历史遗留项目不动产登记的实证方案与规范选择

The Empirical Scheme and Normative Choice of Historical Difficult Problems in Real Estate Registration

研究目的:针对由于开发企业未办理首次登记,导致已经支付价款的新建商品房买受人无法办理转移登记取得物权的不动产登记历史遗留问题,梳理实证解决方案,提出规范路径选择,反思现行登记制度,助益不动产登记立法进程。研究方法:通过功能主义分析视角,展开实证案例研究、规范法教义学研究。研究结果:历史遗留项目的处理方案包括突破连续登记、代位申请登记、要件等效替代、交房即时办证等形式。研究结论:应当保护已经履行合同义务无过错购房人的财产权利,对于质量安全的登记客体,不宜因为开发企业欠缴土地出让金等公法义务未完成不予首次登记。建议明确不动产连续登记原则,增设代位申请制度。

The purposes of this study are to sort out empirical solutions,to propose a normative choice,to reflect on the current registration system,and to help the current legislative process of real estate registration,in view of the historical difficult problems of real estate registration that the newly-built commercial housing buyer who paid the price cannot go through the transfer registration to obtain the real estate right because the development enterprise has not registered for the first time.The research methods are to carry out the empirical case studies and doctrinal studies of normative law from the perspective of functionalist analysis.The results show that empirical solutions include breakthroughs in continuous registration,unilateral application for transfer,designation of eligible subjects,subrogation application registration,equivalent replacement of essentials,satisfying the effectiveness of proof,immediate certification of house delivery as well as accelerated review and registration.In conclusion,the property rights of non-faulty buyers who have fulfilled their contractual obligations should be protected.For quality and safety registration objects,it is not appropriate to refuse the first registration application because the development enterprise owes land transfer fees and other public law obligations.It is recommended to clarify the principle of continuous real estate registration/prior registration and add a subrogation application system.