房屋交易已交付但未登记的确权问题  

Housing Transactions Delivered but Not Registered in the Right of Confirmation

作　　者：孙宪忠[1] 杨丽美 Sun Xianzhong;Yang Limei

机构地区：[1]中国社会科学院法学所 [2]中国社会科学院大学

出　　处：《中国应用法学》2020年第3期12-23,共12页China Journal of Applied Jurisprudence

摘　　要：近年来,人民法院在审理民事案件中,经常会遇到房屋已经交付给买受人,但买受人尚未办理过户登记手续的情形,此类案件被法官普遍认为属于疑难案件。疑难之处在于,《物权法》第9条规定不动产物权变动必须登记,加之法学界一些学者坚持的"债权形式主义"观点认为,只有行政机关办理的不动产登记才具有物权变动的效力。很多法院和法官已经认识到这种观点有失公正,但是却找不到否定的立法根据和理论依据。本文指出"债权形式主义"违背了物权公示方式仅仅具有推定正确效力的物权法原理,也从本质上否定了民事主体的固有物权,否定了民事主体有权依据自己意愿处分物权的法理。《物权法》第9条已经规定了物权变动的但书规则,《物权法》第142条亦专门针对这种所谓的疑难问题明确规定了排斥"不动产统一登记公信力"的但书。本文以法官审理此类案件尤其是审理第三人申请执行异议的几个典型案例为分析对象,以《最高人民法院关于人民法院办理执行异议和复议案件若干问题的规定》第28条和第29条作为参照,提出了司法分析和裁判中的明显问题,并指出了依据《物权法》第142条的但书条款和按照区分原则的法理解决此类案件的应有根据和方式。In recent years,the civil cases about the ownership confirm of the houses,in which the houses have been delivered to the buyers but not registered,have always been thought as difficult problems.Because the Article 9 of the Chinese Property Law stipulates that the real right change of real estate must be registered and some professors insist on the viewpoint of"creditor's rights formalism",which holds that only the registration handled by the administrative organ has the effect of real right change.Many courts and judges have realized that this view is unfair,but they couldn’t find the negative legislative and theoretical basis.This paper points out that"formalism of creditor's rights"has violated the principle of property law that the way of real right publicity only has the presumptive validity of the property right,denied the inherent real right of the civil subject in essence,and the principle that the civil subject has the right to dispose of the real right according to his own will.In addition,the proviso clause of Article 9 stipulates rules for change of real right,and the proviso clause of Article 142 also stipulates the exclusion of"public trust of unified registration of real estate”,which is specifically for these so-called difficult problems.This paper analyzes several typical execution of objection cases which judges have tried and are especially related to the third party by referring to articles 28 and 29 of Provisions of the Supreme People's Court on Several Issues concerning the Handling of Execution Objection and Reconsideration Cases by the People's Court,and points out obvious problems in judicial analysis and judgment.In the end,this paper puts forward legal basis and solutions,that is the proviso clause of Article 142 of the Chinese Property Law and the legal principle of the principle of distinction.

关 键 词：房屋交易确权 不动产登记 区分原则 但书条款 

分 类 号：D923.2[政治法律—民商法学]