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房地产公司破产所面临的主要法律问题往往都与期房交易合同效力的维持密切相关。我国现行法律确立了基于生存权保障的购房消费者优位于工程款债权人的顺位机制,也确立了预告登记这一用以保全购房者取得房屋所有权的保障机制。不同类型的期房交易合同进入破产程序后是否可以要求继续履行,如何继续履行,履行过程中购房者权利与其他债权人的权利如何排序,合同解除后的后果如何界定等等,亟待明晰。这些问题的剖析,既不应脱离期房买卖有别于现房买卖的背景,也不应无视外部交易环境变化对合同履行带来的冲击;不同类型的期房买受人是否承担破产风险,可以结合其信用授予的不同而予以区别对待。
The main legal problems facing the bankruptcy of real estate companies are often closely related to the maintenance of the validity of the futures contract. The current law of our country has established a priority mechanism for purchase consumers based on the subsistence guarantee and superior to the project creditors, and also established the guarantee mechanism for advance notice of registration, which is used to protect the buyers and obtain the ownership of the houses. It is urgent to clarify whether the different types of 期房 transaction contracts can continue to perform after they enter the bankruptcy proceedings, how to continue to perform, how to sort the rights of homebuyers and other creditors in the course of performance, and how to define the consequences after the termination of contracts. The analysis of these issues should neither be separated from the background of the sale and purchase of existing houses, nor should they ignore the impact of changes in the external transaction environment on the performance of the contract. Whether different types of 期房 buyers bear the risk of bankruptcy can be combined with Differentiation of credit granted to be treated differently.