表现为法律上的独立，也就是说，通过登记使被分割的长期中个部分在法律上形成为各个所有权的客体。如果被分割的各个部分登记为各个主体所有，则建筑物作业为整体不能再作为一个独立物存在。应当指了的是，通过登记表现出一煌法律上独立性，是以构造上和使用上的独立性为基础的，如果构造上或使用上的独立性不复存在，则法律上的独立性也难以存在。例如原被区分所有的二部分同属于一人，间隔除去后，二部分合二为一，是各部分推动其构造上的独立性或使用上独立性，应解释为一个所有权。
北安市人民法院 王海宏
关于外商投资举办投资性公司的暂行规定(附英文)（已废止）
对外贸易经济合作部
关于外商投资举办投资性公司的暂行规定(附英文)
1995年4月4日，外经贸部
为了促进外国投资者来华投资，引进国外先进技术和管理经验，允许外国投资者根据中国有关外国投资的法律、法规及本规定，在中国设立投资性公司（以下简称投资公司）。
第一条 本规定中投资公司系指外国投资者在中国以独资或与中国投资者合资的形式设立的从事直接投资的公司。公司形式为有限责任公司。
第二条 申请设立投资公司应符合下列条件：
（一）1、外国投资者资信良好，拥有举办投资公司所必需的经济实力，申请前一年该投资者的资产总额不低于4亿美元，且该投资者在中国境内已设立了外商投资企业，其实际缴付的注册资本的出资额超过1000万美元，并有三个以上拟投资项目的项目建议书已获得批准，或者：
2、外国投资者资信良好，拥有举办投资公司所必需的经济实力，该投资者在中国境内已设立了10个以上从事生产或基础设施建设的外商投资企业，其实际缴付的注册资本的出资额超过3000万美元；
（二）以合资方式设立投资公司的，中国投资者应为资信良好，拥有举办投资公司所必需的经济实力，其资产总额不低于1亿元人民币；
（三）投资公司的注册资本不低于3000万美元。
第三条 申请设立投资公司，投资者应将下列文件经拟设立投资公司所在地的省、自治区、直辖市、计划单列市外经贸部门审核同意后，报对外贸易经济合作部（以下简称外经贸部）审查批准。
（一）设立合资的投资公司的项目建议书、投资各方签署的可行性研究报告、合同、章程；
设立独资的投资公司外国投资者签署的项目建议书、外资企业申请表、可行性研究报告、章程；
（二）投资各方的资信证明文件、注册登记证明文件（复印件）和法人代表证明文件（复印件）；
（三）外国投资者已投资企业的批准证书（复印件）、营业执照（复印件）和中国注册会计师出具的验资报告（复印件）；
（四）投资各方近三年的资产负债表；
（五）外经贸部要求的其他文件。
上述文件除已注明为复印件的，一律应为正式文件。
非法定代表人签署文件的，应出具法定代表人的委托授权书。
委托依法设立的中介机构代为办理申请手续的，应出具由投资者法定代表人签署的委托授权书。
第四条 外国投资者须以可自由兑换的货币作为投资公司注册资本的出资，中国投资者可以人民币出资。出资应在营业执照签发之日起两年内全部缴清。
第五条 投资公司经批准可以经营以下部分或全部业务：
（一）在国家鼓励和允许外商投资的工业、农业、基础设施、能源等领域进行投资；
（二）投资公司可受其所投资企业的书面委托（经董事会一致通过），向其提供下列服务：
1、协助或代理其所投资的企业从国内外采购该企业自用的机器设备、办公设备和生产所需的原材料、元器件、零部件和在国内外销售其所投资企业生产的产品，并提供售后服务；
2、在外汇管理部门的同意和监督下，在其所投资企业之间平衡外汇；
3、协助其所投资企业招聘人员并提供技术培训、市场开发及咨询；
4、协助其所投资企业寻求贷款及提供担保。
（三）投资公司为其投资者提供咨询服务。
第六条 本规定第五条第二款所述投资公司所投资企业系指：
（一）投资公司直接投资或与其他外国投资者和／或中国投资者共同投资，投资公司或与其他外国投资者的出资占所投资设立企业注册资本25％以上的企业；
（二）投资公司将其投资者或其关联公司及其他外国投资者在中国境内已投资设立的企业的股权部分或全部收购，而使投资公司以及其他外国投资者的出资额占该已设立企业注册资本25％以上的企业。
除经外经贸部特殊批准，投资公司只能为以上所述的其所投资设立的企业提供第五条第二款所规定的服务。
投资公司不能代替其投资者在中国从事贸易中介服务。
第七条 经中国人民银行批准，投资公司可向其所投资设立的企业提供财务支持。
第八条 根据投资公司拟设立的项目性质，按照国家有关外商投资企业经营期限的规定核定投资公司的期限。
第九条 投资公司投资设立企业，按外商投资企业的审批权限及审批程序另行报批。
第十条 投资公司投资设立企业，投资公司或与其他外国投资者的外汇投资比例不低于其所投资设立企业的注册资本的25％的，其所投资的企业享受外商投资企业待遇，发给外商投资企业批准证书和外商投资企业营业执照。
第十一条 符合本规定第二条第（一）款第1项所规定条件的外国投资者可以其全资拥有的子公司的名义出资设立投资公司。
第十二条 申请设立投资公司的投资者须向审批机关出具担保函，保证其所设立的投资公司在中国境内投资时的注册资本的出资和技术转让。
以全资拥有的子公司的名义设立投资公司的，其母公司须向审批机关出具担保函，保证其子公司按审批机关批准的条件完成对其所设立投资公司注册资本的出资并保证该投资公司在中国境内所投资时的注册资本的出资和技术转让。
第十三条 投资公司在中国境内的投资活动不受公司注册地点的限制。
第十四条 投资公司的税收按中国有关法律、法规办理。
第十五条 投资公司应切实履行项目投资计划，并将每一年度的投资情况于下一年度的前三个月内报外经贸部备案。
第十六条 投资公司与其投资设立的企业是彼此独立的法人或实体，其业务往来应按独立企业之间业务往来关系处理。
第十七条 投资公司与其投资设立的企业应遵守中国的法律、法规，不得采用任何手段逃避管理和纳税。
第十八条 台湾、香港和澳门地区的投资者在大陆投资举办投资公司的，准用本规定。
第十九条 本规定由对外贸易经济合作部负责解释。
第二十条 本规定自发布之日起施行。
Provisional Regulations of the Ministry of Foreign Trade and Eco-nomic Cooperation on the Establishment of Investment Companies by ForeignInvestors
(Promulgated on April 4, 1995)
Whole document
Provisional Regulations of the Ministry of Foreign Trade and Economic
Cooperation on the Establishment of Investment Companies by Foreign
Investors
(Promulgated on April 4, 1995)
In order to promote foreign investment in China and to introduce
foreign advanced technology and managerial expertise, foreign investors
are permitted to establish investment companies (hereinafter referred to
as "investment company") in China in accordance with the Chinese laws and
regulations governing foreign investment and these Regulations.
Article 1
For the purpose of these Regulations, the term "Investment Company"
means a company that is engaged in direct investment and established by
foreign investors in China in the form of either a wholly foreign owned
enterprise or an equity joint venture with Chinese investors. The
investment company shall take the form of a limited liability company.
Article 2
To apply for approval to establish an investment company, the
following conditions shall be fulfilled:
(1)
(a) the foreign investor having a good credit and the economic
strength necessary for the establishment of an investment company; the
total amount of the investor's assets during the year preceding the
application being no be less than US $ 400 million, and the investor
having already established foreign-invested enterprise (s) within the
territory of China; and the amount of the investor's actually paid-in
capital contribution to the registered capital thereof exceeding US $ 10
million. Furthermore, more than three project proposals of the investor's
intended investment projects have been approved; or
(b) the foreign investor having a good credit and the economic
strength necessary for the establishment of an investment company; the
investor have already established more than 10 foreign-invested
enterprises in the people's Republic of China which are engaged in
production or infrastructure construction, and the total amount of the
investor's actually paid-in capital contribution to the registered capital
thereof exceeding US $ 30 million.
(2) In case the investment company is to be established in the form of
an Chinese-foreign equity joint venture, the Chinese investor shall have
good creditability and the economic strength necessary for the
establishment of such company, and the total amount of the Chinese
investor's assets shall not be less than RMB100 million. and
(3)the registered capital of the investment company being not be less
than US $ 30 million.
Article 3
To apply for the establishment of an investment company, the investor
shall submit the following documents to the Ministry of Foreign Trade and
Economic Cooperation (hereinafter referred to as "MOFTEC") for examination
and approval after the examination and consent obtained from the foreign
trade and economic cooperation authorities of the related province,
autonomous region, municipalities directly under the Central Government or
the municipalities specifically listed in the State economic plan in which
the investment company is to be located:
(1) If an investment company is to be established in the form of an
equity joint venture: the project proposal for the establishment of the
investment company, and the feasibility study, contract and articles of
association signed jointly by the parties to the investment company; or
If an investment company is to be established in the form of a wholly
foreign-owned enterprise: the project proposal, the wholly foreign-owned
enterprise application form, the feasibility study and articles of
association signed by the foreign investor.
(2) the creditability certificate for each investing party, the
registration certificate (duplicate) and the legal representative
certificate (duplicate);
(3)the approval certificate (s) (duplicate) for the enterprise (s)
already invested by the foreign investor, the business license (s)
(duplicate) and the capital verification report (duplicate) issued by
certified public accountants registered in China;
(4)the balance sheet of each investing party for the previous 3 years;
and
(5)other documents as required by MOFTEC.
All of the aforesaid documents shall be in the original except those
specified as duplicate.
In case the documents are to be signed by a non-legal representative,
a power of attorney issued by the legal representative shall be submitted.
In case the investor entrusts a lawfully established intermediary for
the application formalities, a power of attorney signed by the legal
representative of the investor shall be submitted.
Article 4
The foreign investor shall make its capital contribution to the
registered capital of the investment company in a freely convertible
currency. The Chinese investor may make its capital contribution in
Renminbi. All the capital contribution shall be paid in full within 2
years after the date of issuance of the business license.
Article 5
An investment company, upon approval, may be engaged in part or all
of the following business:
(1)To invest in fields such as industry, agriculture, infrastructure,
energy, etc., to the extent that foreign investment is encouraged or
permitted by the State;
(2)With written entrustment by enterprises with its investment (with
the unanimous approval by the board of directors), an investment company
may provide the following services for such enterprises:
(a)to assist, or act as agent for such enterprises in purchasing
domestically or overseas the machinery, equipment and office appliances
for their own use, and raw materials, components, and parts as being used
by the enterprises for their own production purpose, as well as to
distribute at both domestic and international markets the products
produced by the enterprises with its investment, and to provide
after-sales services;
(b)to balance foreign exchange revenue and expenditure among the
enterprises with its investment with the consent and under the supervision
of the foreign exchange administration authorities;
(c)to assist the enterprises with its investment in the recruitment
and employment of personnel and to provide technical training, market
development and consulting; and
(d) to assist the enterprises with its investment to seek loans and to
provide guarantees. and
(3)An investment company may provide consulting services for its
investors.
Article 6
For the purpose of Item 2, Article 5 of these regulations, enterprises
with investment from the investment company mean:
(1)the enterprises in which an investment company invests directly or
jointly with other foreign investors and/ or Chinese investors, and the
capital contribution of the investment company or of the investment
company together with other foreign investors, accounts for more than
twenty-five per cent of the registered capital of such enterprises already
established; and
(2)the enterprises already established within the territory of China
in which the capital contribution of the investment company and other
foreign investors account for more than twenty-five per cent of the
registered capital of such an enterprise as a result of purchasing part or
all of the shares from its investors, or its affiliated companies or other
foreign investors.
Unless otherwise specifically approved by MOFTEC, an investment
company can only provide services specified in Item 2, Article 5 hereof
for the enterprises with its investment as described above.
An investment company shall not be engaged in intermediary business
service related to trade in China on behalf of its investor(s).
Article 7
Upon the approval by the People's Bank of China, an investment company
may provide financial support for the enterprises with its investment.
Article 8
The term of operation of an investment company shall be examined and
approved in accordance with the relevant state regulations on the term of
operation of foreign-invested enterprises and on the basis of the nature
of the projects intended to be established by the Investment Company.
Article 9
The establishment of an enterprise in which an investment company
invests shall be separately submitted for approval in accordance with the
limits of approval authorization and the approval procedures for the
examination and approval of foreign-invested enterprises.
Article 10
An enterprise established by an investment company whose foreign
exchange investment solely made or together with other foreign investors
is not less than twenty-five per cent of the registered capital of the
enterprise shall enjoy the treatment of a foreign-invested enterprise, and
be issued a foreign-invested enterprise approval certificate and
foreign-invested enterprise business license.
Article 11
A foreign investor, fulfilling the conditions specified in Article 2
Item 1 (a), may contribute capital to and establish an investment company
in the name of its wholly-owned subsidiary.
Article 12
An investor that applies for approval to establish an investment
company shall submit a guarantee letter to the examination and approval
authorities in which it guarantees the capital contribution to the
registered capital and technology transfer by the investment company to
the enterprise(s) to be established when such investment company invests
within the territory of China.
In case an investment company is established in the name of its
wholly-owned subsidiary, the parent company shall provide such a guarantee
letter to the examination and approval authorities in which it guarantees
the capital contribution to the registered capital of the investment
company to be established by its subsidiary in accordance with the
conditions as approved by the examination and approval authorities, as
well as the capital contribution by the investment company to the
registered capital of and the technology transfer to the enterprise (s) to
be established when it invests within the territory of China.
Article 13
The investment activities by an investment company within the
territory of China shall not be limited to the place of its registration.
Article 14
Matters concerning the taxation of an investment company shall be
handled in accordance with the relevant laws and regulations of China.
Article 15
An Investment Company shall actually implement its project investment
plan, and its investment situation of the previous year shall be filed
with MOFTEC within the first 3 months of each year.
Article 16
An investment company and the enterprises established with its
investment shall be legal persons or entities independent of each other.
Their business transactions shall be dealt with as normal business
transaction between independent enterprises.
Article 17
An investment company as well as the enterprises established with its
investment shall abide by the laws and regulations of China, and shall not
escape from being administrated and evade paying taxes by any means.
Article 18
These Regulations are applicable as a measure of reference to
investors from the regions of Taiwan, Hong Kong and Macao carrying out
investment and establishing investment companies in the mainland.
Article 19
The interpretation of these Regulations shall be vested in the
Ministry of Foreign Trade and Economic Cooperation.
Article 20
These Regulations shall be implemented as of the date of their
promulgation.
