论一房二卖现象的法律适用与规制

A Study on Double Sales in Real Property Dealing

一房二卖出现的主因是不动产交易中债权合意的达成与登记行为之间存在时间间隔,究其根源在于出卖人自我利益最大化的冲动,形式主义的物权变动模式不可能从根本上避免这种现象的发生。对已出现的一房二卖,除特殊情况下后合同被撤销或被宣布无效外,原则上所有买卖合同均为有效。多个合同的履行应由出卖人自愿选择,强制性的规定履行顺序在理论和实践上均有缺陷。要最大限度的实现事前预防,应建立付款中间人制度。

Because the time slot between parties comes to agreement and the house registering is unavoidable,any property change mode cannot refrain from double sales. When double sales occurs,though there are special cases that posterior contracts are null and void,two business contracts are both validated in the overwhelming majority situations. So deciding which contract to be performed is difficult,and the best way is leaving this problem to the seller. For the current pre-registration system provided by Property Law of PRC,a payment intermediaries system will make a biggest bang for its buck.