房地单独抵押、房地分别抵押的效力——以《物权法》第182条为分析对象

On the Effects of the Mortgage on Housing or Land Alone,the Mortgage on Housing and Land Separately——Based on Article 182 of Property Law of China

在房地一致原则之下,建筑物及其占用范围内的建设用地使用权应当一并抵押,但房地单独抵押、房地分别抵押时,并不能仅因违反这一原则而被认定无效。房地单独抵押时,抵押权人就未抵押财产取得法定抵押权;约定抵押权和法定抵押权构成共同抵押,共同担保主债务的履行。房地分别抵押时,各抵押权人仅就其设定抵押权的财产享有抵押权,就其未设定抵押权的财产不享有法定抵押权,但在实现抵押权时,应依《物权法》第146、147条的规定,就建筑物及其占用范围内的建设用地使用权一并变价,各抵押权人仅就其享有抵押权的抵押财产所占变价款中的比例优先受偿。

Under the principle of integration between the building ownership and the land use right,a building and its relevant land use right shall be mortgaged together,but when only the building or the land use right is mortgaged alone to one person,or the building and the land use right are mortgaged separately to two persons,these acts cannot be deemed to be invalid only for the violation of the principle.When buildings or the land use right is mortgaged alone,mortgagees automatically obtain legal mortgage on the unmortgaged property;the conventional mortgage and the legal mortgage constitute joint mortgage which guarantees the performance of the principal debt.When the building and the land use right are mortgaged separately,each mortgagee can only obtain mortgage on the property that they have mortgaged.As to the property that they have not mortgaged,they cannot obtain legal mortgage automatically.However,when realizing the mortgage,according to Article 146 and Article 147 of Property Law,the building and the land use right shall be disposed of together;each mortgagee can only seek preferred payments from the money generated from the disposal of the property on which they have mortgage.