论商品房按揭制度中的基本法律问题.

论商品房按揭制度中的基本法律问题.        摘 要：在我国，商品房按揭制度作为一种新型的担保物权，学术界对于其中一些基本法律问题并未达成共识。以厘清最基本的法律问题为着眼点，对现房按揭与楼花按揭的法律性质进行分类论述，并在此基础上对按揭法律关系中应予明确的各方主体诉讼地位问题作进一步探讨。        关键词：商品房按揭;法律性质;诉讼地位        一、我国商品房按揭制度的来源及特征        “按揭”制度发源于英国，其英文为Mortgage。mortgage一词，由古英语mort和gage复合构成，其中，mort来源于拉丁语mortum，其意为“永久、永远、死”，gage原意为“质押、保存”，两者合为一体，就有了“死担保、永久质、死质”的意思1英美法上的按揭一方面通过按揭物财产权利或权益的转移或证书的交存与登记来保证债权的实现；另一方面，为了平衡债券人和债务人的权益，按揭人享有回赎权。        我国内陆的按揭制度经由香港传入。香港法接受了英国法关于按揭的制度设计，“按揭是属主、业主或归属主将其物业转让予按揭受益人作还款保证的法律行为效果。经过这样的转让，按揭受益人成为属主权、业主权或归属主。还款后，按揭受益人将属主权、业主权或归属主权转让予原按揭人”2。        按揭制度传入我国内陆以后，较之于英美法上的按揭制度已有了较大变化。首先，在按揭的类型方面，包括楼花按揭、现楼按揭、在建工程按揭三种类型，而不仅指楼花按揭和现房按揭；其次，在按揭的设立方面，只要求将按揭人的有关财产权利证书交由按揭权人保管或执行即可，不同于香港法及英国普通法上要求转移按揭财产所有权的传统做法；最后，在我国按揭法律关系中赎回权是不存在的。由于按揭权人对按揭物并无所有权，按揭人的还本付息行为只是债务的履行行为，而不是赎回所有权行为。        二、按揭的法律性质        我国的法律术语中并没有“按揭”一词的存在，而多以“抵押”置换之。关于按揭的法律性质，法律界素有分歧。主要的观点有不动产抵押说、准抵押说、权利质押说、让与担保说。本文认为，应该对现房按揭与期房按揭分别进行探讨。        (一)现房按揭的法律性质        在我国，现房按揭是在房屋竣工后，购房者将房屋所有权凭证交给银行保管，以登记着自己名字的房产作为抵押物向银行担保，以保证贷款的清偿。如前所述，我国的按揭制度并不要求房屋所有权的转移，现房按揭中银行要求将权利证书交其保管，目的在于防止出卖人一屋多卖和防止购房人违反约定处分设立按揭的房屋，从而保障债权的实现。由此，我国的现房按揭符合抵押的概念。“抵押是指债务人或者第三人，提供不转移占有的特定的财产；将该财产作为债权的担保;债务人不履行债务时，债权人有权依法将该财产折价或者以拍卖、变卖该财产的价款优先受偿。”3现房按揭与房地产抵押，二者都是以特定的房地产作为主债务履行的担保而取得贷款或其他利益，符合抵押物特定性要求；二者都不需要转移对标的物的占有；二者解除担保（按揭或抵押）的方式也相同。二者虽有一定的不同之处，如贷款用途不同、涉及的法律关系不同等，但笔者认为，在将特定法律行为进行定性时，应当着眼于“整体形象”，着眼于关键特征的吻合，而不应拘泥于个别特征的逐一吻合。        (二)期房按揭的法律性质         期房按揭，即楼花按揭，建设部1997年4月颁布的城市房地产抵押管理办法将其陈述为预售商品房担保贷款方式，其中第三条第四款规定：“本办法所称预购商品房贷款抵押，是指购房人在支付首期规定的房价款后，由贷款银行代其支付其余的购房款，将所购商品房抵押给贷款银行作为偿还贷款履行担保的行为。”4        在期房按揭中，作为主债务履行担保的特定房产在签订按揭协议时并不存在，而只是一种期待将来可以获得的权利，即期待权。故若将期房按揭认定为房地产抵押似有不妥，因抵押权的标的不包括权利，故笔者倾向于将期房按揭认定为权利质押。质押是指债权人与债务人或债务人提供的第三人以协商订立书面合同的方式，移转债务人或者债务人提供的第三人的动产或权利的占有，在债务人不履行债务时，债权人有权以该财产价款优先受偿。质押可分为动产质押和权利质押两种，期房按揭以移转债务人期待权占有的方式对主债务进行担保，正符合权利质押的特征。至于其与权利质押在其他方面的细微不同，如在债权人权利实现上多了房产商回购的方式等，笔者仍秉持上文所述“整体形象”的观点，认为这些个别差异只是房地产金融行业的惯例，不影响对期房按揭整体上属于权利质押的认定。        三、有关按揭的纠纷中相关法律主体的诉讼地位        (一)房地产开发商在商品房按揭合同纠纷中的诉讼地位        房地产开发商虽然不是按揭法律关系的当事人，但我国现行的按揭制度已将房地产开发商置于相当重要的位置，故在按揭人与按揭受益人的纠纷中，绝对地只将开发商列为诉讼中的第三人并不妥当，应该区别不同情形确定其在诉讼中的地位。        1.当按揭人起诉银行未按约定提供按揭贷款时，应允许开发商既可以原告的身份与按揭人共同提起诉讼，也可以独立请求权的第三人身份参加诉讼5。因为银行不按约提供贷款的行为，将直接损害开发商的经济利益，应该赋予开发商更灵活的维权方式。        2.当银行起诉按揭人未依约还本付息时，应区分不同情形进行分析。首先，若只是由于按揭人的过错不能按约偿还本息而不能归咎开发商时，此种纠纷一般与开发商无关。只有当开发商还承担1保证义务时，该开发商才应涉及该诉讼关系，但还要进一步区分其承担的是一般保证还是连带保证。为前者，开发商应与按揭人为共同被告，承担连带责任；为后者，因开发商享有先诉抗辩权，法律应给予其行使抗辩权的机会，将其列为无独立请求权的第三人较为适宜。        其次，当按揭人不按约还款是由于房地产开发商弃楼而致楼盘烂尾时，按揭人也是受害人。如果拘泥于合同相对性的原理，只允许银行起诉按揭人，不但对按揭人过于严苛，也不利于银行保护自己的债权。因此，虽然我国没有建立第三人侵害债权的制度，在此不妨借助第三人侵害债权的法理，允许银行直接起诉该开发商。但须指出，若按揭人是以开发商所交房屋不符合商品房买卖合同的约定为理由停止付款，如商品房存在质量问题，则不应扩大第三人侵害债权理论的应用。毕竟商品房买卖合同与商品房按揭合同相互独立，买受人可以依商品房买卖合同提起违约之诉，另行起诉开发商。而在此处银行与按揭人(买受人)的按揭合同纠纷中，不宜过分破坏合同的相对性原理，不应允许银行直接起诉开发商。        (二)银行在商品房买卖合同纠纷中的诉讼地位        商品房买卖合同的当事人是开发商和购房者，原则上与按揭银行无关。但若商品房买卖合同被确认无效或被撤销、解除，以支付购房款为特定借款目的的按揭合同，就失去了继续履行的基础，并且，因商品房买卖合同的标的物与按揭的标的物是同一的，买卖合同标的物归属发生变更，作为按揭标的担保物的所有权也随之变更，从而影响到银行债权的实现6。因此，在商品房买卖合同无效、被撤销或解除纠纷中，银行的诉讼地位可以是有独立请求权的第三人，也可以就按揭合同单独提起诉讼。         关于独立请求权的第三人是指:在他人已开始的诉讼中就诉讼标的的全部或一部提出独立的诉讼请求，从而加入已经开始的诉讼中的第三人7。商品房买卖合同纠纷中，买受人与出卖人之间争议的标的物与银行主张的权利有法律上的利害关系。银行所具有的这种独立于本诉原告买受人和被告出卖人之外的请求权，既不与本诉原告起诉状中主张的请求权共同，也不与被告反诉的请求权共同，故完全符合有独立请求权的第三人的法律特征，即：银行有权以有独立请求权第三人的身份提出诉讼请求，参加到买受人与出卖人已经开始的商品房买卖合同纠纷中。        另一方面，由于按揭合同具有独立性，按揭银行也可选择不参与买受人与出卖人之间的纷争，而单独就按揭合同纠纷进行起诉。上述对银行诉讼地位的确定是与我国关于审理商品房买卖合同纠纷案件适用法律若干问题的解释的精神相一致的。该解释第25条第1款规定：“以担保贷款为付款方式的商品房买卖合同的当事人一方请求确认商品房买卖合同无效或者撤销、解除合同的，如果担保权人作为有独立请求权的第三人提出诉讼请求，应当与商品房担保贷款合同纠纷合并审理;未提出诉讼请求的，仅处理商品房买卖合同纠纷。”8        需指出的是，虽然银行有权自行决定以独立第三人的身份参加诉讼或者单独另行起诉，但从便于事实调查、解决纠纷的角度出发，笔者认为按揭银行以有独立请求权的第三人身份主动介入买受人与出卖人之间的诉讼，对按揭银行来讲是比较有利的。        四、结语        我国的法律体系中，关于商品房按揭制度的规定并不成熟。本文认为，在对按揭制度作进一步探讨之前，对这一制度的法律性质及其中各主体的诉讼地位作明确的界定很有必要。只有理清了这些基本法律问题，对有关按揭制度的各种学术争议作进一步探讨才有坚实的理论基础，这正是本文的价值所在。参考文献：1 许明月.英国法上的按揭（Mortgage）J.民商法论丛，(第11 卷)M.法律出版社.2 李宗鄂.香港房地产法M.北京：商务印书馆，1997.3 唐烈英.中国物权法理论研究M.成都：四川人民出版社.4 城市房地产抵押管理办法Z.北大法律信息网，5 陈耀东.商品房买卖法律问题专论M.北京：法律出版社， 2003.6 张全科.商品房按揭纠纷中的若干诉讼问题研究D.西南政法大学硕士论文，2007，(4).7 刘家兴，丛青茹.民事诉讼法M.北京：人民法院出版社，  2001.8 最高人民法院关于审理商品房买卖合同纠纷案件适用法律  若干问题的解释Z.北大法律信息网，http:/vip.chinalawinfocom/newlaw2002/slc/slc.asp?db=chl&gid=456739 唐烈英.个人住宅商品房买卖贷款按揭法律问题研究D.西南政法大学博士论文，2005，(3)./Porganization system and working mode, the selection of a number of municipal strengthening group to build innovation and strengthen the organization of the basic level organizations advanced model.(seven) the manual work of the Communist Youth League Organization published and League branch of manual work, to promote the use of two manuals in the citys organizations at various levels. The county committee, directly under the group (work) is under the jurisdiction of grassroots League and group (total) using branch ratio shall not be less than 70%.Three, to further strengthen the groups leadership and team building(a) to strengthen the leagues leadership at all levels of construction. Continue to do a good job of municipal Party Committee Organization Department on the strengthening of the Communist Youth League cadres management opinions implementation. To promote the group counties (autonomous counties, cities) Commission and city directly under the group (workers) appointed to carry out the Five team building activities. Improve the League Association Department working mechanism. Conscientiously fulfill the duties of CO, combined with the city group directly under (the) Committee of the general election and the adjustment, actively jointly with the unit where the party organization department good group leadership selection with the work. Do a good job in municipal Party committee assistant committee leadership and leading cadres of the annual assessment work, adhere to and improve the assistant secretary of the Communist Youth League talk system group To weave individual conversation and collective conversation, to strengthen the committees of all levels, the Standing Committee of the Standing Committee, the establishment of a sound system of central group learning, the system of investigation and study, the system of important issues and the reporting system.(two) to strengthen the work of education and training of cadres to conscientiously implement the Central Committee. On the implementation of grassroots cadres training project and opinions on carrying out the mission municipal CYL Cadres training project implementation opinions, full implementation of the project of the City Youth League cadres training education. Focus on the county grassroots cadres and workers focused on training, the new school system vocational training League cadres, for the Municipal Organization Department jointly held the third session of the Communist Youth League system training cadres in party. Focusing on the construction of new socialist countryside, strengthening village cadres and rural construction team group member of the young team, the county organizations at various levels throughout the year is expected to train 100 00 rural grassroots cadres, plans to train 1000 village secretary of the village Party branch.(three) actively promote grassroots cadres election work. Under the unified leadership of the party organization, to strengthen grassroots organizations direct work, standardize the election work rules and procedures, in the designated candidate, open competition to democratically elected branch secretary at the same time, actively and steadily the development of Township, streets and other grassroots organizations in the direct election of the pilot work, on the basis of summarizing the experience and gradually expand the scope of the pilot, and gradually formed a set of measures and cadres election system.(four) to strengthen the cadres testing exercise. To study the development of XX city from 2006 to 2008 cadres testing exercise planning. To select outstanding cadres to the central mission in Beijing, Shanghai, Guangzhou and other central organs and sending work in developed areas. With the Central Committee the implementation of the western region and ethnic minorities cadres training plan . To carry out the eighth batch of municipal organs attachment cadre management, selection, training work. The outstanding cadres to start the National Development Bank XX branch testing exercise.(five) to strengthen the group construction. The main position to play the role of Youth League cadre education and training as the city, in accordance with the requirements of post training, further curriculum scientifically and rationally, adopt arrangement menu course, basic theory includes group work, focus, hot and difficult issues, to enhance the content and practice; to strengthen the construction of teaching staff, the integration of teachers, establish a quality teacher training team, establish and implement course evaluation system; take delivery of training to the countryside, on-site training, and increase the rural grassroots cadres training efforts.Four, efforts to strengthen the work of young talent(a) to tenth XX young 54 medal in recognition of the publicity, and actively explore the XX youth service. 54 Medal of institutionalization, standardization and socialization mechanism. Give full play to the XX award in recognition of 54 youth medal Association, Youth Award winner in the 54 chapter, investigation activities. Who won the Youth Service medal, dedication to the society to create conditions, build the stage. During the 54, named in recognition of the tenth XX young 54 medal. The association of XX editing of young talent , the exchange of information and communication platform for the XX of outstanding young talents.(two) the establishment of municipal Party committee of young talent information database. In accordance with the feasible, effective, classification management, implement step by step principle, the establishment of municipal Party committee of youth talent database; guiding organizations at various levels generally established the young talent database, construction of city, county (directly under the Communist Youth League), grassroots organizations three young talent information database the relevant information collection system, and gradually establish the citys young people, the Communist Youth League youth talent information network, provide information platform for young talent resource development.Five, take effective measures to strengthen the mission management(a) to strengthen the mission management work. Strengthen the dues collection and management, continue to adhere to the dues collection regularly reporting system, the annual comprehensive award in recognition of the tour and the tour one vote veto system audit system. Do statistical work in the group. The group service award in recognition of the advanced units, standardization, promoting group management work institutionalized.(two) to strengthen the organization of research and information exchange efforts. Grassroots carry out research, efforts to form a number of theoretical results. Make full use of the network carrier, to explore the establishment of electronic group service system, promote the work of Communist Youth League information.Attachment 4:XX municipal Party Committee Propaganda Department of the Communist Youth League work pointsIn 2006, the Communist Youth League propaganda ideological work XX to Deng Xiaoping theory and the important thought of Three Represents as guidance, study and implement the partys sixteen and the spirit of the the fifth Plenary Session of the 16th CPC Central Committee implementation of the eight plenary session of the two committee, the citys cultural work conference, the Propaganda Department of the meeting and the the fourth Plenary Session of the 15th CPC Central Committee permanent mission spirit, closely around 11th Five-Year XX the goal of full implementation of Scientific Outlook on Development, emancipating the mind, seeking truth from facts, keep pace with the times, close to reality, close to life, close to the young, persevere grasp orientation, grasping deepening, grasping construction innovation, further improve the groups propaganda and ideological work ability, unity To guide the majority of members of the youth to achieve the 11th Five-Year planning tasks, the overall construction of a well-off society, building a socialist harmonious society to make new contributions.One, adhere to the Three Represents important thought and Scientific Outlook on Development education to guide the youth, to further strengthen the ideological and political education of youth(a) armed with youth science theory. Unremittingly with Deng Xiaoping theory and the important thought of Three Represents armed members of youth education, to promote the study and implement to expand the depth and breadth. To study and implement the important thought of Three Represents with the establishment and implementation of Scientific Outlook on Development combine with the implementation of the requirements of constructing socialist harmonious society with Scientific Outlook on Development, carry out education as an important part of the theory of armed youth in the new period, strengthen the establishment and implementation of Scientific Outlook on Development education, educate and guide the youth to fully understand the great significance of establishment and implementation of Scientific Outlook on Development, in-depth understanding of the Scientific Outlook on Development era back The king, the practice foundation, basic connotation, historical status, spirit and practice requirements, a profound understanding of Scientific Outlook on Development with Marxism Leninism, Mao Zedong thought, inheriting and developing relationship between Deng Xiaoping theory and the important thought of Three Represents, to help young people establish and consciously practice Scientific Outlook on Development. Persist in learning, grasping the backbone, grasp the practice, grasp the opportunity. Catch club, effective way to grasp the network, with the group of cadres, young students and young backbone fronts as the focus, to promote the work of the armed youth theory to develop in depth, to help the youth continue to firm ideals and beliefs, to build a powerful spiritual pillar. To carry out the study and implementation of the partys sixteen session of the five Eight plenary session of the two plenary session of the Central Committee and the party spirit, to the citys Youth League members thinking into the spirit of the meeting, to achieve the goal of national consciousness and XX economic and social development in 11th Five-Year period. Contribute to help and guide the youth to a profound understanding of the significance and main task of building a socialist harmonious society, actively join the construction of socialist harmonious society.(two) to strengthen the ideological and moral construction of teenagers. Thoroughly implement the central spirit of the document No. 8, No. 16 and the program for Improving Civic Morality to minors and students as focus groups, to strengthen and improve the ideological and moral construction of minors and the ideological and political education of college students. Make full use of the spirit and the spirit of the Three Gorges migrants Hongyan XX unique the use of educational resources, school, into the team, the league, to join the party, adult occasions, extensive Hongyan spirit generation theme education activities. Use of holidays and leisure time, youth organizations three rural areas, four communities, four and moral practice, guide the youth Youth to enhance national pride, self-esteem and self-confidence, to establish the trend of the times and adapt to the trend of thinking, value orientation and behavior.(three) innovative ways and means of ideological education. Grasp the new trend of the development of the times, the new hot new features and social ideological status of young people, to further explore the methods of ideological education using modern technology and communication mode of education make lively and vivid, fully embodies the close to reality, close to life, close to the young principle through the cultivation and selection. Hongyan demonstration group, good boy, Hongyan Hongyan Youth and other forms of more scientific use of advanced typical influence and promote youth, and strive to create advocating advanced, learning advanced, striving to advance a good atmosphere.Two, in order to forge ahead with the motherland, and XX with the development as its theme, guide the youth to build a common ideological basis for the construction of a socialist harmonious society(a) grasp the theme of the purpose of the activity. The go ahead with the motherland in the youth, and XX with the development of theme educational activities. Vigorously promote patriotism as the core of the national spirit and reform and innovation as the core spirit of the times, the combination of youth with common ideals and beliefs, with great achievements in socialist modernization the motivation of youth, the youth to enhance self-confidence, sense of mission and responsibility to educate and guide the youth to personal pursuit into the common pursuit of all people, their personal struggle into the great practice of building socialism China characteristics, further firmly follow the party China characteristics The confidence and determination of the socialist road, and build the common ideological foundation of the young people to build a socialist harmonious society.(two) rich theme activities. By carrying out the two generation dialogue , in my eyes, the charm of XX situation and policy through activities such as lectures, report, seminars, theatrical performances, mass cultural activities, to help young people understand Chinas reform and opening up the extraordinary journey and brilliant achievements achieved fruitful results, to understand the citys economic and social development since the new XX, so that young people understand, love the new XX, and then to the construction of the new XX, a firm with the party on the road to socialism with China characteristics of faith; make full use of the 54, 61, National Day and the commemoration of the 85 anniversary of the founding of the red In the 70 anniversary of the victory of the long march and other major activities, the favorable opportunity of major events and major festivals, to carry out educational activities, promote the theme education activities continue to create momentum, the rise of high tide, popular. Further study, promotion of Scientific Outlook on Development, to carry out a wide range of situation and policy education, the development prospect of the future of the motherland and XX, guiding the y