摘 要

预告登记是本登记之前的登记模式，这种制度通过让债权请求权变得类似有物权效力的方式来确保订立了目前难以执行的有关不动产的转让的合同受让人的利益。预告登记的建立健全链接了债权、物权的过渡，使民法的体系完善。

普鲁士法孕育了该制度，且其在德国被正式确立。随后诸多国家相继从德国引进了该制度，该制度逐渐成为物权交易中的一项重要制度。因此要不断完善该制度以完善整个登记体系。

我国目前的房地产市场需要一个完善的预告登记制度来解决实践中遇到的一些法律问题。近年来我国房地产市场越来越好，然而，日益火爆的房地产市场有经济效益，同时也有纠纷问题。房地产作为一项不动产相比于那些动产具有更高的价值，交易过程也更加的规范同时交易所需要的时间也更久。然而，市场瞬息万变，不动产价格时刻变化，掌握交易主动权的卖方很可能为了更高的利润做出“一房二卖”甚至于“多卖”的行为。当我国还没有《物权法》时，法律对这种情况下的买方的保护不是很到位。此时，最先买受人此时即使是充分追究卖方不履行合同的违约责任也不能达成原本的买房需要。后来《物权法》正式确立了预告登记制度通过对债权请求权的物权化保护当事人的权益，解决纠纷，促进我国房地产市场的稳定发展。

本文按照先后顺序由表及里对该制度的定义，性质，效力等方面进行研究。在以德国、日本、台湾为例的域外立法经验进行研究的基础上运用对比研究的分析方法深入分析我国预告登记制度的不足，并且针对这些问题作者提出了一些完善建议。

全文共四部分：

第一章是该制度的概述。这部分依照先后顺序具体的描述了该制度的发展历史、概念、性质、效力等问题。

第二章是该制度在域外的立法的概述。对域外国家的相关立法进行深入研究，分析各方面规定的异同,为我国该制度的完善提供参考。

第三章是我国不动产预告登记制度的概述。本章主要通过对我国存在的对预告登记的立法进行研究后对我国的预告登记做出客观评价。

第四章是完善构想。

关键词：不动产 预告登记 物权变动 立法完善

The real estate system of registration of advance

Notice

Abstract

The pre-registration is a registration pattern prior to this registration, which ensures that the interests of the assignee of the contract relating to the transfer of immovable property, which is currently difficult to enforce, are ensured by making the claims claim similar to the effect of title. The establishment of a notice of the establishment of a sound link to the claims, the real right of the transition, so that the civil law system perfect.

The Prussian law gave birth to the system and was formally established in Germany. Then many countries have introduced the system from Germany, the system has gradually become an important system in real right trade. So we must continue to improve the system to improve the entire registration system.

China's current real estate market needs a sound notice of the registration system to solve some of the legal problems encountered in practice. In recent years, China's real estate market is getting better and better, however, the increasingly hot real estate market has economic benefits, but also a dispute. Real estate as a real estate compared to those who have a higher value of movable property, the transaction process is also more standardized at the same time the transaction takes longer. However, the market is changing, real estate prices change at all times, to master the transaction initiative of the seller is likely to make a higher profit "one room two sell" and even "more sell" behavior. When our country has no "property law", the law of this case the protection of the buyer is not in place. At this point, the first buyer at this time even if the seller is not satisfied with the breach of contract obligations can not reach the original need to buy a house. Later, the "Property Law" formally established the notice registration system through the protection of the right to claim the rights of the parties to protect the rights and interests of the parties to resolve disputes and promote the stable development of China 's real estate market.

This paper studies the definition, nature and effectiveness of the system in the following order. On the basis of the experience of extraterritorial legislation in Germany, Japan and Taiwan, this paper analyzes the shortcomings of the registration system in China by using the comparative analysis method, and puts forward some suggestions for the author.

The full text of a total of four parts:

The first chapter is an overview of the system. This part describes the development history, concept, nature and effect of the system according to the order.

The second chapter is an overview of the legislation of the system outside the domain. Depth research on the relevant legislation of foreign countries, and analyze the similarities and differences between the various aspects, and provide reference for the perfection of the system in our country.

The third chapter is an overview of China's real estate advance notice registration system. This chapter mainly makes an objective evaluation on the registration of our country through the study of the legislation of the pre-registration registration in our country.

The fourth chapter is to perfect the idea.

Key words: Real estate; Notice registration; Real right chang; Legislation perfect;

目录

中文摘要 I

英文摘要 III

一、预告登记制度的概述 1

（一）概述 1

（二）登记制度的历史 1

（三）预告登记制度的概念 2

（四）预告登记的性质 2

（五）预告登记的效力 3

（六）预告登记制度的法律意义 4

二、预告登记制度在域外的立法的概述 5

（一）概述 5

（二）德国的预告登记制度 5

（三）日本的预告登记制度 7

（四）台湾的预告登记制度 8

（五）域外立法对我国不动产预告登记立法之启示 8

三、我国不动产预告登记制度的现状与不足 10

（一）登记制度在《物权法》确立之前的相关立法 10

（二）《物权法》中的预告登记制度 11

（三）《房屋登记办法》关于预告登记的规定 12

（四）对我国预告登记制度的评述 12

四、完善构想 13

（一）概述 13

（二）立法建议 14

结语 16

参考文献 17

致谢 18

一、预告登记制度的概述

（一）概述

预告登记在整个登记制度中占据着非常重要地位，它用牵制处分权方式来保障登记人的利益，促进房地产市场健康发展。从某种意义上说也促进经济的发展。例如：近年来我国房地产市场发展的越来越好，然而，日益火爆的房地产市场带来的不仅仅是经济方面的效益，法律纠纷问题也越来越多。房地产作为一项不动产相比于那些动产具有更高的价值，交易过程也更加的规范同时交易所需要的时间也更久。然而，市场瞬息万变，不动产价格时刻变化，掌握交易主动权的卖方很可能为了更高的利润做出“一房二卖”甚至于“多卖”的行为。对于这种情况该制度就可以很好的预防，以公示公信阻断第三人要求的善意，达到保障合法利益的目的，促进房地产市场健康发展。

本文在分析域外立法经验后比较我国的立法，从而发现立法步骤和急需完善之处，为立法实践提供参考，为完善我国该制度的立法添砖加瓦。

（二）登记制度的历史

普鲁士法孕育了该制度的萌芽，德国继承相关内容并且在修订的《民法典》中正式确立了该项制度。这项制度正式确立后来被诸多国家或地区引进并且见见成为民法体系物权制度中的重要内容。该制度继承普鲁士法有关异议登记条款，其具体可以划分为以下两种情况：