【摘要】：自上世紀(jì)九十年代以來，伴隨著我國房地產(chǎn)經(jīng)濟(jì)的繁榮發(fā)展和住房政策的不斷革新，我國南方沿海經(jīng)濟(jì)發(fā)達(dá)地區(qū)從香港引進(jìn)了一種新型融資方式：“按揭貸款融資模式”。越來越多的人以“按揭貸款融資模式”來實(shí)現(xiàn)購買商品房的目的。我國內(nèi)地“按揭”一詞，雖然引自香港地區(qū)，表面看起來和英美法系按揭制度或者大陸法系讓與擔(dān)保制度都較為類似，但是實(shí)質(zhì)不同。易言之，就擔(dān)保制度而言時(shí)下開發(fā)商所稱之“按揭”并非是英美法系中的按揭制度，名為“按揭”，實(shí)際上是不動(dòng)產(chǎn)抵押。時(shí)下中國通過“按揭貸款融資模式”購房與通過“抵押貸款”購房不同的是，，擔(dān)保制度以外的運(yùn)作模式，而不是擔(dān)保制度本身。抵押貸款往往只發(fā)生在貸款人與銀行之間，商品房買賣中的“按揭貸款融資模式”卻是發(fā)生在開發(fā)商、購房人（以下簡稱“業(yè)主”）、銀行三者之間。簡單地說，由開發(fā)商出售房屋給業(yè)主；由業(yè)主向銀行貸款用以向開發(fā)商支付購房款；為擔(dān)保還款先由開發(fā)商提供保證進(jìn)行過渡性擔(dān)保，當(dāng)業(yè)主從開發(fā)商處獲得房地產(chǎn)權(quán)后，將該房地產(chǎn)抵押給銀行；一旦業(yè)主無力還貸銀行則將抵押的商品房賣給開發(fā)商。上述購房、貸款、保證、抵押、抵押物的處置都事先經(jīng)三方約定，統(tǒng)稱為“按揭貸款融資模式”購房。該模式滿足和保護(hù)了購房人、開發(fā)商與銀行三方面的利益。 大陸法系國家將單純擔(dān)保意義之“按揭”制度，稱為“讓與擔(dān)�！敝贫�。讓與擔(dān)保制度未被我國《物權(quán)法》所規(guī)制。我國大陸地區(qū)目前的“按揭貸款融資”的交易模式與現(xiàn)狀，表明我國房地產(chǎn)市場對(duì)豐富融資手段地迫切需求。我國的經(jīng)濟(jì)生活中存在著對(duì)按揭或讓與擔(dān)保制度的強(qiáng)烈的客觀需求。應(yīng)當(dāng)建立不動(dòng)產(chǎn)讓與擔(dān)保制度。 文章在在對(duì)香港地區(qū)和英美法系之按揭制度，大陸法系之讓與擔(dān)保制度進(jìn)行簡單介紹和說明后，分別對(duì)英美法系按揭、大陸法系讓與擔(dān)保以及我國大陸商品房抵押貸款加以對(duì)比，得出讓與擔(dān)保制度本身特性和存在意義，值得我們加以借鑒和參考。 我國建立讓與擔(dān)保不僅必要，而且可行。讓與擔(dān)保制度是大陸法系判例法和學(xué)說在長期爭議后發(fā)展而來的一項(xiàng)制度，先后經(jīng)歷了脫法嫌疑說、流押之嫌和通謀意思表示說的爭論，最終被認(rèn)可。我國民法和擔(dān)保法領(lǐng)域應(yīng)當(dāng)進(jìn)行一些大膽地突破和創(chuàng)新，在立法上明確規(guī)制商品房讓與擔(dān)保制度，從法律層面引導(dǎo)和規(guī)制房地市場的融資和交易向安全、便捷、靈活以及平衡的方向有序發(fā)展。
[Abstract]:Since the 1990s, with the booming development of real estate economy and the continuous innovation of housing policy, a new type of financing method, "Mortgage loan financing Mode", has been introduced from Hong Kong in the developed coastal areas of southern China. More and more people to "mortgage financing mode" to achieve the purpose of buying commercial housing. Although the term "mortgage" in the mainland of China is derived from Hong Kong, it appears to be similar to the mortgage system of Anglo-American law system or the assignment guarantee system of civil law system, but it is different in substance. In other words, as far as the guarantee system is concerned, what developers call "mortgage" is not the mortgage system in Anglo-American law system, it is called "mortgage", and in fact, it is real estate mortgage. At present, different from "mortgage financing mode" and "mortgage loan", the operation mode outside the guarantee system, not the guarantee system itself, is different in China. The mortgage loan often occurs between the lender and the bank, but the "mortgage loan financing mode" in the commercial housing transaction occurs between the developer, the house buyer (hereinafter referred to as "the owner") and the bank. To put it simply, the developer sells the house to the owner, the owner makes a loan to the bank to pay for the purchase of the house to the developer. In order to guarantee the repayment, the developer provides the guarantee to carry on the transitional guarantee, when the owner obtains the real estate right from the developer, the real estate is mortgaged to the bank; once the owner is unable to repay the loan bank, he sells the mortgaged commercial house to the developer. The above-mentioned purchase, loan, guarantee, mortgage disposal are agreed by the three parties, collectively known as "mortgage financing mode" purchase. The model meets and protects the interests of buyers, developers and banks. The "mortgage" system in the continental law system is called the "transferable guarantee" system. The system of assignment guarantee has not been regulated by the property Law of our country. The current transaction mode and present situation of "mortgage loan financing" in mainland China indicate that the real estate market of our country is in urgent need of enriching financing means. There is a strong objective demand for mortgage or transfer guarantee system in China's economic life. The system of guarantee for the transfer of immovable property shall be established. After a brief introduction and explanation of the mortgage system in Hong Kong and the common law system, and the transfer guarantee system in the civil law system, the article gives a brief introduction to the mortgage system in the common law system. By comparing the transfer guarantee of civil law system with the mortgage loan of commercial housing in mainland China, the author draws the conclusion that the system of transferable guarantee itself has its own characteristics and significance, which is worthy of our reference and reference. It is not only necessary, but also feasible to establish transferable guarantee in our country. The system of transferable guarantee is a system developed after a long dispute in the case law and doctrine of the civil law system. It has experienced the argument of the theory of disengaging from the law, the theory of disreliction of charge and the theory of conspiracy, and has finally been recognized. In the field of civil law and security law, we should make some bold breakthroughs and innovations, make clear the regulation of the guarantee system of the transfer of commercial housing in legislation, guide and regulate the financing and transaction of the real estate market from the legal level, and make it safe and convenient. Flexible and balanced development in an orderly direction.
【學(xué)位授予單位】：華東政法大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2014
【分類號(hào)】：D923

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