以商品房买卖方式设定的担保之法律效力研究

发布时间：2018-03-05 11:28

本文选题：担保　切入点：代物清偿预约　出处：《兰州大学》2017年硕士论文　论文类型：学位论文

【摘要】：受经济形势和金融政策的影响,在面临资金紧张而又无法从金融机构获得融资的情况下,房地产开发企业往往会通过民间借贷的方式解决临时性资金短缺的困境。为了担保借款的偿还,房地产开发企业和出借人往往会在借款合同外另行签订商品房买卖合同,并约定以商品房买卖合同担保借款债务,当房地产开发企业届期未能清偿借款债务时,转移房屋所有权归出借人所有、抵顶借款债务。如何认定此类以商品房买卖方式设定的担保的性质和效力,学说上存在很大的分歧,实务的中做法也不相统一。为统一司法裁判,2015年9月1日开始施行的《最高人民法院关于审理民间借贷案件适用法律若干问题的规定》(以下简称《规定》)第24条规定:“当事人以签订买卖合同作为民间借贷合同的担保,借款到期后借款人不能还款,出借人请求履行买卖合同的,人民法院应当按照民间借贷法律关系审理,并向当事人释明变更诉讼请求。当事人拒绝变更的,人民法院裁定驳回起诉。按照民间借贷法律关系审理作出的判决生效后,借款人不履行生效判决确定的金钱债务,出借人可以申请拍卖买卖合同标的物,以偿还债务。就拍卖所得的价款与应偿还借款本息之间的差额,借款人或者出借人有权主张返还或补偿。”但《规定》第24条只是从程序上作出了处理该类案件的一般性规定,并未明确此类以商品房买卖方式设定的担保的具体性质和法律效力,从而导致对该条的理解也存在很大的分歧。基于此,本文力图通过对我国司法裁判中一个典型案例的分析并在评析各种既有观点的基础上,从解释论的角度出发论证此类以商品房买卖方式设定的担保的具体性质和效力,并就《规定》第24条的理解与适用进行分析,以期探索出审理此类案件纠纷的新型路径。本文正文分为四个部分,其内容大致如下:第一部分是案件相关情况及争议焦点。首先对案件情况、一审和二审法院的裁判理由和结果及当事人的上诉理由进行简要的介绍。继而归纳出本案的三个争议焦点。第二部分是案件的法律性质分析。首先通过对现有的各种观点的介绍和分析得出以商品房买卖方式设定的担保不能成立让与担保或后让与担保,其也不符合抵押权的构成要件,不能成立抵押担保。其次通过比较其与代物清偿的联系和区别,得出以商品房买卖方式设定的担保的本质为代物清偿预约。最后通过对代物清偿预约的性质及担保物权设立程序的分析,得出以商品房买卖方式设定的担保不能成立物权性担保,其性质为债权性的担保约定。第三部分是对以商品房买卖方式设定的担保的法律效力分析。首先通过对买卖合同的分析,认定其构成通谋虚伪的表示,买卖合同无效。其次通过对隐藏行为,即代物清偿预约效力的不同观点的介绍和分析,得出代物清偿预约有效的观点。最后分析了代物清偿预约与流押契约的关系,认为其应受流押禁令的控制,但由于流押条款并不必然损害债务人的利益,故应对流押禁令的适用作限缩性的解释。第四部分是《规定》第24条引出的争议及完善建议。首先介绍了对《规定》第24条在法律适用和买卖合同性质上存在的两点争议,进而通过对《规定》第24条的分析及评析各种观点的基础上,提出本文对《规定》第24条的理解并得出了其不足之处。继而通过对全文的总结得出本文对完善《规定》第24条的三点建议。
[Abstract]:Affected by the economic situation and the financial policy, in the face of tight money and unable to obtain financing from financial institutions, real estate development enterprises tend to solve the temporary shortage of funds dilemma by way of private lending. In order to guarantee the repayment of loans, real estate development enterprises and lenders often in the loan contract and shall be commercial housing sales contracts signed, and agreed to a contract for the sale of debt secured loans to commercial housing, real estate development enterprises when those failed to repay the loan debt, the transfer of housing ownership of all lenders, offsetting loan debt. How to determine the nature and effect of setting such as the sale of commercial housing the guarantee, great differences exist theory in practice, the practice is not unified. To unify the judicial judgment, the Supreme People's Court on September 1, 2015 to begin implementation of the "optimal usage of private lending case trial The provisions on the law issues (hereinafter referred to as the "Regulations") article twenty-fourth: "the parties to sign the contract of sale as a private lending contract guarantee, the borrower can not repay loan expires, the lender requests to fulfil the contract of sale, the people's court shall, in accordance with the law relations between private lending and the parties to the trial interpretation to change the claim. The parties refused to change, the people's court rejected the prosecution. In accordance with the civil legal relationship lending trial judgment into effect, the borrower does not fulfill the entry into force of the judgment of the money debt, the lender may apply for auction sale contract, to repay the debt. It proceeds from the auction price and shall repay the loan principal balance between borrowers, or the lender has the right to claim restitution or compensation." but the provisions of < > twenty-fourth is from the program to the general provisions of the handling of such cases, and this is not The specific nature and legal effect of setting to the sale of commercial housing the guarantee, resulting in significant differences also exist in the understanding. Based on this, this paper tries to analyze a typical case of judicial adjudication in China and based on the analysis of all existing views on the specific nature and effect from the set explain the theory argument such as the sale of commercial housing the guarantee, and the provisions of the understanding and application of < > twenty-fourth were analyzed in order to explore a new path for the trial of such cases of disputes. This text is divided into four parts, the main content is as follows: the first part is the relevant circumstances of the case and the focus of controversy the circumstances of the case. First of all, the grounds of the appeal trial and judge the reason and result of the parties and the court of second instance are briefly introduced. And then sum up the three focus of controversy in this case. The second part is the case law The law of nature. Firstly through the introduction and analysis of the existing viewpoints that set in the sale of real estate collateral guarantee way cannot be established or after the mortgage, the mortgage does not conform to the constitution, can not be established collateral. Then by comparing with the datio in solutum the relationship and difference between the nature of that set in the sale of commercial housing the guarantee for the datio in solutum appointment. Finally through the analysis to set up a program on behalf of the property settlement reservation property and security interests, that set in the sale of real estate collateral property can not be established way of guarantee, the nature of the creditor's rights guarantee agreement. The third part is to analyze the setting of commercial housing the trading guarantee legal effect. Firstly, through the analysis of the contract of sale, said that it constitutes collusion false, ineffective contract. Then based on hidden behavior, namely generation The introduction and analysis of the different views of the property settlement reservation effect, the appointment of the datio in solutum effective point of view. The final analysis of the datio in solutum reservation and flow escort contract, it shall be governed by the flow control and the ban, but because the class detainthe provision does not necessarily harm the interests of the debtor, the flow and the application of the ban the limit of interpretation. The fourth part is the provisions of < > twenty-fourth leads to controversy and improvement suggestions. First introduces two issues of < > twenty-fourth provisions in the applicable law and the contract nature of existence, and then through the analysis of the provisions of article twenty-fourth and < > based analysis of all kinds of viewpoints, this paper on < > twenty-fourth of the provisions of understanding and finds out its shortcomings. Then through the full text of the summary is given three suggestions to perfect the provisions of < > twenty-fourth.

【学位授予单位】：兰州大学
【学位级别】：硕士
【学位授予年份】：2017
【分类号】：D923.6

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