论文标题:在建商品房上民事权利的冲突与解决
The Conflicts of Civil Rights on the Under-construction Commercial Housing and the Settlement
论文作者 周丽霞
论文导师 高富平,论文学位 硕士,论文专业 法律
论文单位 华东政法学院,点击次数 109,论文页数 73页File Size582k
2002-03-28论文网 http://www.lw23.com/lunwen_359403872/ 在建;商品房;权利;冲突;解决
under-construction;commercial;housing;rights;conflict settlement
民事权利冲突问题一直困扰着法院的审判与执行,是一个值得研究的问题。在建商品房由于建造周期长,资金需求量大等特点决定了其可能产生权利冲突的复杂性、多样性,而我国法律对在建商品房的规定又相对滞后、欠缺。有鉴于此,笔者选择以“在建商品房上民事权利冲突问题”作为研究对象,完成了本文的写作。全文除引言和结语外,共分四章。“引言”部分简述了本文的写作动机,是希望通过对这一课题的研究,为立法提供一些有益的建议,并有助于解决实务中遇到的问题。同时,概要叙述了本文的基本结构。第一章“物上民事财产权冲突解决的理论基础”,首先对大陆法系传统民法财产权划分进行阐述,提出物权与债权绝对化划分所存在的欠缺,并进而提出介于物权与债权间的中间权利概念。其次,通过概括总结,笔者在物权优先效力原则基础上归纳出物上民事财产权的优先效力规则。即“物权优先于债权”、“时间在先,权利在先”、“占有优先于非占有”、“已公示权利优先于其他权利”、“社会利益优先于个人权利”、“费用性担保物权优先于融资性担保物权”等六项规则。并提出实务中应综合运用这些规则,客观地解决民事财产权的冲突。 第二章“在建商品房民事权利之剖析”,主要阐述了在建商品房上客观存在的且相互之间有冲突的民事权利,包括国有土地使用权之抵押权、在建工程抵押权、工程承包人优先受偿权、商品房预购人的期待权及以预购商品房设定的抵押权等。主要分析了这些权利的性质、效力和法律规定,并提出法律规定与现实需要不相一致之处。比如:我国法律对在建工程、预购商品房抵押问题未作出规定,而实务中却客观存在并得到地方性规章、部门规章认可的现状。第三章“在建商品房上民事权利的竞存与冲突解决”,首先通过案例分析来描述在建商品房民事权利的竞存与冲突,并提出存在的问题。随后,以两项权益冲突为一组的对比方式逐个对冲突的形成原因、冲突的表现形式等进行分析,并运用物上民事财产权优先效力规则提出作者自己对问题的认识和解决冲突的设想。主要的观点是:(1) 应完善现有的商品房预售制度,明确在建商品房中已设定抵押部分不能预售,以解决预售与抵押的冲突;(2) 工程承包人优先受偿权与抵押权冲突应通过登记、预登记的公示方式来确定效力的优先;(3) 国有土地使用权抵押权与在建工程抵押权分别抵押应予允许,可以以权利成立的时间顺序和效力所及范围来划定先后顺序;(4) 预购商品房的期待权应赋予物权保护,以登记公示时间先后来确定效力优先等。最后,要提出法院运用诉讼保全等方式对私权利的保护也应遵守效力优先规则。第四章“完善我国在建商品房抵押、预售制度”的构想,首先指出我国关于在建商品房抵押、预售法律规定中存在的不足,特别是关于抵押物、优先受偿权及登记等制度中存在的欠缺。然后,提出完善相应制度的设想:(1) 将在建工程和预购商品房期权列入法定抵押物范围,进行登记公示;(2) 完善预购商品房的预告登记制度;(3) 建立工程承包人优先受偿权的预登记和登记制度;(4) 严格商品房预售款、抵押贷款的资金监管制度等,以解决在建商品房上的民事权利冲突。
The conflicts of civil rights which pose a difficult problem on the court in its adjudication and enforcement of the judgement is of great interest for academic research. Due to the characteristics of the under-construction commercial housing that it usually takes a long period of time for its completion, involves a large sum of money and so on, the conflicts of civil rights concerning the under-construction commercial housing are many and various and complex. Further, in China, the laws and regulations on this matter are rather insufficient and out-dated. In recognition of all these, the author did a research on this particular subject ----the conflicts of civil rights on under-construction commercial housing and the settlement. This article is composed of four chapters, a foreword and concluding remarks.The foreword outlines the framework of this article and introduces briefly the motives behind: to provide the lawmakers with some useful suggestions and to help solve some practical problems. Chapter one the theoretical grounds of the settlement of the conflicts on property rights in rem.By analyzing the traditional categorization of property rights in the continental legal system, the author reveals the inadequacy of drawing a clear line between real rights and creditor’s rights, and further introduces the notion of medium rights which falls between real rights and creditor’s rights. Then, based on the principle that real rights has priority over creditor’s rights, the author introduces six principles concerning priorities in property rights. They are “right in rem has priority over jus in personnam”, “first acquired, first satisfied”, “occupation has priority over non-occupation”, “right public summons has priority over right out of publication. “social interests have priority over individual interests” and “privileged rights of expenses nature have priority over those of financing nature”. It is also noted that in order to settle the conflicts of property rights in practice, all these principles should be applied on a case to case basis.Chapter two a dissection of the conflicts of the civil rights on the under-construction commercial housing In this chapter, the author has examined the existing conflicts of the civil rights on under-construction commercial housing, such as the conflicts among the mortgage on the use right of the state-owned land, the mortgage on the on-going construction, the contractor"s priority to remedy, the expected rights of the pre-purchaser of the commercial housing and the mortgage on the pre-purchased commercial housing. Also an analysis has been made on the legal nature and the legal effect of these rights. In addition, the author has examined the laws and regulations in connection with this matter and has pointed out some discrepancies between stipulations of laws and the common practice. For example, in China, there is no law regulating the mortgage of the on-going construction or the pre-purchased commercial housing, while in fact, the practices do exist and are recognized by local and department regulations. Chapter Three The Co-existence of the Conflicting Civil Rights on Under-Construction Commercial Housing and the SettlementThe co-existence of the conflicting civil rights on the under-construction commercial housing and other relating problems are set out at the beginning of this chapter through a case study. Then, the author explained how these conflicts are formed and what are their respective forms by drawing a comparison between each pair of the conflicting rights. Based on the explanation above and the application of the six principles concerning the priorities in property rights (see chapter one above), the author set forth in this chapter her understanding of this problem and her views about how to solve it. The main points of her views are as follows: 1. To improve the existing system of the pre-sale of the commercial housing. The pre-sale of the mortgaged housing should be forbidden explicitly so as to avoid the confl
|
