未办理不动产抵押登记时金融债权的保护问题研究――以不动产抵押权设立和转让交易中的争议问题为重点

Research on the Protection of Financial Claimswithout Real Property Mortgage Registration ——With Focuses on Disputes in theTransactions of Real PropertyMortgage Formation and Assignmen

在不动产抵押权设立交易中,未办理抵押登记不影响抵押合同效力,抵押义务人负有为债权人设立抵押权的合同义务。抵押义务人未履行上述义务的,债权人有权请求其承担违约损害赔偿责任。在不动产抵押权转让交易中,主债权转让的,担保该债权的不动产抵押权一并转让,但当事人另有约定的除外。不动产抵押权转让而未经变更登记的,不得对抗善意第三人,也不得再次转让。

The issue of financial claim protection when the formation and assignment of the real property mortgage are not officially registered has been a thorny issue in judicial practice in courts.In a transaction of real property mortgage formation,the validity of the mortgage contract is not affected,so the mortgage obligator bears the contractual obligation to form the mortgage for the sake of the creditor.Mortgage obligators will be liable for the damages caused by their breach of contract if they do not perform their aforesaid obligations.In a transaction of real property mortgage assignment,if not otherwise agreed by parties,the mortgage is assigned along with the primary claim.The assignment of the real property mortgage which is not perfected by an amendment registration will not affect the right of a bona fide third party and will foreclose a further assignment.