房地产企业破产中购房者权益的保护  

Protection of Interest of Buyers in the Process of Bankruptcy of Real Estate Companies

作　　者：石一峰 Shi Yifeng

机构地区：[1]浙江大学光华法学院破产法研究中心

出　　处：《法学》2022年第12期123-135,共13页Law Science

基　　金：浙江省哲学社会科学规划“之江青年理论与调研专项课题”“民法典一般条款理论的历史演变与中国实践”(22ZJQN04YB);司法部国家法治与法学理论研究项目“优化营商环境背景下商事信用权法律保护问题研究”(项目批准号:19SFB3030)资助。

摘　　要：房企破产中购房者权益如何保护一直是法律理论和实务中的重点和难点。对此,需以购房者权益的物权化层级为脉络,考虑不同情形和因素进行具体的规范解释和适用,进而在微观上明确破产程序中多层次利益衡量的具体操作。首先,购房者权益呈现不同的物权化层级而可区分为预告登记、“网签”、未预告登记且未“网签”等情形。其次,还需结合房企以房屋还是建设用地使用权进行抵押、以建造完毕的现房进行抵押还是以期房的在建建筑物进行抵押等因素作出进一步的类型化分析。最后,在购房者预告登记的情形下,其可享有物权期待权,因而一般可对抗抵押权,但要区分房企抵押的客体为何,且消费型购房者才可依预告登记对抗建设工程价款优先受偿权人;在购房者“网签”情形下,需附加其他履行要素才能对抗抵押权,且仅消费型购房者才可对抗建设工程价款优先受偿权;在购房者未预告登记亦未“网签”的情形下,支付全部或大部分购房款的消费型购房者仅享有债权优先性,在继续履行或对其个别清偿不损害房企及其他破产债权人利益时,方可通过继续履行路径获得保护继而取得房屋所有权。How to protect the house buyers’rights and interests in the bankruptcy of real estate enterprises has always been the focus and difficulty in theory and practice.In this regard,it is necessary to take the levels of property rights of the buyers’rights and interests as the context,consider different situations and factors for specific normative interpretation and application,and then clarify the specific operation of multilevel interest measurement in bankruptcy proceedings.In particular,the buyers’rights and interests can firstly be differentiated into different levels of property rights and can be divided into pre-announcement registration,online signing,unannounced registration with non-online signing,which can be used as the basis for categorizing the multi-level interest measurements.Secondly,further typology analysis is required,considering factors such as whether houses or the right to use construction land are mortgaged by real estate enterprises,and whether the real estate enterprises mortgage with the existing house after construction or mortgage with the building under construction.Lastly,in the case of buyers with preannouncement registration,they can be entitled to the right to expectation of property,and thus they can generally be against the mortgage right.However,it is necessary to distinguish the object of the mortgage of the real estate enterprise,and only consumer-type buyers with pre-announcement registration can be against the priority of construction payment.In the case of buyers with online signing,other performance elements are required to be against the mortgage right,and only the consumer-type buyers can be against the priority of construction payment.In the case of the buyers without pre-announcement registration and online signing,the consumer-type buyers who have paid all or most of the purchase price are only entitled to the priority of the creditor’s rights.The buyers can only be protected and then obtain house ownership when the continuation of performance or the individual

关 键 词：房地产企业破产 购房者权益保护 多层次利益衡量 层级化保护 

分 类 号：D922.291.92[政治法律—经济法学] D923[政治法律—法学]