商品房买卖消费者物权期待权适用困境与纾解

The Application Dilemma and Its Relief of Consumer’s Expectant Right of Real Right in the Sale of Commercial Housing

为解决商品房买卖中消费者生存利益与房地产企业其他债权人财产利益保护失衡问题,最高人民法院将物权期待权理论融入司法解释。然而该理论不仅有悖于民法典规定的物权变动规则,而且受制于物权公示制度。囿于主体认定标准、生存权界定标准、后续保护措施欠缺等,该理论在司法实践中并没有形成统一的适用逻辑。对此应当对《执行异议复议规定》第二十九条规定的构成要件予以实质化解释,以此完善“用于居住”“名下无其他用于居住住房”和“支付价款比例”的判定标准,并对消费者科以合理审查义务,同时法律还应完善排除强制执行后的所有权确权与登记程序。

To address the imbalance between the survival interests of consumers and the protection of property interests of other creditors of real estate enterprises in the sale of commercial housing,the Supreme People’s Court has incorporated the theory of the expectant right of real right into judicial interpretations.However,this theory not only contradicts the rules of property rights change stipulated in the Civil Code,but is also constrained by the property rights disclosure system.Due to the lack of criteria for identifying subjects and defining survival rights and the lack of subsequent protective measures,this theory has not formed a unified logical application in judicial practice.In this regard,the constitutive elements stipulated in Article 29 of the Regulations on Reconsideration of Execution Objections should be substantively interpreted,in order to improve the criteria for determining“used for residence”,“no other residential housing under the name”and“payment proportion”and to impose reasonable review obligations on consumers.At the same time,the ownership confirmation and registration procedures after excluding compulsory execution should be improved.