论抵押权的预告登记

On the Registration of the Caution for Hypotheca

预告登记的适用范围很广,不仅可适用于转让房屋所有权或建设用地使用权的协议,也能适用于旨在设立、变更或者消灭不动产物权的协议。当事人设立不动产抵押权时,当然可以进行预告登记。而抵押权预告登记的类型既包括房屋、建设用地使用权抵押的预告登记,也包括预购商品房抵押权预告登记。商品房的预售及以预购商品房设立抵押时适用预告登记在我国法上并无障碍,不能简单地依据德国法的规定对之加以否定。至于在建建筑物抵押权的登记,其性质上属于本登记,而非预告登记。抵押权预告登记具有限制处分的效力,但不能限制抵押人再次抵押该不动产。抵押权预告登记也不能对抗法院的查封、预查封以及拍卖、变卖等强制执行措施。抵押权预告登记的顺位效力应当得到承认,即在抵押权预告登记转为抵押权登记时取得原先的顺位。抵押权预告登记的权利人原则上没有优先受偿权,但预购商品房抵押权预告登记的权利人是例外,其在债务人不履行到期债务或者发生当事人约定的实现抵押权的情形时,有权就抵押财产变价并优先受偿。

The Registration of the Caution has broader application, including not only for the agree- ment of transferring ownership of premises and right to use land for construction, but also for the deal of creation, change or elimination of the real right of real estate. Parties can apply the registration of the caution when they set a mortgage with real property. The categories of registration of the caution for hy potheca include mortgages with premise, the right to use land for construction, and advance sale of com- mercial house. There is no obstacle for China law to apply registration of the caution in the case of ad vance--selling commercial houses or mortgages with them, as it is negligent to oppose the application ac- cording to German law. The nature of a mortgage with buildings under construction is official registration rather than advance registration. The registration of the caution could not limit the mortgagor to create more mortgages or resist the seizing, pre--seizing, selling off and auction by courts , although it has the power to limit the ability of disposal. It is necessary to admit the effect of the sequence or the right to the registration of hypotheca. The holder of the regis of advance--selling commercial house, basically tration of the caution for hypotheca, except for the case does not enjoy right of pledge