抵押不动产出租后的折价问题研究

The Study of Converting Agreement after the Real Property Subject to the Mortgage is Leased

抵押人将不动产抵押之后再出租的,租赁关系不得对抗成立在先的抵押权,即租赁关系的存在不能对抵押权的实现造成妨害。在实践中,一般是以第一次拍卖流拍作为判断标准的。以折价方式实现不动产抵押权时,无从通过拍卖程序判断成立在后的租赁关系是否对抵押权的行使造成妨害,因此不能直接将租赁关系除去。只有在拍卖程序第一次流拍以后,抵押人和抵押权人达成折价协议,抵押权人才能得到无负担的抵押物所有权。

After the object subject to the mortgage is leased, the leasehold relation should not affect the registered right to mortgage. In practice, the judgment standard is the failure of first auction. When the right of mortgage is realized in the manner of converting agreement, the auction procedure cannot be used as the judgment stand. Therefore, the leasehold relation should not be got rid of directly. Only after the failure of first auction, the mortgager and mortgagee can make a converting agreement and get rid of the leasehold relationship. Then the mortgagee will gain the ownership of the real property without any burden.