准不动产物权变动登记对抗规则的法理与适用——兼释《民法典》第225条

The legal principle and application of registration confrontation inquasi-real property rights changes——also about Article 225 of the Civil Code of PRC

《民法典》第225条等条文规定了基于法律行为的准不动产物权变动的登记对抗规则,该制度的立法目的是"宏观上促进交易效率,微观上鼓励交易安全","鼓励交易安全"又体现为"更好地维护交易安全者胜出"。第225条的主要规范意旨则为"公示生效加登记对抗",其中,"公示生效"包含"登记也可以具有生效要件的作用"之意。据此,在准不动产多重物权变动语境下,"未经登记不得对抗的善意第三人"就是善意且完成登记的物权受让人。在准不动产多重所有权让与、多重抵押权设立以及抵押权设立与所有权让与并存中,都存在未经登记不得对抗的善意第三人。

Article 225 and other provisions of the Civil Codeof PRC stipulates the registration confrontation rules for changes in quasi-real estate rights based on legal actions.The legislative purpose of the system is to"promote transaction efficiency on the macro level,encourage transaction security on the micro level",and"encourage transaction security".It is also reflected as"the better maintenance of transaction security wins."The main normative purpose of Article 225 is"publication effective plus registration confrontation",where"publicity effective"includes"registration can also have the effect of effective requirements".According to this,in the context of multiple changes in real right of quasi real estate,"bona fide third party that cannot be confronted without registration"is thebona fide and registered property right assignee.In the quasi-real estate multiple ownership transfer,multiple mortgage rights establishment,and mortgage rights establishment and ownership rights coexistence,there are well-intentioned third parties who cannot be confronted without registration.