不动产抵押权优先受偿范围研究——基于裁判分歧的分析和展开

A Study on the Priority Range for Repayment of Real Estate Mortgage——Analysis and Development Based on Judgment Differences

债的受偿范围可依当事人约定的担保范围或法定的担保范围而确定,其是否可以纳入不动产抵押权的优先受偿范围,还需考虑不动产登记簿的记载和法律的限制性规定。利息、逾期利息、违约金、损害赔偿金都应当进行登记,且登记或依登记计算的数额可以超过法定限制,只不过就超过部分,债权人不享有债权请求权,更不享有优先受偿权。实现抵押权的费用、保全抵押财产的费用,无需登记,具有共益费用性质,当然属于优先受偿范围。抵押合同约定的担保范围与不动产登记簿的记载不一致时,法院在实体审判中应明确具有优先受偿性的债权范围,以及不具有优先受偿性、仅具有债法效力的债权范围,为债权人实现其权利提供执行名义。在强制执行程序中,执行法院就抵押财产变价款的分配,根据是否存在后顺位物权人和一般债权人而区别处理。司法实践中的不同处理在一定程度上受到不动产登记簿设计的影响。为彻底解决此种分歧,应对不动产登记簿的登记事项进行修改,或者在登记簿的"附记"中记载担保范围。

The scope of the debt may be determined according to the scope of the guarantee agreed by the parties or the scope of the statutory guarantee and whether it can be included in the priority range for repayment of real estate mortgage should take consideration of the provisions of the record of the real estate register and the restrictive provisions of the law.Interest,overdue interest,liquidated damages and damage awards should be registered,and the registration or the registered amount of the calculation can exceed the statutory limit,but for more than part of the statutory limit the creditors do not enjoy the right to obligatory claims,let alone the priority right for repayment. The cost of mortgage and secured property without registration,having the nature of the cost of common benefit,is certainly a priority range for repayment. When the scope of the guarantee agreement stipulated in the mortgage contract is inconsistent with the record of the real estate register,the court shall clearly determine the scope of the claims with priority and without priority but the nature of creditor＇s right in the substantive trial,and realize creditor＇s right in the name of execution. In the enforcement process,the executive court will allocate the price of the mortgage property according to the existence of the latter syn-position real right person and the general creditors. The different treatment in judicial practice is influenced to some extent by the design of the real estate register. In order to completely resolve such differences,the registration of the real estate register should be modified,or the scope of the guarantee should be recorded in the ＂Notes＂of the register.