论农民住房财产权抵押制度构造——以宅基地资格权与使用权分离为视角

The Solution of the Predicament of Mortgage of Farmers’ Housing Property Right——From the Perspective of Separation of Qualification Right and Use Right of Homestead

《物权法》禁止宅基地使用权抵押,阻碍了农民住房财产权抵押制度之构建.宅基地资格权与使用权的"捆绑",使既有的农民住房财产权抵押改革试点陷入困境.农民住房财产权抵押制度设计宜将宅基地资格权作为无偿取得宅基地使用权的唯一条件;明确宅基地资格权的不可转让性;严格区分用益物权意义上的宅基地使用权与一般意义上的宅基地使用权,并确立前者的物权登记生效主义.破解农民住房财产权抵押,宜禁止以宅基地使用权单独抵押、扩大抵押权人范围,区分农民有无"其他合适居所"等多方面分别对农民住房财产权抵押进行规则重构.

The fact that the right to use the homestead as a mortgage is blocked at the legislative level brings obstacles to the construction of the mortgage system of peasants’ housing property right. The "bundling" of the qualification right of homestead and the right to use makes the existing pilot reform of the mortgage of farmers’ housing property right in a dilemma. We should regard the qualification right of homestead as the only condition for acquiring the right to use homestead free of charge, clarify the nontransferability of the qualification right of homestead, strictly distinguish the right to use homestead in the sense of usufructuary right from the right to use homestead in the general sense, and establish the validity doctrine of the registration of real right of the former. The dilemma of mortgage of peasants’ housing property right is to prohibit the use of homestead as a separate mortgage.On the basis of expanding the scope of mortgagee, the corresponding mortgage system is constructed by distinguishing whether peasants have "other suitable residences" and so on.