抵押预告登记优先受偿效力的解释论

作为预告登记的一个子类型,按照法教义学的逻辑推演,抵押预告登记并不产生优先受偿效力。但该制度的创设目的在于满足商品房预售交易中当事人的担保需求,若抵押预告登记权利人最终无法实现优先受偿权,这一制度将难以发挥其应有的作用,最终沦为具文。当符合已办理建筑物所有权首次登记且预告登记未失效等条件时,抵押预告登记转本登记的实质条件已满足,允许抵押预告登记权利人直接行使优先受偿权并不违反物权法基本原理。虽然《民法典担保制度解释》最终未对强制执行程序中抵押预告登记的效力作出规定,但不妨碍预告登记权利人依照该司法解释第52条第1款的规定行使优先受偿权。在破产程序中,抵押预告登记权利人行使优先受偿权无须以已办理建筑物所有权首次登记为前提,优先受偿的范围也不应限制在人民法院受理破产申请时抵押财产的价值范围内。

Interpretation of the Priority Effect of the Advance-Notice Registration of the Mortgage

As a subtype of the advance-notice registration,merely according to the logical deduction of articles of law,the advance-notice registration of the mortgage does not have a preferential effect.However,the purpose of creating this system is to meet the security needs of the parties in the pre-sale transactions of commercial housing.If the right holder is unable to realize the priority of payment,the system cannot play its proper role and will eventually be dead-letter law.When the real estate development enterprise has completed the first registration of building ownership and the advance-notice registration of the mortgage has not been invalidated,the substantive conditions for transferring the advance-notice registration of the mortgage to the formal registration have been fulfilled.Although the parties have not applied for the formal registration of the mortgage,the right holder should be allowed to exercise the priority right to be paid directly.The newly promulgated interpretation of the Supreme People’s Court on the Application of the Civil Code of the People’s Republic of China Concerning the Guarantee System does not directly provide the effect of the advance-notice of registration of the mortgage in the enforcement proceedings,but it does not prevent the right holder from exercising his priority right to be paid in accordance with the provision of Article 52(1).In the bankruptcy proceedings,the exercise of the priority right need not be premised on the first registration of building ownership,nor should be limited within the scope of the value of the mortgaged property at the time the people’s court accepts the debtor’s bankruptcy petition.