《民法典》中预告登记的效力修正与体系展开

Amendment to the Effect of the Pre-Registration in The Civil Code and Its Systematic Spread

无论是出于比例原则的考量,抑或基于我国已有的“相对无效”学理和司法实践经验,“相对无效说”比“限制处分说”更契合预告登记保全效力的立法模式。在“一物数卖”的处分保护中,网签预售备案登记作为我国特有的债权公示机制,应当肯认其对预告登记制度的替代作用。预告登记对抗强制执行的效力应区分《执行异议复议规定》第30条前后半句分别予以适用,后半句中的“符合物权登记条件”宜参照《执行异议复议规定》第28条和第29条所设要件。预告登记的破产保护效力在于排除管理人的自由选择权,阻碍管理人对标的物的处分行为。鉴于《民法典》第406条对《物权法》第191条的修正,预售商品房的抵押权预告登记仅具顺位保护效力,不动产登记规范对此应作出相应调整。

Whether for the consideration of the principle of proportionality,or based on the existing“relative invalidity”theory and legal experience in China,the“relative invalidity theory”is more consistent with the legislative model of the preservation effect of pre-registration than the“restrictive punishment theory”.In the disposal protection of “several sales for one thing”,as a special publicity mechanism of obligatory rights in China,online registration for pre-sale record should be recognized as an alternative to the pre-registration system.The effect of pre-registration against compulsory execution should be applied separately in the first and second half sentences of Article 30 of the Provisions of Enforcement Opposition and Reconsideration,and the“meeting the conditions for registration of real rights”in the latter half sentence should refer to the requirements set in Article 28 and Article 29 of the Provisions of Enforcement Opposition and Reconsideration.The bankruptcy protection effect of pre-registration is to exclude the manager’s free right to choose and hinder the manager’s disposition of the subject matter.In view of the amendment of Article 406 of The Civil Code to Article 191 of the Property Law,the pre-registration of mortgage rights of pre-sale commercial houses only has the effect of sequential protection,and the real estate registration regulations should be adjusted accordingly.