借名买房协议执行排除效力的司法困境与民法进路

The Judicial Dilemma and Civil Law Approach to the Enforcement Exclusion Effect of Property Purchase Agreements under Borrowed Names

司法解释的原则性规定以及各地指导意见的不统一,导致借名买房协议执行排除效力的司法实践陷入困境。既有的事实物权说有违反实在法规定之嫌,而债权说直接以合同的相对性论证借名人对出名人只享有债权存在逻辑的断层。应在借名买房行为的复合结构基础上明晰借名买房协议执行排除效力的理论进路:首先讨论房屋买卖合同的双方主体并明确案涉房屋物权归出名人所有;进而明确借名买房协议有效时,借名人享有的是要求出名人在条件具备时变更不动产登记以转移房屋所有权的债权;借名买房协议无效时,借名人享有的是要求出名人返还购房价款等费用的债权;最后将借名人享有的债权与申请执行人享有的权利进行比较,若借名买房协议无效或申请执行人享有物权,则该债权无法排除执行;若借名买房协议有效,需法官进行综合考量。

The principled provisions in judicial interpretations and the inconsistency in guiding opinions across regions have led to a judicial quandary regarding the exclusion of enforcement in executing agreements related to property purchases under borrowed names.Existing theories,namely the theories of factual property rights,appear to contradict substantive law.Meanwhile,the debt theory directly asserts,through the relative nature of contracts,that the person borrowing the name is entitled solely to a debt claim against the person providing the name,creating a logical gap.A clear theoretical approach to delineate the exclusion of enforcement in executing agreements related to property purchases under borrowed names should be established on the complex structure of these actions:firstly,the contractual parties in the property sales agreement should be discussed and the property rights of the property in question belong to the person providing the name should be explicitly affirmed.Subsequently,it should be clarified that when the agreement related to property purchases under borrowed names is valid,the person borrowing the name holds a debt claim to demand the transfer of property ownership from the person providing the name upon meeting certain conditions.In the case of the agreement related to property purchases under borrowed names being invalid,the person borrowing the name holds a debt claim to demand the return of the purchase price and associated costs from the person providing the name.Finally,a comparison between the debt claim held by the person borrowing the name and the rights held by the applicant for execution should be made.If the agreement related to property purchases under borrowed names is invalid or the applicant for execution holds property rights,then this debt claim cannot be excluded from execution.If the agreement related to property purchases under borrowed names is deemed valid,a judge must conduct a comprehensive evaluation.