For 32 homeowners in Shenzhen, their small-property-rights homes were sold twice, and the matter has been stalled for 8 years. What exactly makes the title-confirmation lawsuit so difficult?

上个月在福田石厦的办公室里，一位从龙华过来的陈叔把一摞泛黄的购房合同摊在我桌上。2016年他花68万买了龙华某村委统建楼一套89平的房子，住了快八年，突然冒出个”第二房东”拿着另一份买卖合同来收房。陈叔说那段时间他整夜睡不着，同一栋楼里还有三十多户邻居情况一模一样——有的被断水断电，有的门锁被换，最惨的一户光装修就砸进去23万。
这不是个案。深圳中院去年发布的数据显示，涉及小产权房、历史遗留违法建筑的纠纷案件，近三年年均增长约17%，单案平均标的额已经摸到2000万这条线。数字背后是一个很现实的问题：深圳正规商品房均价摆在那，大量刚需和投资客把目光转向了小产权房、村委统建楼、甚至是”合作建房”协议。买的时候便宜，出了事才发现，合同可能从一开始就站不稳。
陈叔那批案子我接手时，第一感觉是”乱”。32户业主手里握着32份不同版本的合作建房协议，有的盖了村股份公司的章，有的只有开发商签字，还有几份干脆是手写收据。对方”第二房东”也不是凭空冒出来的——原开发商资金链断了，把整栋楼的”使用权”打包抵债给了另一家公司，那家公司又转手卖了一遍。
这里头的法律症结，说白了就一个字：权。小产权房建在集体土地上，没有经过合法的征收转用手续，买卖合同本身的效力在司法实践中长期存在争议。《民法典》第153条讲得很清楚，违反法律、行政法规强制性规定的民事法律行为无效。但具体到深圳的历史遗留问题，法院又会结合《深圳市人民代表大会常务委员会关于农村城市化历史遗留违法建筑的处理决定》来综合判断，不是简单一句”合同无效”就能打发的。
这个案子最后能帮32户业主拿到确权结果，靠的不是一个”大招”，而是把三件事做扎实了。
第一件，先把”权利链条”理清楚。我们花了整整三周时间，把32户的付款凭证、入住时间、水电费缴纳记录、甚至快递收件地址全部做了证据固定。为什么？因为在小产权房确权纠纷里，”实际占有使用”这个事实状态，往往是法院判断保护谁的重要依据。你住得越久、痕迹越多，越能证明你是善意取得。
第二件，把”一房二卖”的第二手买家情况摸透。我们发现对方公司虽然签了抵债协议，但从来没有实际交付过，也没在任何一户门口贴过通知。这在法律上就弱化了它的”善意”属性。深圳中院在类似案件里有过明确的裁判观点：后买受人明知房屋已由他人实际占有使用仍进行交易的，不构成善意取得。
第三件，也是最关键的——选择正确的诉讼路径。很多业主一开始想打”合同无效之诉”，我劝住了。合同无效的后果是返还财产、赔偿损失，但房子你未必保得住。我们最终走的是”确认实际权利+排除妨害”的组合方案，结合《民法典》第462条关于占有的保护规定，先稳住居住状态，再谈确权。
第一步，别急着搬走。一旦你腾退了房屋，后面再想主张权利，难度会成倍增加。保持水电费、物业费、快递记录的连续性，这些在法庭上都是”实际占有”的硬证据。
Step two: gather all the paper materials you have on hand. The home purchase contract, payment receipts, bank transfer records, WeChat chat history—even a handwritten receipt—could all become a link in the chain. Whatever is missing, go as soon as possible to the original developer or the village shareholding company to replace it; if you cannot replace it, keep a good record of your communications.
第三步，找专业律师做一次”权利体检”。小产权房纠纷最怕的就是方向选错，有的案子适合谈，有的必须诉，有的要行政投诉和民事诉讼两条腿走路。深圳福田、南山、龙华各区法院对这类案件的裁判尺度也有细微差异，没接触过同类案件的律师，很容易踩坑。
Q: If a small property rights house is sold to two buyers, and I have lived there for several years, will the court protect me?
Answer: Actual possession and use is an important consideration, but it is not the only one. The court will comprehensively consider whether you acted in good faith when purchasing the property, whether the payment was reasonable, whether you actually moved in, whether the subsequent purchaser was aware of the situation, and so on. It is advisable to secure evidence of residence as early as possible and consult a professional lawyer; do not wait until you are sued to take action.
Zhiming Law Firm has been rooted in Shenzhen for 26 years and has handled more than 10,000 cases cumulatively, with real estate disputes accounting for a considerable share. Director Shen Jinlong often tells the team that real estate cases are not about applying legal provisions; they are about securing a place to live for someone’s entire family. If you run into being scammed when buying a home, a stalled property transfer, a single property sold to two buyers, or a dispute over small property-rights housing in Futian, Nanshan, Longhua, or any other district of Shenzhen, you can call 0755-25986969 to schedule a face-to-face consultation. Bring all your materials, and we will help you see how this path should be taken.