不動(dòng)產(chǎn)登記法律體系建設(shè)路徑探析的論文
摘 要
我國(guó)的信托實(shí)踐在 2001 年《信托法》頒布后迅猛發(fā)展，但資產(chǎn)來(lái)源基本為資金，不動(dòng)產(chǎn)因缺乏信托登記制度的保障一直無(wú)法有效成為信托資產(chǎn)。不動(dòng)產(chǎn)信托在我國(guó)具有廣闊的需求空間，也是信托業(yè)轉(zhuǎn)型發(fā)展的重要方向。推動(dòng)不動(dòng)產(chǎn)信托在我國(guó)的實(shí)踐和發(fā)展，應(yīng)當(dāng)盡快建立不動(dòng)產(chǎn)信托登記制度。目前，各界對(duì)于建立不動(dòng)產(chǎn)信托登記制度的必要性已經(jīng)達(dá)成共識(shí)，但對(duì)于如何進(jìn)行制度設(shè)計(jì)仍存在不少模糊和爭(zhēng)議之處。本文論證了在統(tǒng)一的不動(dòng)產(chǎn)登記制度體系下構(gòu)建不動(dòng)產(chǎn)信托登記制度的方案。
本文主要內(nèi)容如下：
引言。不動(dòng)產(chǎn)信托登記制度的缺失導(dǎo)致不動(dòng)產(chǎn)信托實(shí)踐難以有效深入開(kāi)展，解決這一問(wèn)題在根本上要以信托財(cái)產(chǎn)登記制度為抓手。
正文在結(jié)構(gòu)上可以分為兩大部分，第一章為總論，后三章為分論。
第一章討論不動(dòng)產(chǎn)信托登記制度設(shè)計(jì)的理論依據(jù)。本章綜述了各界關(guān)于建立不動(dòng)產(chǎn)信托公示制度必要性的共識(shí)，指出信托公示要支撐和服務(wù)于我國(guó)對(duì)信托制度的功能性移植。我國(guó)應(yīng)以登記作為不動(dòng)產(chǎn)信托的公示手段。由于不動(dòng)產(chǎn)信托登記與不動(dòng)產(chǎn)物權(quán)登記既有根本區(qū)別，又有密切聯(lián)系，我國(guó)應(yīng)當(dāng)在不動(dòng)產(chǎn)登記體系下，依托現(xiàn)有的不動(dòng)產(chǎn)物權(quán)登記制度來(lái)構(gòu)建不動(dòng)產(chǎn)信托登記制度。
第二章討論不動(dòng)產(chǎn)信托登記制度的框架問(wèn)題。一是不動(dòng)產(chǎn)信托登記的機(jī)構(gòu)應(yīng)當(dāng)與不動(dòng)產(chǎn)物權(quán)登記的機(jī)構(gòu)保持一致，但可增設(shè)統(tǒng)一的信托登記受理窗口。二是不動(dòng)產(chǎn)信托登記有七種類(lèi)型，其中多與不動(dòng)產(chǎn)物權(quán)登記有牽連。三是不動(dòng)產(chǎn)信托登記的效力應(yīng)改采登記對(duì)抗主義，此時(shí)不動(dòng)產(chǎn)信托登記相對(duì)獨(dú)立于不動(dòng)產(chǎn)物權(quán)登記。四是不動(dòng)產(chǎn)信托登記的內(nèi)容應(yīng)記載于不動(dòng)產(chǎn)登記簿，但需在不動(dòng)產(chǎn)登記簿中增設(shè)“信托關(guān)系登記信息”部分。
第三章討論不動(dòng)產(chǎn)信托登記應(yīng)當(dāng)?shù)怯浀膬?nèi)容。不動(dòng)產(chǎn)信托登記應(yīng)以信托外部關(guān)系為登記客體。不動(dòng)產(chǎn)信托登記只需特別記載信托關(guān)系主體信息和信托外部關(guān)系內(nèi)容，其核心內(nèi)容是信托目的和受托人處分權(quán)限，信托目的事項(xiàng)應(yīng)明確記載功能性信托目的，受托人處分權(quán)限事項(xiàng)應(yīng)以反面登記方式記載信托文件對(duì)受托人處分權(quán)的限制。在表現(xiàn)形式上，應(yīng)以公定的格式化文本記載和公示登記內(nèi)容。
第四章討論不動(dòng)產(chǎn)信托登記程序方面的特殊問(wèn)題。不動(dòng)產(chǎn)信托登記原則上應(yīng)由信托行為當(dāng)事人會(huì)同申請(qǐng)，例外情形下由受托人單獨(dú)申請(qǐng)。立法應(yīng)當(dāng)直接規(guī)定登記機(jī)構(gòu)的審查職責(zé)。不動(dòng)產(chǎn)信托登記應(yīng)當(dāng)建立與不動(dòng)產(chǎn)信托產(chǎn)品登記、不動(dòng)產(chǎn)信托受益權(quán)登記之間的信息共享機(jī)制。
關(guān)鍵詞：不動(dòng)產(chǎn)信托登記 理論依據(jù) 制度框架 登記內(nèi)容 登記程序
ABSTRACT
The practice of trust in China has rapidly developed after thepromulgation of Chinese Trust Law in 2001, but capital sources are almostlimited to money,and real estate is unable to become trust propertyeffectively due to a lack of trust registration system. However, a vastrequirement space for real estate trust exists in China, which is also animportant direction where trust business might turn to. A real estate trustregistration system should be established as soon as possible in order topromote the practice and development of real estate trust in China.
Although all walks of fields reach a consensus on the necessity of theestablishment of the real estate trust registration system, there is still somefuzziness and controversies on how to establish it. This paper demonstratesthe programme that establishing the real estate trust registration systemunder the uniform real estate registration system.
The main contents of this paper are as followings:
Introduction. The imperfection of real estate trust registration systemis a main threat to the practice of real estate trust, and the fundamentalsolution to it is tied to the registration system of trust property.
The text can be divided into two parts in structure: Chapter One is thegeneral provision, and Chapter Two to Four are the specifies.
Chapter One discusses the theoretic basis for the establishment of thereal estate trust registration system. It summarizes consensuses on thenecessity of establishment of the real estate trust registration system, andpoints out that trust publicity is supposed to support and serve thefunctional transplantation of trust system in China. China should takeregistration as the publicity method. Since there are some fundamentaldistinctions as well as close relationship between real estate trustregistration and real estate right registration, it is rational to establish thereal estate trust registration system under the uniform real estateregistration system, depending on the real estate right registration system.
Chapter Two discusses the frame questions about real estate trustregistration system. First, the institution responsible for real estate trustregistration should be in accordance with the real estate right registration,but a uniform acceptance window could be added. Second, the real estatetrust registration includes seven types, most of which are tied up with realestate right registration. Third, as for the legal effect of real estate trustregistration, registration confrontation principle should be adopted, and atthis moment, real estate trust registration is relatively independent from realestate right registration. Fourth, the content of real estate trust registrationshould be recorded at the real estate register on the condition that adds thepart of registration information about trust relationship.
Chapter Three discusses the content supposed to be recorded. Theobject of real estate trust registration should be external trust relationship.
The registration items only need specially contain subject information andthe content of external trust relationship which is the core ought to bedesigned around trust purposes and the disposition authority of trustee. Theitem of trust purpose should record the functional ones, and the item ofdisciplinary authority of the trustee should record the restrictions by trustdocuments in a negative way. All contents should be recorded andpublicized in the form of government-making formative files.
Chapter Four discusses some special questions about registrationprocedures. The basic applicants of the registration are parties of trustbehavior , but trustee could apply alone in exceptional situations.
Legislation should directly stipulate the duties of the registration institution.
There should be an information sharing mechanism among the propertyregistration of real estate trust, the product registration and the beneficiaryright registration.
KEY WORDS: real estate trust registration, theoretical basis,institutional framework, the content of registration, registration procedures
目 錄
摘 要
ABSTRACT
引 言
一、研究背景
二、概念界定
三、文獻(xiàn)綜述
四、研究方法
五、本文創(chuàng)新之處
第一章 不動(dòng)產(chǎn)信托登記制度設(shè)計(jì)的理論依據(jù)
第一節(jié) 信托公示的必要性
第二節(jié) 信托移植與信托公示
一、英美法上的信托財(cái)產(chǎn)權(quán)利結(jié)構(gòu)在大陸法系中的解釋困境
二、信托財(cái)產(chǎn)歸屬與信托公示
三、受益人權(quán)利與信托公示
四、委托人地位與信托公示
五、小結(jié)
第三節(jié) 不動(dòng)產(chǎn)信托的公示手段
一、比較法上的不動(dòng)產(chǎn)信托公示手段
二、我國(guó)不動(dòng)產(chǎn)信托公示手段的選擇
第四節(jié) 不動(dòng)產(chǎn)信托登記的制度定位
一、不動(dòng)產(chǎn)信托登記與不動(dòng)產(chǎn)物權(quán)登記的關(guān)系
二、不動(dòng)產(chǎn)信托登記與現(xiàn)行不動(dòng)產(chǎn)登記體系的銜接
本章小結(jié)
第二章 不動(dòng)產(chǎn)信托登記的制度框架
第一節(jié) 不動(dòng)產(chǎn)信托登記的`機(jī)構(gòu)
第二節(jié) 不動(dòng)產(chǎn)信托登記的類(lèi)型
一、不動(dòng)產(chǎn)信托登記類(lèi)型的立法例
二、不動(dòng)產(chǎn)登記體系中的信托登記類(lèi)型
第三節(jié) 不動(dòng)產(chǎn)信托登記的效力
一、登記生效主義及其影響
二、登記對(duì)抗主義及其影響
第四節(jié) 不動(dòng)產(chǎn)信托登記的載體
一、比較法考察：“雙簿制”中的信托登記簿
二、本文見(jiàn)解：“一簿制”中的不動(dòng)產(chǎn)登記簿
第三章 不動(dòng)產(chǎn)信托登記的內(nèi)容
第一節(jié) 不動(dòng)產(chǎn)信托登記的客體
第二節(jié) 不動(dòng)產(chǎn)信托登記的事項(xiàng)
一、關(guān)于信托關(guān)系主體的登記事項(xiàng)
二、關(guān)于信托關(guān)系客體的登記事項(xiàng)
三、關(guān)于信托外部關(guān)系內(nèi)容的登記事項(xiàng)
第三節(jié) 不動(dòng)產(chǎn)信托登記內(nèi)容的表現(xiàn)形式
一、比較法考察：私人文本
二、本文見(jiàn)解：公共文本
第四章 不動(dòng)產(chǎn)信托登記的程序
第一節(jié) 不動(dòng)產(chǎn)信托登記的申請(qǐng)
一、申請(qǐng)人
二、申請(qǐng)材料
第二節(jié) 不動(dòng)產(chǎn)信托登記的審查
第三節(jié) 不動(dòng)產(chǎn)信托登記的信息共享
結(jié) 論
參考文獻(xiàn)
致 謝
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