论房地产抵押权实现.pdfVIP

论房地产抵押权的实现 摘 要 房地产抵押权是债权人与债务人以房地产为标的物设定的抵押 权。从历史与现实看，房地产抵押权的实现既有利于最大程度地发 挥房地产的效用从而满足效率价值，又对房地产权利人与其他社会 主体利益配置起到了显著作用，由此体现公平价值。从自然法学与新 制度经济学角度观察，立法者应当在优先实现公正的同时兼顾效率。然 而根据我国现行法，抵押权顺位变更的条件以及效力不明确，对抵押权 与保证竞存的处理规则不利于房地产权利人，房地产拍卖与登记机 关缺乏履行审查义务并承担相应责任的制度依据，从而导致对抵押 权实现保障的不力。为兼顾公平与效率，立法者宜规定：当同一房地 产上存在着数个抵押权时，顺位的变更与放弃应当征得利害关系人书面 同意，而后次序的抵押权当然依次升进；当同一债务上既有房地产抵押 权又有保证作为担保时，除当事人另有约定外，各担保人应负连带担保 责任，债权人向保证人主张保证责任或者怠于主张该责任，抵押人在债 权人放弃主张的范围内免除其义务；房地产拍卖机构在拍卖之间应当履 行房地产权属的查询义务，相关机关在权属登记与查询过程中出现错误 的，应当承担行政赔偿等相应责任。 关键词：房地产，抵押权，实现，顺位，保障 I ON THE REALIZATION OF THE GUARANTY RIGHT OF REAL ESTATES ABSTRACT The guaranty right of real estates refers to the guaranty right set by creditors and debtors on real estates. In views of history and reality, the realization of the guaranty right of real estates can achieve proficiency and equality by maximizing the value of real estates and balancing the interests of real estates holders and other subjects. In the view of value criterion and institutional economics, legislators should balance proficiency and equality. However, pursuant to the current law, the elements and effect of the shift of sequence of guaranty rights are not be laid out clearly, the rules settling the coexistence of rights is adverse the real estate holders, the investigative duty of auctioning and registering organs failed to be fulfilled, these organs thus will avoid responsibilities. In order to balance the values of proficiency and equality, rules should be laid that where guaranty rights coexist, the shift of sequence should be determined by interested parties, these latter parties should obtain prior status by shif