借用资质开发房地产执行异议之诉的裁判规则

Adjudication Rules of Enforcement Objection Actions Concerning the Borrowing of Real Estate Development Qualifications

借用资质开发房地产,现实中存在纯借用资质型、土地使用权转让型、合作开发型三种交易模式。出名人被其债权人申请强制执行时,借名人是否可请求排除强制执行,司法实践中存在登记主义、实质利益、外观主义、物权期待权四种不同裁判路径。根据“房地一致”原则,借名人不能因建造房屋的事实行为取得房屋所有权,仅依据合同关系对出名人享有请求其转让房地权利的债权,不应将借名人界定为“隐名权利人”或“实际权利人”。借名人虽不享有物权,但可依据《执行异议复议规定》第28条排除强制执行。该条文中“签订买卖合同”之要件应作扩张解释,借名人与出名人签订房地产开发资质借用合同、建设用地使用权转让合同的,应视为符合该要件。

There are three transaction modes concerning the borrowing of real estate development qualifications:pure qualifications borrowing,land use right transferring and cooperative development.In case that enforcement is applied for against the lender by its creditor,whether the borrower's right is sufficient to prevent such enforcement,there are four different judgment paths in judicial practice:registration doctrine,substantive interest,appearance doctrine and expectant right of property.According to the principle of“consistency between land and buildings”,the borrower cannot obtain the ownership of buildings due to the factual behavior of constructing buildings,and only enjoys the right to request the lender to transfer the real right according to the contractual relationship.Therefore,the borrower should not be defined as“the undisclosed owner”or“the actual owner”.Although the borrower does not enjoy the real right,it could prevent the enforcement in accordance with Article 28 of the Provisions on Reconsideration of Objections to Implementation.The constituent element of“conclusion of purchase contract”in this article shall be interpreted extensively to the effect that the contract of borrowing real estate development qualifications or the contract transferring the right to use land for construction shall be deemed the contract of purchasing buildings.