预告登记权利人“排除异议”的判定——以《异议复议规定》第30条为中心

《异议复议规定》第30条作为预告登记权利人提出案外人异议的审查依据,因其中"排除异议"及"符合物权登记条件"在解释上易生歧义,致实务适用意见不一。依执行理论,除所有权外,何种权利始可排除强制执行,应依实体法之性质、效力及执行目的或方法确定。经预告登记之权利并非实体权利,其性质应为兼具物权性、债权性及从属性的请求权。目前,我国预告登记在强制执行中的效力,立法未臻明确,但结合我国预告登记实体法之"再处分禁止效力"及"不动产登记簿冻结效力",藉由目的解释,应将《物权法》第20条第1款之"处分"进行扩张,使其效力覆盖强制拍卖、变卖等"处分"性执行措施。而案外人据以《异议复议规定》第30条提出异议的,法院不应适用于商品房预售合同备案登记、网签及受让物权预告登记以外的其他预告登记之情形,其"符合物权登记条件"之确认,应参照预告登记转本登记之理论,采实务通说之标准,具化为满足合法有效的商品房买卖合同,已办理预告登记及支付全部价款或依约定支付价款之要件。

Judgement on the "Sufficiency of Excluding the Enforcement" of Holder in the Advance Notice Registration ——Based on the Article 30 of Provisions of the Supreme People's Court on Several Issues concerning the Handling of Enforcement Opposition and Reconsideration Cases by People's Courts

Article 30 is used as the ground for the transferee to raise an opposition to stop the disposal of the seized real property that the advance notice registration for transferred real rights has been undergone.However,because of the"an opposition to stop the disposal of the seized real property"and"the real right registration conditions are met"need to be further explained,there are appreciable controversies judgments.According to the relevant theory of enforcement,what rights,except for ownership,are enough to prevent enforcement,should be determined according to the nature,effectiveness and purpose or method of enforcement.To properly judge the cases,where a non-party raises an opposition to prevent enforcement,the people’s court shall examine the nature and effectiveness of the advance notice registration,meanwhile,make the constituent requirements and"the real right registration conditions are met"in accordance with the current law.At present,the effectiveness of advance notice registration in enforcement in China is not clear,but in combination with its effectiveness in the real right law,the disposal should be included the auction and sale.The court shall not apply Article 30 to the pre-sale contract,online contract signing and other situations of advance notice registration.Moreover,the requirements of the"the real right registration conditions are met"shall be as followed:met the legal and valid commercial housing sales contract,has already processed the advance notice registration and paid the full price or as otherwise agreed.