【作者】 杨志强；

【导师】 赵学云；

【作者基本信息】 东北师范大学 ， 民商法学， 2011， 硕士

【摘要】 商品房预售制度自90年代初期引入我国后,对于推动我国房地产市场的发展发挥了不可替代的作用,但商品房预售所具有的不同于一般现房买卖的特征,也给预购人带来了较大的风险,因此在商品房销售中,预告登记现象普遍存在。由于在商品房预售中此时商品房尚未建成,预售人与预购人之间不可能产生现实的该房屋的物权变动,那么如何更好地保护预购人的利益,有效地限制预售人的处分权,防止其“一房二卖”,并使第三人从有效途径知悉商品房的现状,预告登记为这一切提供了可能性保障,所谓的预告登记制度是指在进行本登记所需要的条件还不完全具备的情况下,为了保全不动产物权的变动请求权或者是本登记的顺位而进行的登记。在预告登记出现以前,我国也有类似相关的制度,例如商品房预售合同登记备案制度,但是由于该制度更多的是为了加强政府对商品房预售的监管,不具有民法的属性,在具体实践中也不能发挥平衡交易当事人利益的作用,预告登记制度从保护交易弱者的角度出发,兼顾其他当事人的利益,赋予债权以物权的法律效力,实现了交易当事人之间利益的平衡,保护了交易的安全。本文在论述商品房预售之预告登记制度研究中,主要用到实证分析方法、比较分析方法和个案分析方法等,同时还采用了解析学的一些理论,旨在从商品房预售中预告登记制度的基本情况,目前存在的问题,国内外的立法比较,以及借鉴、适用等方面上加以分析,系统地阐述商品房预售中预告登记制度存在的主要问题和完善方式,并对我国目前相关立法的适用提出了参考意见。本文共分三个部分:第一部分主要从预告登记的概述入手,讲述了预告登记制度的概念、历史沿革,物权变动模式下的预告登记和商品房预售的关系,预告登记制度在商品房预售中的价值,以及目前我国在商品房预售中预告登记的现状和存在的主要问题。第二部分主要是对不同国家和地区之间的立法和学术方面的比较,比较的主要角度选择了商品房预售中预告登记的发生要件方面、保全权利效力方面、登记机关的审查方式方面和请求权的范围方面。比较的这四个角度也是目前我国预告登记制度中问题比较突出的地方,通过对中外同一问题在立法和研究成果上的比较,以希在比较中发现问题,解决问题。第三部分主要是讲述了商品房预售中预告登记制度的适用问题,这一部分主要是对我国预告登记制度的最新立法成果进行分析,并借鉴、吸收第一部分和第二部中的理论成果,对商品房预售中预告登记的适用提出建设性参考意见,这一部分理论与实践相结合,追求一种至善的美。更多还原

【Abstract】 Advance sales of commercial housing have played an irreplaceable role in accelerating our country’s real estate market development since it was introduced into our country in the early times of 1990s. At the same time, some characteristics of it, which is different from that of sales of completed apartment, also bring a big risk to the advance purchaser.So housing developments are prevalent in home sales at advance sales of commercial housing. But then the housing has not yet been completed, and between the pre-buy and the pre-sale, the reality could not produce the change in the housing property. It is a problem that how to protect the interests of the pre-buy on the effective restrictions on the sale of disposition, and the third can have an effective way to know the status of housing. Registration of advance notice which provides every possibility for all that is required when the registration does not have all the conditions of the case in order to preserve the right to request changes in real property or the pick of the registration. Before advance notice registration appears, some similar systems already exist, such as sales contract filing system, but that system is more likely to strengthen government regulation of real estate sale, the property instead of serving as the civil law and in fact it can not play the role in balancing the interests of the parties to the transaction either. However, notices of the registration system starts with an aim to protect the transaction safety in means of maintaining the benefits of the weak group in transactions, taking the interests of other parties to the transaction into account, giving legal effect of property rights, and strive to achieve a balance between the interests of parties to the transaction. This article discusses the advance notice registration of advance sales of commercial housing in such aspects as by applying several methods such as empirical analysis, comparative analysis and case study methods. Also some other analytical theories of science are used intending not only to find out the existing problems but also to improve the system of advance notice registration. The author of this article suggests his views in the advance notice registration system in the following respects: the basic information of the advance notice registration; current problems; the domestic Legislation and the comparance with domestic and foreign records for reference of the development of the advance notice registration. The article is comprised of three parts:The first part starts from an overview of the registration notice, the concept and the history of notice registration system, and the relationship between the real estate sale and the advance notice registration in the value of the real estate sale to the current situation and existing problems in our country of the advance notice registration.The second part mainly focuses on the in-depth comparisons between Chinese and foreign system both legislatively and academically. The main points of comparison focus on advance notice of the registration process of the different elements, the preservation effectiveness of rights, review the modalities of registration authority and the scope of claims. These four points are currently the main problems in the registration system in China. Through comparing Chinese and foreign research achievements, hopefully ways to solves the problems will be found.The third part is about the application notice of the registration system in the real estate sale process. It mainly focuses on analyzing the latest legislation achievements and absorbing the theoretical results in the first and second parts. And then learn from them and arrive at some constructive opinions for advance registration in real estate. This part will combine theory with practice to pursuit perfection.更多还原