论一手房交易中未办理登记的买受人之权益

On the Rights and Interests of Unregistered Buyers in First-Hand House Transactions

摘要: 在一手房交易中，开发商基于自身的事实行为取得房屋的所有权，经过初始登记后才能为房屋买受人办理转移登记，并发生所有权的变动。因未及时办理转移登记，房屋买受人实际占有的房屋具有因开发商债务而被强制执行的风险。基于利益的平衡，法院在司法裁判中将房屋买受人“足以排除强制执行的民事权益”视为一种“物权期待权”。这样的概念界定有悖于“物权期待权”的基本理论，也与我国的善意取得制度形成了理论冲突。实际上，房屋买受人基于“债权合意 + 交付占有”在房屋上设立了一种物上之债，既可排除开发商的所有权效力，也可排除第三人除善意取得的所有权之外其他权利效力。

Abstract: In a first-hand house transaction, the developer obtains ownership of the house based on their own factual behavior, and only after initial registration can transfer registration be processed for the buyer of the house, resulting in a change in ownership. Due to the failure to handle transfer registration in a timely manner, the actual possession of the property by the buyer carries the risk of being enforced due to the developer’s debt. Based on the balance of interests, the court considers the buyer of a property as a “right of expectation in property” in judicial decisions, which is sufficient to exclude the civil rights and interests of compulsory execution. This concept definition goes against the basic theory of “expectation right of property rights” and also forms a theoretical conflict with China’s system of good faith acquisition. In fact, the buyer of the house has established a kind of debt in rem on the house based on the principle of “debt agreement + delivery possession”, which can exclude the ownership effect of the developer or other rights effects of third parties other than those obtained in good faith.