拍賣中優先購買權的實現

如何在實務中既使拍賣正常進行，又能保護承租人的優先購買權呢？高《關于執行中評估、拍賣、變賣若干問題的規定》第18條（優先購買權的保護）規定：“拍賣進行中，有高出價時，優先購買權人可以表示以該高價接受，如無更高出價，則歸優先購買權人；如有更高出價，而優先購買權人不為表示的，則歸高出價人。多個優先購買權人同時表示接受的，采取抽簽方式決定買受人。”

 法院拍賣程序中，理論和實踐中對于優先購買權 的保護有兩種方法：一是“跟價法”，二是“詢價法”。

“跟價法”是指由法院通知優先購買權人直接參與競買，優先購買權人和競買人一起競價，實行價高者得。這種做法將優先購買權人視同一般的競買人。因此，優先購買權人要行使和實現其優先購買權，必須同其他競買人一樣，按照拍賣公告的 要求，進行競買登記，交納拍賣保證金，競買。

“詢價法”是指由法院通知優先購買權人到拍賣現場，但不直接參與競價，待經過競價產生高應價者后，由拍賣師詢問優先購買權人是否愿意購買。如果其不愿購買，則拍賣標的即由高應價者購得。如果其愿意購買，則拍賣師詢問高應價者是否愿意再加價，如果其不愿加價，則拍賣物由優先購買權人購得，如果其表示愿意，則在加價后再詢問優先購買權人。如此反復，直至其中一人退出，拍賣才成交。

Realization of Preemption Right in Auction

 How to make the auction normal and protect the lessee's preemptive right? Article 18(Protection of Preemption Rights) of the Provisions on Certain Questions of Evaluation, Auction and Sale in Execution stipulates :" In the course of an auction, when there is a high bid, the pre-buyer may express acceptance at that high price, or, if there is no higher bid, the pre-buyer; if there is a higher bid, the pre-buyer does not express it. If a number of priority purchasers agree at the same time, the buyer shall be decided by lot ."

 In the court auction procedure, there are two ways to protect the preemptive right in theory and practice: one is the "following price method ", the other is the" inquiry method ".

 The "price-following law" means that the priority buyer is directly involved in the bidding by the notice of the court. This approach treats the preferred buyer as the average bidder. Therefore, in order to exercise and realize its preemptive right, the preemptive buyer must, like other bidders, register the auction, pay the auction deposit and bid in accordance with the requirements of the auction announcement.

 "Inquiry law" means that the court notifies the priority buyer to the auction site, but does not directly participate in the bidding, after the bidding produces a high price, the auctioneer asks the priority buyer whether he is willing to buy. If it is unwilling to buy, the auction target is purchased by the high price. If they are willing to buy, the auctioneer asks if the high bidder is willing to increase the price again. If they are unwilling to increase the price, the auctioneers buy the auctioneers, and if they are willing, they ask the preferential buyers after the increase. So repeated, until one of them quit, the auction did not deal.