【作者】 刘娟；

【导师】 彭真明；

【作者基本信息】 华中师范大学 ， 民商法学， 2008， 硕士

【摘要】 预告登记制度是我国2007年审议通过并于10月1日开始实行的《中华人民共和国物权法》第二十条确立的一项管制不动产交易的重要登记制度。预告登记(Vormerkung)是指在本登记前,通过限制登记权利人的处分权,以保全关于物权变动的请求权或者顺位的暂时登记,该种登记是相对于本登记的一种特别登记制度。预告登记制度源于中世纪的德国普鲁士法。经预告登记的物权的请求权是一种具有某些物权效力的特殊债权。其确立对于我国日渐成熟的房地产交易市场起着有效的规范作用。从遏制现今房地产市场房屋被重复买卖的“一女多嫁”的社会现实来看,首先该制度不仅能够保全物权请求权的利益,间接节约了诉讼成本。其次预告登记制度能够维护不动产交易安全和秩序,追求财产变动的安全的价值的功能,有效的节约我国司法资源。第一部分就是从预告登记制度的定义和历史渊源入手,考察到了我国的实际情况,介绍了预告登记的制度价值及其性质。第二部分是从比较法考察的角度入手,通过对比大陆法系和英美法系的法规,更好的说明预告登记制度对我国不动产交易市场的适时。预告登记制度在大陆法系和英美法系中都有所规范。在大陆法系国家,如德国、瑞士、日本以及我国台湾地区等,都从该项制度的发生,可以进行预告登记的内容,以及预告登记的效力和消灭等方面对该项制度作出了全面而明确的规定。这些具体的法律制度对于我国并不完善的预告登记制度具有很强的借鉴作用。在英美法系国家,也有类似的规定称之为预警登记。但是在英美法系国家,应用的更为广泛的应为托伦斯登记制度,这项登记制度类似于预告登记制度,但是这项制度以自由主义为指导思想,虽然其在英美应用的良好,但是对于市场经济才起步,房地产规范尚不完善的我国,是绝对不能全盘借鉴的。第三部分是预告登记制度的效力部分,预告登记制度的效力就是其功能,这是预告登记制度的核心问题。从各国立法例来看,一般都具有的效力有以下几种:保全权利的效力,这是预告登记设立的目的也是其最主要的效力。又被称为预告登记的“担保效力”。保全顺位的效力,因预告登记而能够使该请求权具有排斥后序登记权利的效力。预警的效力和它保全请求权的效力和保全顺位的效力是一脉相承的,破产保护的效力和对抗继承的效力是预告登记基本效力的衍生效力。预告登记本身是没有单独效力的,只有预告登记推进成为本登记时,预告登记的效力才能发生,在预告登记之后,本登记之前,登记义务人对标的物处分应将其定性为相对无效。实务中存在的关于预告登记效力问题的最大争议就是预告登记能否对抗因为公权力行使而产生的不动产物权变动问题。不能简单的对我国预告登记制度对抗公权力作出是直接对抗还是直接不对抗的答案,而应当综合考虑公权力发生的原因、时间以及目的等因素来具体分析,而不能一概而论。预告登记发生后,可以由本登记的实现、债权请求权的消灭等原因归于消灭。第四部分是完善我国预告登记制度的构想,预告登记制度虽然在我国已经得到了确立,但是该项制度就目前来说并不完善。预告登记制度确定了能够不动产预告登记交易双方的权利和义务。在预告登记制度在我国《物权法》中确定之前,商品房预售登记虽然对相关商品房买卖要求进行登记,但是这并不是传统民法意义上的预告登记制度。尽管我国从制度上确立了这项重要的不动产登记制度,但是参考国外的立法例,这项制度仍然有其缺陷和不完善的地方。第一,从适用范围来看,我国法律规定的过窄。第二,从申请审查形式来看,我国并未对此做出任何规定。第三,从预告登记发生条件规范来看,我国法条规定的过于狭窄。第四,从预告登记制度的效力来看,我国对此范围规范不足。第五,预告登记之后的处分行为不应界定为绝对无效,而应以相对有效为宜。第六,法规中相关程序保障不足,《物权法》中对于预告登记概念、适用范围、效力以及失效等实体性问题规定的比较详细,但是对于如何提起并进行预告登记的程序方面却规范的比较简陋。第七,预告登记涂销事项缺失。预告登记并不一定都能转化成为本登记,所以当预告登记不能完成本登记的实现时,就要进行涂销。涂销制度的设立直接关系到是否促进交易效率的价值。随着我国法治社会建立的进一步深化,这项制度的完善也是势在必行的。从以上提到的缺陷入手,让这项制度真正为我国不动产交易的稳定和效率作出其应有的贡献。更多还原

【Abstract】 The advance notification registration system is our country in 2007 considers through and starts on October 1 to implement "the People’s Republic of China Reality of laws" a 20th establishment control real estate transaction important registration system.The advance notification registration (Vormeikung) is refers to before this registration, registers obligee’s disposition right through the limit, preserves about the real right change request power or the cis-position tentative booking, this kind of registration is opposite in this registration one kind registers the system specially. The advance notification registration system stems from the middle ages the German Prussia law. Is one kind has the certain real right potency special creditor’s rights after the advance notification registration’s real right’s request power. Its establishment the mature real estate trading market is playing the effective standard role day after day regarding our country.The real estate market house is been nowadays redundant looking from the containment buys and sells "a female marries" the social reality, first this system not can only preserve the real right request power the benefit, saved the lawsuit cost indirectly. The next advance notification registration system can maintain the real estate transaction security and the order, the pursue property change security value function, effective saves our country judicature resources. The first part was obtains from the advance notification registration system’s definition and the historical origin, to inspect our country’s actual situation, introduced the advance notification registration system value and the nature.The second part is obtains from the comparison test inspection angle, through contrasts the mainland legal system and the UK-US legal system laws and regulations, better explanation advance notification registration system to our country real estate trading market at the right moment. The advance notification registration system has a standard in the mainland legal system and the UK-US legal system. In the mainland legal system country, like German, Swiss, Japanese as well as our country Taiwan area and so on, from this system’s occurrence, may carry on the advance notification registration the content, as well as advance notification aspects and so on registration’s potency and elimination have made comprehensive and the explicit stipulation to this system. These concrete legal regime has strongly regarding our country imperfect advance notification registration system profits from the function. In UK-US legal system country, also has the similar stipulation to call it the early warning registration. But in the UK-US legal system country, the application more widespread should register the system for Torrens, this registration system is similar to the advance notification registration system, but this system take the liberalism as the guiding principle, although it in UK-US application good, but only then starts regarding the market economy, the real estate standard still imperfect our country, was cannot overall use for reference absolutely.The third part is the advance notification registration system’s potency part, the advance notification registration system’s potency is its function, this is the advance notification registration system’s core question The advance notification registration system’s potency is its function, this is the advance notification registration system’s core question, regularly looked from various countries’ legislation, generally has the potency has the following several kinds: Preserves the right the potency, this is the goal which the advance notification registration sets up is also its most main potency. Is also called the advance notification registration "the guarantee potency". Preserves the cis-position the potency, because of advance notification registration, but can enable this request power to have the repel postorder registration right potency. The early warning potency and it preserves the request power the potency and preserves the cis-position the potency is inherits, chapter 11 bankruptcy protection’s potency and the resistance inherit the potency is the advance notification registration basic potency derivation potency.The advance notification registration itself does not have the independent potency, only then the advance notification registration advances into the bendern time, gave advance notice that the registration potency can occur, after advance notification registration, before this registration, registers the volunteer to determine the nature of relatively invalid to the subject matter punishment it. Whether in the practice exists is the advance notification registers about the advance notification registration potency question greatest dispute to resist, because the civil rights energetically put into practice the real estate real right change question which causes to produce. Cannot simple to our country give advance notice that the registration system resistance civil rights work hard to devote oneself to are the answer which the direct resistance or does not resist directly, but must the overall evaluation civil rights strength occur factors and so on reason, time as well as goal come the concrete study, but cannot be generally spoken. After the advance notification registration occurs, may realize, the creditor’s rights by this registration to request that power reasons and so on elimination belong to the eliminationThe advance notification registration system had determined can the real estate give advance notice the registration trades the bilateral right and the duty.The fourth part is consummates our country to give advance notice that the registration system’s conception, gives advance notice the registration system, although already obtained the establishment in our country, but this system on present is imperfect. In the advance notification registration system "Reality of laws" determined before our country, the commercial housing sells in advance the registration, although to is related commercial housing business to request to carry on the registration, but this is not in the traditional civil law significance advance notification registration system. Although our country has established this item of important real estate registration system from the system, but refers to the overseas vertical legal regulation, this system still had its flaw and the imperfect place.First, looking from the applicable scope, our country legal rule excessively narrow. Second, looking from the application examination form, our country has not made any stipulation regarding this. Third, have the condition standard looking from the advance notification registration, our country law stipulation too narrow. Fourth, looking from the advance notification registration system’s potency, our country scope standard is insufficient. Fifth, gave advance notice that after the registration punishment behavior should not limit is the absolute invalidity, but should take relatively effectively as suitable. Its six, in laws and regulations dependent program safeguard insufficiency, "Reality of laws" regarding advance notification registration concept, applicable scope, potency as well as expiration and so on reality the question stipulations is quite detailed, but how regarding to mention and carry on the advance notification registration the procedure aspect standard quite to be actually crude. Its seven, gave advance notice that the registration spreads sells the item flaw.The advance notification registration not necessarily can transform into this registration, when therefore the advance notification registration cannot complete time realization which the bendern records, must carry on spreads sells. Spreads sells the system to set up the direct relation whether to promote the transaction efficiency value.更多还原