论抵押可售规则——以从《物权法》走向《民法典》的转变为视角

Discussion on the Rule of Saleability of Mortgaged Property-From the Perspective of the Transition from the Property Law to the Civil Code

不同于《物权法》明文限制抵押财产的转让,《民法典》背景下,只有在禁止或限制抵押财产转让的约定已经登记的情况下,才存在抵押可售规则的适用空间。抵押财产抵债有别于抵押财产转让,抵押可售规则不能适用于存在以物抵债的情形。抵押财产转让存在限制时,抵押权人同意转让抵押财产是为了便于办理后续的登记手续,而非放弃抵押权。在抵押权追及效力之下,办理抵押权注销登记、抵押权人受领转让价金或将转让价金提存之前抵押权不会消灭。在追及效力规则不足以保护抵押权人之时,有必要例外承认抵押权对转让价金的物上代位效力。关于受让人的权利救济,可通过代为履行制度消灭抵押权,消费型购房人可以直接排除抵押权人的执行。程序上,受让人主要通过提起执行异议之诉的方式,但一般不宜提起第三人撤销之诉。

Unlike the Property Law,which explicitly restricts the transfer of mortgaged property,under the context of the Civil Code,the rule of saleability of mortgaged property only applies when an agreement prohibiting or restricting the transfer of mortgaged property has been registered.The foreclosure of mortgaged property is different from the transfer of mortgaged property,and the rule of saleability does not apply to situations where property is used to repay debts.When the transfer of mortgaged property is restricted,the mortgagee’s consent to the transfer is to facilitate subsequent registration procedures,not to waive the mortgage.Under the tracing effect of the mortgage right,the mortgage will not be extinguished until the cancellation of the mortgage registration is completed,or the mortgagee receives or deposits the transfer price.When the tracing effect rule is insufficient to protect the mortgagee,it is necessary to exceptionally recognize the subrogation of the mortgage right to the transfer price.Regarding the remedies for the transferee,the mortgage can be extinguished through the subrogation performance system,and consumer homebuyers can directly exclude the enforcement by the mortgagee.Procedurally,the transferee mainly resolves this through an objection to enforcement lawsuit,but generally should not initiate a third-party revocation lawsuit.