房屋征收实物补偿下物上代位与登记的衔接

Connection Between Subrogation of Security Interest and RegistrationSystem under Compensation in Kind for Housing Expropriation

房屋征收实物补偿下的物上代位,属非因法律行为产生的物权变动,抵押权人对置换房所享有的抵押权不受登记生效主义的制约。但权利外观的缺失将招致两重现实风险。一是置换房被后设立且先登记的其他抵押权人优先受偿。法定抵押权的绝对优先理论、以成立时间确定顺位理论、物上代位中的顺位保留理论均存缺陷,或无法实质解决问题,或将冲击交易安全。二是发生不动产权利负担的消极善意取得,阻却抵押权的追及效力。据此,有必要在置换房移转后及时衔接抵押登记。通知义务的配置是推进登记的前提,除抵押人外,处于风险控制源头、负有权属调查义务的征收人,也应就产权置换事实对抵押权人承担通知义务。具体规则上,可对置换房抵押权设10日的登记期限,并配置债权法定加速到期规定;或借鉴代位申请制度,由抵押权人直接代位抵押人申请置换房转移登记,同时一并办理抵押登记,以此兼顾物权保护与交易安全。

The subrogation of security interest under compensation in kind for housing expropriation is a change in property rights that does not result from legal acts.The original mortgagee’s right for the replacement house is not subject to registration effectiveness doctrine.However,the lack of the appearance of right will incur two real risks:one is,the replacement house will be prioritized by other mortgagees who create the security interest later but register first.The absolute priority theory of statutory mortgage rights,the theory of determining the order based on establishment time,and the theory of retaining the priority in subrogation of security interest all have deficiencies,which cannot solve the problem substantively or will impact transaction security.The other is,the negative bona fide acquisition of real estate rights will hinder the tracing effect of the mortgage.Accordingly,it is necessary to connect with mortgage registration after the transfer of the replacement house.The allocation of notification obligation is a prerequisite for promoting registration.In addition to the mortgagor,the expropriator who is at the source of risk control and has the obligation to investigate ownership should also assume the notification obligation to the mortgagee regarding the fact of property rights replacement.In terms of specific rules,a 10-day registration period can be set up for the mortgage of the replacement house,combined with the rule of statutory acceleration of debt maturity;alternatively,by referring to the subrogation application system,the mortgagee can directly apply for the transfer registration of the replacement house on behalf of the mortgagor,while also completing the mortgage registration,in order to balance the protection of property rights and transaction safety.