论商品房抵押预告登记的优先受偿效力  

The effect of priority of compensation for advance notice registration of commercial housing mortgages

作　　者：张晓蕾 ZHANG Xiaolei(School of Law,Zhengzhou University,Zhengzhou 450001,China)

机构地区：[1]郑州大学法学院,河南郑州450001

出　　处：《河南工程学院学报（社会科学版）》2024年第2期44-52,共9页Journal of Henan University of Engineering(Social Science Edition)

摘　　要：抵押预告登记作为保障银行债权的一项重要措施,被广泛应用于房地产交易市场中。然而,对于其优先受偿效力问题,司法实务和学术理论中存在着不同观点。《担保制度司法解释》第52条弥补了立法空白,通过法律拟制的方式赋予商品房抵押预告登记特定条件下优先受偿效力,缓和了抵押预告登记物债性质之争,对发挥其制度价值意义重大。法院对该条款应区分不同情形适用。在一般情形中,只要具备了抵押预告登记向本登记转化的实质条件,法院便应支持银行优先受偿;在破产程序中,若抵押物为破产财产,且不属于个别清偿的禁止情形,则银行便可优先受偿;在强制执行程序中,虽然商品房抵押预告登记不能对抗强制执行措施,但不妨碍确认其特定条件下的优先受偿效力。As an important measure to safeguard bank claims,mortgage advance notice registration is widely used in the real estate transaction market.However,there are different views in judicial practice and academic theory regarding the effect of priority of compensation.Article 52 of the"Judicial Interpretation of the Guarantee System"fills the legislative gap by giving priority effect to the advance notice registration of commercial housing mortgages under specific conditions through the way of legal drafting,alleviating the dispute over the nature of the property debt in the mortgage advance notice registration,which is of great significance for the fulfillment of its institutional value.Courts should apply this provision in different situations.In general cases,as long as the substantive conditions for the conversion of mortgage advance notice registration to formal registration are met,the court should support the priority of the bank's claims.In bankruptcy proceedings,if the mortgaged property is bankruptcy property,and does not belong to the prohibition of individual repayment,the bank can have priority in compensation.In enforcement proceedings,although the advance notice registration of commercial housing mortgages cannot be used against enforcement measures,it does not prevent the confirmation of its priority effect under specific conditions.

关 键 词：商品房 抵押预告登记 优先受偿效力 

分 类 号：D923.2[政治法律—民商法学]