预售房抵押预告登记之优先受偿论  

Priority Compensation of Mortgage Advance Registration in Pre-sale Housing Transaction

作　　者：国凯 Guo Kai

机构地区：[1]武汉大学法学院

出　　处：《财经法学》2023年第1期106-119,共14页Law and Economy

基　　金：2020年司法部项目“未成年人财产监护制度研究”(20SFB2024);2020年国家社科基金重点项目“《民法典》适用中的国家利益保护问题研究”(20AFX016)的阶段性成果。

摘　　要：就预售房抵押预告登记是否具有优先受偿效力,既有学说与实务多持否定态度。但否定说未注意到银行于诸多情形无法办理抵押登记,且若开发商完成首次登记后仍承担保证责任,颇为不公。此外,一味要求银行完成抵押登记亦将招致诉累、浪费司法资源。新近《担保解释》第52条转而持肯定立场,可堪赞同。抵押预告登记与抵押登记之利益状态类似,既通过抵押合同体现当事人意思自治,亦经由登记公示保护交易第三人利益,故肯定优先受偿具有正当性。无权处分说可为肯定立场提供教义学支持。预告登记时购房者并无设立抵押之处分权,而作为所有权人之开发商已作出事前同意,从而处分权瑕疵得以补正。基于处分权瑕疵补正之溯及力,此优先受偿效力溯及至预告登记之日。银行如欲基于抵押预告登记优先受偿,应满足开发商完成首次登记之要件,但90日失效期间之限定并无必要。As to whether the pre-sale housing mortgage notice registration has the effect of priority of compensation, the existing theories and practices mostly hold a negative attitude.But the negative position fails to notice that banks cannot handle mortgage registration in many situations, and it is unfair if developers still bear the guarantee responsibility after completing the first registration.In addition, requiring banks to complete mortgage registration will also result in a tiring lawsuit and a waste of judicial resources.The recent“Guarantee Interpretation”has turned to a positive position, which can be approved.Mortgage advance notice registration is similar to mortgage registration in terms of interests.It not only reflects the autonomy of the parties through the mortgage contract, but also protects the interests of third parties in the transaction through registration and publicity.Therefore, it is certainly legitimate to have priority.The theory of disposition without right can provide dogmatic support for the positive position.The buyer does not have the right to dispose at the time of advance notice registration, but the developer as the owner has given prior consent, so that the defect in the right of disposal can be corrected.Based on the retroactive force of corrections, this effect occurs from the date of advance notice registration.If the bank has priority of compensation, it should meet the requirements for the developer to complete the initial registration, but the 90-day expiration period is not necessary.

关 键 词：抵押预告登记 优先受偿 所有权预告登记 抵押登记 无权处分 

分 类 号：D923.2[政治法律—民商法学]