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<p><strong>　　物權法解釋?zhuān)旱诙畻l[預告登記](méi)</strong></p><p>　　第二十條　當事人簽訂買(mǎi)賣(mài)房屋或者其他不動(dòng)產(chǎn)物權的協(xié)議，為保障將來(lái)實(shí)現物權，按照約定可以向登記機構申請預告登記。預告登記后，未經(jīng)預告登記的權利人同意，處分該不動(dòng)產(chǎn)的，不發(fā)生物權效力。</p><p>　　預告登記后，債權消滅或者自能夠進(jìn)行不動(dòng)產(chǎn)登記之日起三個(gè)月內未申請登記的，預告登記失效。</p><p>　　[解釋]本條是關(guān)于預告登記的規定。</p><p>　　預告登記，是指為保全一項請求權而進(jìn)行的不動(dòng)產(chǎn)登記，該項請求權所要達到的目的，是在將來(lái)發(fā)生不動(dòng)產(chǎn)物權變動(dòng)。這種登記是不動(dòng)產(chǎn)登記的特殊類(lèi)型。其他的不動(dòng)產(chǎn)登記都是對現實(shí)的不動(dòng)產(chǎn)物權進(jìn)行登記，而預告登記所登記的，不是不動(dòng)產(chǎn)物權，而是目的在于將來(lái)發(fā)生不動(dòng)產(chǎn)物權變動(dòng)的請求權。預告登記的本質(zhì)特征是使被登記的請求權具有物權的效力，也就是說(shuō)，進(jìn)行了預告登記的請求權，對后來(lái)發(fā)生的與該項請求權內容相同的不動(dòng)產(chǎn)物權的處分行為，具有對抗的效力，這樣，所登記的請求權就得到了保護。</p><p>　　預告登記的功能是限制房地產(chǎn)開(kāi)發(fā)商等債務(wù)人處分其權利，即本條規定的“預告登記后，未經(jīng)預告登記的權利人同意，處分該不動(dòng)產(chǎn)的，不發(fā)生物權效力”，以保障債權人將來(lái)實(shí)現其債權。正如有的學(xué)者所說(shuō)，預告登記的實(shí)踐意義在于，權利人所期待的未來(lái)發(fā)生的物權變動(dòng)對自己有極為重要的意義，非要發(fā)生這種變動(dòng)不可；而法律也認可這種變動(dòng)對權利人的意義，并以法律予以保障。比如，老百姓購買(mǎi)預售的住房，它涉及公民的基本生存權利，所以法律上承認買(mǎi)受人獲得指定的房屋的權利有特殊保護的必要。但是，因為購房人在與開(kāi)發(fā)商訂立預售合同后，只享有合同法上的請求權，該項權利沒(méi)有排他的效力，所以購房人無(wú)法防止開(kāi)發(fā)商將房屋以更高的價(jià)格出賣(mài)給他人即“一房二賣(mài)”這種情況的發(fā)生，而只能在這種情況發(fā)生時(shí)主張開(kāi)發(fā)商違約要求損害賠償，而無(wú)法獲得指定的房屋。在建立了預告登記制度的情況下，購房人如果將他的這一請求權進(jìn)行預告登記，因為預告登記具有物權的排他效力，所以開(kāi)發(fā)商違背預告登記內容的處分行為就不能發(fā)生法律效力。這些處分行為既包括一房二賣(mài)，也包括在已出售的房屋上設定抵押權等行為。這樣，購房者將來(lái)肯定能夠獲得約定買(mǎi)賣(mài)的房屋。因此，預告登記對解決類(lèi)似商品房預售中一房二賣(mài)這樣一些敏感的社會(huì )問(wèn)題有著(zhù)特殊的作用。依照本條規定，預告登記不僅可以針對當事人簽訂買(mǎi)賣(mài)房屋協(xié)議的情況，還包括簽訂其他不動(dòng)產(chǎn)物權協(xié)議的情況。因而，建立預告登記制度，具有廣泛的保障債權實(shí)現的意義。</p><p>　　預告登記，是德國中世紀民法創(chuàng )立的制度。根據德國民法典的規定，為保全目的在于轉讓或者廢止一項土地上的物權的請求權，或者土地上負擔的物權請求權，或者變更這些物權的內容或其順位的請求權，可以在土地登記簿中將其納入預告登記。預告登記可在滿(mǎn)足兩種條件之一的情況下進(jìn)行：（1）不動(dòng)產(chǎn)物權人的同意；（2）法院的臨時(shí)處分命令。為預告登記而做出的臨時(shí)處分，與民事訴訟法中規定的臨時(shí)處分有所不同。根據德國民事訴訟法的規定，臨時(shí)處分是在當事人認為存在著(zhù)將來(lái)不能實(shí)現其權利或者難以實(shí)現其權利的危險時(shí)實(shí)施的。而預告登記的臨時(shí)處分命令的做出無(wú)須當事人證明請求權處于危險，只需證明存在著(zhù)可為預告登記的請求權即可。預告登記的請求權納入預告登記后，即具有排他效力，可能妨害請求權的處分視為違反預告登記的處分而無(wú)效。預告登記是與所登記的請求權緊密結合在一起的，隨著(zhù)請求權的移轉而移轉，隨著(zhù)請求權的消滅而消滅。此外，預告登記還因債權人的放棄、所保全的請求權指向的物權納入本登記、不動(dòng)產(chǎn)物權人行使涂銷(xiāo)預告登記的請求權而消滅。瑞士民法典規定，因下列原因之一，可以預登記對土地的處分限制：（1）官方為保全有爭執的或有待執行的請求權所發(fā)布的命令；（2）出質(zhì)、破產(chǎn)或遺產(chǎn)延期分割；（3）屬法定預登記的，如家宅的設定及后位繼承人的繼承權等權利。處分的限制，經(jīng)預登記后，始得對他人后取得的權利有對抗的效力。</p><p>　　日本不動(dòng)產(chǎn)登記法將這種制度稱(chēng)為“假登記”，在下列各項情形下進(jìn)行：（1）未具備登記申請程序上需要的條件時(shí)；（2）欲保全法律所載權利的設定、移轉、變更或者消滅的請求權時(shí)。我國臺灣地區“土地法”中該制度的名稱(chēng)也是預告登記，該“法”規定，聲請保全下列請求權之預告登記，應由請求權人檢附登記名義人之同意書(shū)為之：（1）關(guān)于土地權利移轉或使其消滅之請求權；（2）土地權利內容或次序變更之請求權；（3）附條件或期限之請求權。預告登記未涂銷(xiāo)前，登記名義人就其土地所為之處分，對于所登記之請求權有妨礙者無(wú)效。本條對預告登記條件及法律效力的規定，較為接近我國臺灣地區的規定。</p> 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