【作者】 李平；

【导师】 徐卫东；

【作者基本信息】 吉林大学 ， 民商法学， 2004， 硕士

【摘要】 近年来，随着中国住房制度改革的不断深化和银行消费信贷业务的迅猛发展，按揭住房保险开始逐步走到我们的身边，它不仅让众多消费者潇洒圆了自己的“住房梦”，而且也有效地防范了银行的信贷风险。按理说这样一举两得的好事理应得到各方当事人的欢迎，然而事实却并非如此。个人住房贷款合同通常约定，在保险责任范围内，借款人不能按期归还借款时，保险公司将无条件地负责偿还借款人所欠银行的全部借款本息；银行在取得保险公司赔付后，将其享有抵押权的房产担保物权让渡给保险人；然后，保险公司依据借款人与保险公司订立的保证保险条款处理他们之间的债务关系。这种“约定”，充满了不平等性，有着诸多的违法性，甚至被一纸诉状告上了法庭。近期许多媒体和业内人士纷纷撰文，历数国内住房按揭保险的种种弊端，但可惜的是，大家虽对按揭保险所存在的问题有所揭露，却一直未有学者对按揭住房保险做系统的理论研究，尤其是法理研究。本文试从保险法律制度入手，以窥见一斑。要分析按揭住房保险制度，需先认清按揭制度。按揭起源于英国，是指以财产中某种利益为担保一定款项之支付或其他债务之履行而作的让与或其他处分。香港承受了英国的法律传统，并将按揭制度传入我国。但我国的按揭与香港并不相同，它已形成在我国现行法律背景下具有专门法律内涵的，为我国习惯法所认可的法律术语。我国的按揭是指不能或不愿一次性支付房款的购房人将其与房产商之房地产买卖合同项下的所有权益抵押于按揭银行，或将其因与房产商之买卖合同而取得的房地产抵押于按揭银行，按揭银行将一定数额的款项贷给购房人并以购房人名义将款项交由房产商所有的行为之总 -48-<WP=55>称。这种按揭是我国的银行在抵押担保的实践中吸收、发展、变异英美法系之香港法的基础上而成长发展起来的一种新型的担保物权形式，是我国现行的抵押、质押制度所不能涵盖的，也是大陆法系的让与担保制度所不能替换的，它是与传统的典型担保和非典型担保皆不相同而又与他们并列的一种新的担保。 住房按揭业务的开展，给购房人、银行、房产商都带来了诸多益处，但是，我们也应当看到其复杂的法律关系后，暗藏着巨大的风险。因而，将保险引入按揭市场本是一种为多方牟利之举措，然而，我国现行的按揭住房保险制度却漏洞百出。 首先，按揭住房保险之保险利益不明。 我国现在开展的按揭住房保险业务，是购房者按揭购房时，依贷款银行的要求，向保险公司针对所购房屋安全所投的财产险，一旦贷款所购房屋遭受火灾、爆炸、暴风、暴雨、雷击、地面突然塌陷等袭击并发生事故时，所造成的损失由保险公司负责偿还。可见，这是一种以按揭住房为保险合同标的物的财产保险，但是，由于按揭住房之上同时存有购房者的财产所有权和贷款银行的抵押权，于是造成保险利益的模糊。笔者认为，按揭住房保险不应是某一单一险种，从最广义来说，应是在按揭购房时，出于保障抵押权安全之考虑，可供选择的一系列险种，这些险种特点各异,“各保其险” ,共同组成一道完整的“防火墙”，共同抵御按揭住房市场的风险。但本文仅指狭义上的按揭住房保险即以按揭住房为保险标的物的财产保险。其次，笔者对强制性按揭住房保险合法性问题提出质疑。1、强制保险应该是政府为了树立新的公共政策，出于维护公益性之必要而设立的，非基于此目的，保险合同的订立不应违反《保险法》第 11 条关于保险自愿原则的规定。可见，按揭住房保险不构成公权力介入之必须，不应将其设定为一款强制保险，应还按揭 -49-<WP=56>住房保险以自愿保险的本来面目。2、银行强制指定保险公司，不仅仅是侵犯消费者选择权的强制性问题，其背后还暗藏着银行代理的违规问题。银行一方面代理保险公司的保险业务，另一方面又受购房者委托办理按揭住房保险，这无疑构成了双方代理，而在高额利润的驱动下，银行势必要指定购房人向自己所代理的保险公司投保，以获得大大超出法定标准的代理手续费。另外，根据中国人民银行和中国保监会的规定, 只有取得了《经营保险代理业务许可证（兼业）》的银行才能代保险公司推销住房保险，可是在我国目前比较混乱的保险中介市场上, 有一些没有兼业代理资格的机构代理了大量贷款住房保险业务甚至代签保单，由此，银行的保险代理业务还存在着行为能力欠缺问题。可见，要治理按揭住房保险业务，决不能只从保险业本身入手，银行保险代理业务的治理也是重中之重的一环。3、银行作为商事主体，向其消费者（购房者）提供按揭贷款服务时，在违背消费者意愿的情况下，要求购买者以购买按揭住房保险为条件，从性质上将，这又是一种破坏市场竞争的搭售行为。所以，按揭住房保险非但不应设定为一种强制保险，反而，应依法坚决抵制其强制性。再次，我国的按揭住房保险有违公平之法理。1、现行的按揭住房保险制度要求，购房者必须对按揭住房投保财产险，且约定贷款银行为保险赔偿金的第一受益人。但事实上“保险受益人”是一个仅适用更多还原

【Abstract】 As the deepen of the public residential information，thereal estate now becomes the new economic gain point，andthe purchase of houses is the focus of the public。In May，1998 ， the Management Law of Credit Loan of Housesprescribe that personal loan by the mortgage of houses musthave a transaction of housing insurance 。 In 1999 ，consumption credit was just coming out in some megalopolissuch as Beijing ，Shanghai and Guangzhou， and topurchase houses with bank loans are becoming commonamong the citizens，the allies between banks and insurancecompanies are providing new chances for the developmentof the personal credit in our country。 But there are many problems。Now ，the developmentof insurance is just at the beginning ，and the whole moneymarket and legislation condition are far from mature， theinsurance companies have specified knowledge about theirjobs ，but the common policy holders almost know nothingabout the whole thing ，so there are heavy informationinequality between the insurance companies and the policyholders ， so there are all kinds of problems in thecontemporary launch of insurance for personal credit。 A lawsuit in Chongqing made many eyes turnedtowards the compulsive insurance for the mortgage system，extensive attention of all circles also drew by the articlespublished in the Southward Weekend about the system。But -53-<WP=60>there is no systematically study about the housing mortgageinsurance ， especially jurisprudential study about theproblem。This essay is attempting to analysis the problemwith the study of insurance laws。 To have a fine study on the housing mortgageinsurance ，we need to have a study of the history of thesystem。Mortgage comes from England Law，it means a kindof remise or a transact of one’s own belongings to mortgagein order to assure a certain payment or a carry out of a debt。HongKong received the England Law tradition ， andintroduced the mortgage system into our country。 But there different understandings of “mortgage”between HongKong and China mainland，it has form veryspecial meanings under the present Chinese law system，andis now accepted as a law term by the unwritten law。In Chinamainland，mortgage is a kind of action ，that is ， ifsomeone does not want or cannot pay the price of the houseat one time，he can mortgage all his rights and interestsunder the real estate compact to the mortgage bank，and thebank will loan a certain amount money to the buyer，but themoney is just pay to the real estate company directly by thebank by the name of the buyer。It has some speciality： 1 Three main body ，that is ，house buyer ，real estatecompany and the mortgage bank； 2 It includes three basic law relationships ，that is，firstly，the trade compact relationship between the housebuyer and the real estate company，secondly，the loan -54-<WP=61>compact relationship between the house buyer and themortgage bank，and thirdly，the mortgage assurance compactrelationship between the house buyer and the mortgagebank。 3 The aim is to purchase real estate or to get the fund toconstruct buildings。 4 The target of the real estate compact and the target ofthe assurance compact is the same one。 5 In most cases，it requires the buyer to hand over theprofit certificate to the bank as a necessary approach to makethe mortgage compact become effective，and does not meansto bring the commodity house rights into effect，especiallythe proprietorship of the house。 6 If the mortgager cannot pay the debts in time ，mostly，there are two adoptions for the mortgagee to put thehupothec into realization :firstly ，covert into money ，auction or set off the target in order to get the moneypriority；secondly，make a prior agreement about re-purchasearticles，which allows the consumer，namely，the real estatecompany to re-purchase the target，and u更多还原