也谈借名购房的物权归属与合同效力--以涉借名购房与借名投资的几个案例为线索进行考察  

On the Ownership of Real Right and the Validity of Contract of Purchasing House under the Borrowed Name

作　　者：吴光荣[1] WU Guangrong

机构地区：[1]国家法官学院

出　　处：《法治研究》2022年第6期128-143,共16页Research on Rule of Law

摘　　要：借名购房可区分为隐名购房和冒名购房。冒名购房的物权归属问题应参照无权代理处理,而在隐名购房中,尽管借名人与出名人之间的借名购房协议在性质上属委托合同,但因间接代理制度不能适用于权属认定,故根据物权变动规则,借名人不能仅仅依据借名购房协议的约定主张物权归属。除违反“房住不炒”的政策以盈利为目的借名购房或者所购房屋系保障性住房外,房屋限购政策原则上不应影响借名购房协议的效力认定,但却可能影响借名购房协议的履行。此外,在办理过户手续前,借名人还可能面临房屋被出名人处分以及被出名人的其他债权人申请人民法院强制执行的风险,但借名人仍可基于物权期待权请求排除强制执行。Borrowing a name to buy a house can be divided into anonymous purchase and impostor purchase.The problem of real right ownership of impostor house purchase should be dealt with referring to unauthorized agency,while in anonymous house purchase,although the agreement between the borrower and the lender is a commission contract in nature,the indirect agency system can not be applied to the determination of ownership,so according to the rules of real right change,the borrower can not claim real right ownership only according to the agreement.In addition to violating the policy of no speculation in housing to purchase houses under the name for profit or to purchase houses as indemnificatory housing,the policy of restricting housing purchase should not affect the validity of the agreement of purchasing houses under the name in principle,but it may affect the performance of the agreement of purchasing houses by borrowing a name.In addition,before handling the transfer formalities,the borrower may also face the risk that the house is disposed of by the lender and that other creditors of the lender apply to the people's court for enforcement,but the borrower can still request exclusion of enforcement based on the right of expectation of real right.

关 键 词：借名购房 冒名购房 隐名购房 物权归属 合同效力 

分 类 号：D923.6[政治法律—民商法学] D923.2[政治法律—法学]