破产中抵押预告登记的效力  

Effectiveness of Advance Notice Registration of Mortgage in Insolvency

作　　者：胡巧莉 Hu Qiaoli

机构地区：[1]中南财经政法大学法学院

出　　处：《中国不动产法研究》2022年第2期188-207,共20页Research on Real Estate Law of China

摘　　要：《民法典担保制度解释》第52条规定了抵押预告登记在一般情形和破产情形中的优先受偿效力。基于抵押预告登记和抵押本登记在公示公信效力、权利顺位效力等方面的功能类似性,即便预购人作为抵押人破产时房地产开发企业尚未办理建筑物所有权首次登记,仍可参照适用加速到期规则,将抵押预告登记拟制为抵押本登记,从而发挥优先受偿效力。在建筑物尚未竣工时,优先受偿的范围为将来建造完毕的商品房,若建筑物灭失则可及于其代位物。在预购人作为抵押人未破产但房地产开发企业破产的情形下,如果在破产受理后通过投资续建使得建筑物符合办理所有权首次登记的条件,则抵押权人可主张优先受偿,但投资人的共益债权在续建增值部分优先于抵押权人的优先受偿权。如果在房地产开发企业破产受理后,建筑物仍不符合办理所有权首次登记的条件,仅在房地产开发企业作为抵押人时,才可依据《民法典担保制度解释》第52条第2款的规定将抵押预告登记拟制为抵押本登记,此时可通过意思表示解释的方法将抵押权的类型解释为在建建筑物抵押。Article 52 of the Interpretation of the Guarantee System of the Civil Code provides for the priority effect of the advance notice registration of mortgage.Based on the functional similarity between the advance notice registration of mortgage and the registration of mortgage in terms of public credibility and subordination of rights,even if the real estate development enterprise has not yet registered the first registration of building ownership at the time of the pre-purchaser's insolvency as the mortgagee,the advance notice registration of mortgage can still be ficted as the registration of mortgage with priority effect by reference to the application of the accelerated expiry rule.The scope of the priority of payment is the completed construction of the commercial properties while the building is not yet completed,and in the event of the loss of the building,it can be extended to the subrogated property.In the case that the pre-purchaser is not insolvent but the real estate development enterprise is insolvent,if the conditions of the first registration of ownership are met through the renewal of the investment after the insolvency is accepted,the joint interest claim of the investor will have priority over the priority of the mortgagee in value-added component.If the conditions for this registration are not met even after the real estate development enterprise has been admitted to bankruptcy,the advance notice registration of mortgage may be ficted as a mortgage registration only when the enterprise is a mortgagee in accordance with Article 52(2)of the Interpretation of the Guarantee System of the Civil Code,at this point,the type of mortgage may be interpreted as a mortgage on a building under construction by means of an interpretation of meaning.

关 键 词：抵押预告登记 破产保护效力 拟制 优先受偿 

分 类 号：D923.2[政治法律—民商法学] D922.291.92[政治法律—法学]