论不动产预告登记(侯国跃).doc

论不动产预告登记 ——以我国《物权法》第二十条为中心 侯国跃 （西南政法大学民商法学院，重庆市 401120） 摘 要：预告登记使所登记的权利具有物权的排他性，但其性质仍为债权。我国《物权法》规定可纳入预告登记的仅限于将来发生不动产物权变动的债权请求权，其适用范围过窄，应予适当修正。我国《物权法》未能就预告登记保全顺位效力进行规定，属法律漏洞，应予填补。《物权法》规定的预告登记失效的三个月期间过短，应修改为两年方为合理。 关键词：预告登记；物权法；债权请求权 On Realty Forenotice Registration ?A Probe into Article 20 of the Property Law of China Hou Guoyue Southwest University of Political Since and Law, Chongqing 401120 Abstract: Forenotice registration, an interim registration before registration of property rights, is created to secure the claim to change property owner or the priority sequence to change the property owner by means of restricting the disposal of the registered title. Forenotice registration makes the registered title an exclusive right, but it is still a claim in nature. The forenotice registration stipulated in the Property Law of China is confined to the future claim to change the property owner, which is too narrow, and should be amended. Property Law of China fails to stipulate on the priority sequence that is secured by the forenotice registration, which is a loophole in the law that should be padded. The validity period of forenotice registration stipulated in the Property Law of China is three months, which is too short and should be amended to be two years. Key words: forenotice registration, property law, right to claim, house, realty 我国《物权法》第二十条规定：“当事人签订买卖房屋或者其他不动产物权的协议，为保障将来实现物权，按照约定可以向登记机构申请预告登记。预告登记后，未经预告登记的权利人同意，处分该不动产的，不发生物权效力。预告登记后，债权消灭或者自能够进行不动产登记之日起三个月内未申请登记的，预告登记失效。”这是新中国民事立法第一次以法律形式对预告登记所作的规定，这一制度对我国房地产市场的规范、对交易安全的保障、对广大购房人的保护以及对我国不动产登记制度的完善，都具有十分重要的意义。对于这一新制度的理解与适用的研究，是《物权法》颁行后理论和实务界的重要任务之一。 一、预告登记的内涵与性质 （一）概念 预告登记制度发端于早期普鲁士法所规定的异议登记。《德国民法典》对该制度进行改造后，构建起包括“异议登记”和“预告登记”在内的“预备登记”制度。对于德国中世纪民法所创立的预告登记制度，我国学术界将其翻译成预先登记、预登记、暂先登记等，在日本民法上被称为假登记，而我国台湾地区“土地法”则采“预告登记”之用语。本文采用《物权法》之提法，即预告登记。 预告登记是一种与本登记相对应的制度。本登记又称终局登记，是指直接使当事人所期待的不动产物权变动发生效力的登记。在进行本登记后，当事人所要设立的物权即刻设立，所要变更、废止的物权即刻发生变更、废止的效果。本登记是在当事人所具备的实质要件（即有关当事人实体权利义务关系的要件）和形式要件（即不动产登记机关所要求的申请程序条件）都已具备时，登记机关按当事人