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1、华中科技大学 硕士学位论文 期房“假按揭”贷款中银行债权保护法律研究 姓名：肖江涛 申请学位级别：硕士 专业：法律硕士 指导教师：范建得 2010-05-22 I 摘摘 要要 近年来，由于中国内地房地产市场兴旺，房价一路上扬，人们购房热情也一路 高涨。按揭作为房地产行业的一种融资工具，极大的影响了房地产业的发展。然而 在全国各地出现的众多虚假按揭案例，表明银行的贷款债权受到了极大地威胁，直 接影响到整个社会经济的稳定和金融市场的稳定发展。因此，完善相关立法切实保 护银行住房按揭贷款债权的安全势在必行。本文通过比较研究的方法，吸收香港和 国外的成功经验，结合中国的按揭实际，有针对性的提出了一些法
2、律方面的见解， 期望能对保护银行债权有所裨益。 本文由引言、正文和结语三个部分组成。 引言部分由一个“假按揭”案例引出这种现象中出现的法律问题，分析其原因 和法律规制的不足，为后文的展开做好铺垫。 正文部分共分为四章。第一章主要是对期房按揭制度及银行债权的法律保护相 关问题做一个概述。简要介绍了期房按揭、 “假按揭”和银行债权的理论问题，并阐 述了保护期房按揭贷款中银行债权的法律意义。 第二章主要是对我国当前期房“假按揭”现象产生的法律原因分析。在介绍我 国当前期房按揭的立法现状和按揭实务程序的基础上，结合案例，指出我国法律方 面的不足。在立法中主要有以下几个方面的问题：一是担保法不能有效保障
3、银 行债权的实现；二是“假按揭”合同效力认定中存在的问题；三是商品房预售登记 形式审查存在缺陷；同时也讲到了中介服务机构的职责缺失和我国信用信息公开的 缺失。 第三章基于前面对“假按揭”贷款问题产生的原因分析有针对性的提出改进建 议。在先介绍国外和香港地区的我们可以学习的成功经验后，提出了对银行债权保 护的建议和设想。首先在立法上需要明确按揭贷款合同的独立效力，以便在发生纠 纷时使银行有维权的合法依据；其次，根据假按揭的主导者一般是开发商，而且开 发商的经济实力也强于名义借款人，在责任追究方式上可以借鉴公司法中“揭 开公司面纱”的原理，由开发商承担责任，从而更好的保护银行的债权；再次，应 II
4、 该对有关住房按揭贷款担保的法律进行修正；第四是在城市房地产管理法中引 入由专业机构监管预售款的举措。同时也阐述了在保护银行债权方面应该完善的一 些配套制度，如改造商品房预售备案制度、完善律师见证制度、建立个人和企业信 用体系，希望通过完善这些相关配套的措施能够杜绝“假按揭”问题，切实保护银 行债权。 结语部分对本文写作过程进行了归纳，指出本文不足之处和今后的努力方向。 关键词: 关键词: 假按揭 银行债权 法律保护 III Abstract In recent years, Peoples enthusiasm for purchasing house is going up because
5、 of the booming of the real estate market and the rising house price. As a financing tool, Real estate mortgage has a great impact on the real estate development. However, many false mortgage cases have occurred. It means a great threat to bank loans, at the same time it is claimed a direct impact o
6、n the socio-economic stability and financial market stability and development. Therefore, it is imperative to improve the effective protection of the relevant legislation, and then make sure the security of lending bank mortgage debt .This paper uses the comparative method and absorbs the successful
7、 experience of Hong Kong combined with Chinas mortgage real, raising some legal opinion and hoping make some benefit to the protection of bank debt. This paper includes three parts .They are the introduction, the body and the conclusion. Through a “fake mortgage“, the introduction indicates the phen
8、omenon which appears in case of legal problems, then analyzes the causes and the lack of legal regulation, paving the way for next analysis. The part of body is divided into four chapters. The first chapter gives an overview of relevant issues of the mortgage system and the legal protection of credi
9、tor banks. It introduces the house mortgage, “fake mortgage“ and the theoretical problems of bank claims and describes the legal significance of the protection of future housing mortgage loans in bank debt. The second chapter analyzes the legal reason of the current “fake mortgage“. This chapter poi
10、nts out the deficiency at the legal aspect by introducing the current situation of legislation in china and the procedures of future housing mortgage combined with the cases. The problems of the legal aspect are as follows. First, “security law“ can not effectively protect the realization of bank de
11、bt; second there is the deficiency in the contracts identify of “fake mortgage“; third, there are defectives in the review of Houses Sold registration form; fourth, criminal law protection is weak. This chapter mentions the lack of intermediary services to the responsibilities of the public and our
12、lack of credit information. IV The third chapter is based on the analysis of the causes of the problem of targeted recommendations for improvement the earlier of the “fake mortgage“ loan. The earlier introduction of foreign and Hong Kong can learn from the success of our experience and put forward p
13、roposals for protecting the bank claims and ideas. First, the legislation need to be clearly the independent effect of the mortgage loan contract so that in the event of disputes so that the legal basis for banks to safeguard their rights; Secondly, the basis of false mortgage is generally dominated
14、 by developers, and developers economic strength is also stronger than the name of the borrower the people at the way accountability can learn from the “Company Law“ in “piercing the corporate veil“ of the principle of responsibility by the developer in order to better protect the banks claims; agai
15、n, should the housing mortgage loan guarantees law amendment; fourth is in the “Urban Real Estate Management Law“ introduced by the professional body supervising prepayments initiatives; fifth in criminal law can be given “fake mortgage“ to be criminal penalties. Then primarily on the protection of
16、bank debt should be improved in a number of supporting systems, such as the transformation of commercial housing pre-sale filing system, improve the real estate agency industry self-regulatory system, improve the legal representative system, establishing personal and business credit system, the establishment of developers and mortgage loans isolation mechanism, hoping to improve these related coordinating measures to put an end to “fake mortgage“ problem, the effective protection of
