不动产物权期待权实体法外溢的反思与厘正--基于31份二手房“先卖后抵”判决书之整理

Reflection and Correction on the Overflow of Substantive Law of Real Estate Expectation Right

不动产物权期待权由民事执行法外溢至民事实体法,实体判决逻辑演绎的类型包括事实物权理论、优先顺位理论及权属争议理论。物权期待权实体权利化之外部源起在于民事执行程序的权利外溢及对域外法的期待权参引,内部因素包括解释论中物权期待权显现的制度优势、价值衡平理念下对生存权的保护以及对不动产登记制度的漏洞填补。赋予不动产买受人积极行使物权期待权的结果不仅遭受突破物权法定主义及公示公信原则、冲击债物二分财产体系之诘问,而且公示性及财产性能的缺失导致物权期待权存在固有缺陷。当程序法的独立价值使其具有独立规范执行阶段权利排序的功能时,具有公示性的预告登记制度的引入将高效填补实体法中物权期待权隐蔽优先性之缺憾。

The expectation right of real estate spills over from civil enforcement law to civil substantive law,and the logical deduction of substantive judgment includes factual real right theory,priority theory and ownership dispute theory.The external source of the substantive right of the real estate expectation right is the overflow from the civil execution procedure and the reference of expectation right of foreign law.The internal factors include the institutional advantage of the manifestation of real estate expectation right in the theory of interpretation,the protection of the subsistence right under the concept of value equity and the filling of loopholes in the system of real estate registration.The result of entrusting the buyer to actively exercise the real estate expectation right is not only challenged by breaking through the legal principle of real right and the principle of publicity and public trust,but also the inherent defect of the real estate expectation right due to the lack of publicity and property performance.When the independent value of procedural law makes it have the function of regulating the order of rights in the execution stage,the introduction of the advance notice registration with publicity will effectively fill up the defect of concealment priority of real estate expectation right in substantive law.