不动产抵押物转让规则新解

New Interpretations of Rules of Alienation of Immovable Mortgaged Property

根据立法者一体解决抵押物移转与抵押权提前清偿的意图,应将《物权法》第191条第1款解释为,抵押权人得与抵押人约定,抵押物转让前须提前清偿债务、消灭抵押权。这里的同意解释为对要约的承诺,其对象为抵押物转让以提前实现抵押权为前提。《物权法》第191条第2款本质上也是一种提前清偿、消灭抵押权作为移转登记前提的一揽子解决机制,只不过赋予了第三人以涤除权,从规范目的角度看,该规则的适用应限定在抵押物出让价值低于抵押权担保债务的数额的情况下,其本质是一种对他人抵押权的"私的征收",故应建立抵押权人同意以及拍卖制度,以平衡当事人之间利益。基于这种解释,本文认为《物权法》第191条规定了两种抵押权实现的特殊规则,并不影响一般规则的确立。抵押物得自由转让、抵押权具有追及力仍是一般性规则。

According to the intention of the legislators to collectively deal with alienation of mortgaged property and paying off debts to the mortgagee in advance,Art.191.1of the Real Right Law should be interpreted in the way that,the mortgagee and mortgagor can agree that,before alienating the mortgaged property,the debts to the mortgagee should be paid off in advance so as to terminate the mortgage right.The'consent'here should be interpreted as'acceptance'to the'offer',whose object is that realization of mortgage right should be the precondition of alienation of mortgaged property.Actually Art.191.2of the Real Right Law is also a package solution of transfer registration with paying off debts in advance and terminating mortgage right as precondition,but only that this article endows third party with elimination right.From the perspective of its goals,the application of this rule should be limited within the circumstances where the transfer value of the mortgaged property is lower than the debts of mortgage right.Its nature is a sort of'private expropriation'.The system of obligee's consent and auction system should be established in order to balance the interests between different parties.Based on the interpretations above,this article holds that Art.191 of the Real Right Law provides two kinds of specials rules for the realization of mortgage right which will not affect the establishment of general rules.That the mortgaged property can be transferred freely and that mortgage right has recourse effect are still the general rules.