房企破产中购房合同的处理方式  

Disposition of Executory Contract in Real Estate Enterprises’Bankruptcy

作　　者：韩长印[1] 何心月 HAN Changyin HE Xinyue

机构地区：[1]上海交通大学凯原法学院

出　　处：《上海政法学院学报（法治论丛）》2024年第5期38-57,共20页Journal of Shanghai University of Political Science & Law(The Rule of Law Forum)

基　　金：2022年度国家社会科学基金项目“重整程序中的公司治理问题研究”的阶段性研究成果,项目编号:22BFX092。

摘　　要：购房合同的处理无疑是房企破产的焦点之一。从系统性风险和法治化双重视角看,管理人原则上应当选择继续履行现房合同并认可已支付房款的优先权地位和对房企违约金的劣后债权地位;从房屋续建可能产生的价值提升以及消费者住房生存权益的保障角度看,管理人原则上也应当选择继续履行期房合同。与普通待履行合同的处置模式不同,购房合同的处置应转变为购房者的多层次自决:基于债务人追加担保及共益债保障的障碍,购房优先权人有权逐一决定是否接受现金清偿或是等待交房,且全体购房债权人基于对重整风险的分摊和自身权益的让步,均有权对重整计划、续建方案等事项进行表决,并根据其付出的时间与金钱成本分享房企继续履行购房合同的成果。在其他融资途径均行不通的情况下,可以由选择交房的购房者出资续建,且其出资额形成共益债务。同时还应充分利用数理思维来维护购房者之间的同质性及相应的权利救济。Disposition of house purchase contracts is undoubtedly one of the focal points in the bankruptcy of real estate enterprises.From both the perspectives of systemic risk and legalization,administrators should continue performing contracts of existing property,recognize the priority of house payments and subordinate the default penalties;considering the value enhancement generated by further construction and the protection of consumers’residential rights,administrators should also continue performing off-plan contracts.Unlike the ordinary disposal of executory contracts,the disposition of house purchasing contracts should shift to a multi-layered self-determination by the buyers.Due to obstacles in implementing debtor’s additional guarantees and administrative expenses,preferential buyers are entitled to individually decide whether to accept cash settlement or wait for the delivery of the house.All buyers,based on the distribution of restructuring risks and concessions of rights,are entitled to vote on reorganization plans and construction plans.The outcomes of performing executory contracts shall be distributed among buyers according to the time and money they have incurred.In cases where other financing methods are infeasible,buyers can themselves fund the construction,which will constitute administrative expenses.The way of mathematical thinking should also be fully utilized to maintain the homogeneity among buyers and the corresponding remedies.

关 键 词：购房消费者优先权 管理人挑拣履行权 破产财产 房企破产 共益债务 

分 类 号：D922.291.92[政治法律—经济法学]