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<p><strong>　　物權法解釋?zhuān)旱谑l[登記機構應當履行的職責]</strong></p><p>　　第十二條　登記機構應當履行下列職責：</p><p>　?。ㄒ唬┎轵炆暾埲颂峁┑臋鄬僮C明和其他必要材料；</p><p>　?。ǘ┚陀嘘P(guān)登記事項詢(xún)問(wèn)申請人；</p><p>　?。ㄈ┤鐚?shí)、及時(shí)登記有關(guān)事項；</p><p>　?。ㄋ模┓?、行政法規規定的其他職責。</p><p>　　申請登記的不動(dòng)產(chǎn)的有關(guān)情況需要進(jìn)一步證明的，登記機構可以要求申請人補充材料，必要時(shí)可以實(shí)地查看。</p><p>　　[解釋]本條是對登記機構應當履行的職責的規定。</p><p>　　物權法制定以前，法律對不動(dòng)產(chǎn)物權的登記要件和登記審查標準沒(méi)有明確的規定，各地登記機構掌握的尺度寬嚴不一，法院在審理有關(guān)房地產(chǎn)登記的行政案件中審判標準也不盡相同。據在立法過(guò)程中調研了解，房產(chǎn)登記機構一般只是對登記申請人提供的有關(guān)必要材料是否齊備進(jìn)行審核，各城市基本都沒(méi)有將詢(xún)問(wèn)當事人納入登記程序，大部分城市登記時(shí)不去現場(chǎng)查看。土地登記機構對登記申請的審查較為嚴格。主管部門(mén)的同志認為，實(shí)質(zhì)審查登記錯誤率低，但效率也低，登記機關(guān)也承擔一定風(fēng)險。形式審查效率高，登記機關(guān)不承擔風(fēng)險，但存在著(zhù)不安全因素。</p><p>　　國外關(guān)于不動(dòng)產(chǎn)物權登記機構職責有不同的規定，德國法律規定不動(dòng)產(chǎn)登記機關(guān)除有審查當事人的申請材料是否齊備的權利之外，對當事人申請登記的內容只有消極的登記義務(wù)。登記機關(guān)既沒(méi)有權利也沒(méi)有義務(wù)對當事人申請登記的涉及實(shí)質(zhì)權利義務(wù)的內容進(jìn)行調查，也無(wú)權對當事人的財產(chǎn)法律關(guān)系進(jìn)行變更。我國臺灣地區的“土地登記規則”也只規定了登記機關(guān)審查當事人的申請材料的職能。日本不動(dòng)產(chǎn)登記法規定，登記官在有土地或者建筑物標示登記的申請時(shí)，或依職權進(jìn)行其登記時(shí)，如有必要，可以調查土地或建筑物標示事項。</p><p>　　物權法立法過(guò)程中，關(guān)于本條的意見(jiàn)主要集中在登記審查應當采用何種方式上，主要有形式審查和實(shí)質(zhì)審查兩種意見(jiàn)的爭論。有的認為，登記機構應當對登記申請進(jìn)行實(shí)質(zhì)審查，以避免錯誤登記；有的認為，登記機構的審查主要是形式審查，實(shí)質(zhì)審查是沒(méi)有能力做到的。然而，對于何謂形式審查，何謂實(shí)質(zhì)審查，也存在爭論。有的學(xué)者從登記審查的范圍對此二者進(jìn)行界定，認為形式審查就是登記機構不審查登記申請是否與實(shí)體法上的權利關(guān)系一致，而僅審查登記申請在登記手續、提供材料等方面是否合法、齊備；實(shí)質(zhì)審查則是不僅審查登記申請在登記手續上是否合法，還要審查其是否與實(shí)體法上的權利關(guān)系一致，實(shí)體法上的權利關(guān)系是否有效。有學(xué)者則從登記機構的調查權限上界定實(shí)質(zhì)審查，即登記機構接受了登記申請之后，應當對登記內容進(jìn)行詢(xún)問(wèn)和調查，以確保登記內容的真實(shí)性。還有的學(xué)者認為登記機構的審查權限及于不動(dòng)產(chǎn)物權變動(dòng)的原因關(guān)系的，就是實(shí)質(zhì)審查；反之，就是形式審查。</p><p>　　本條的兩款規定，既沒(méi)有試圖界定什么是實(shí)質(zhì)審查，什么是形式審查，更不去回答物權法要求不動(dòng)產(chǎn)登記機構進(jìn)行實(shí)質(zhì)審查還是形式審查。本條的規定，是在調研我國不動(dòng)產(chǎn)登記實(shí)際情況并聽(tīng)取各方面意見(jiàn)的基礎上做出的，目的是使登記機構在各自的職權范圍內，充分履行職責，盡可能地保證如實(shí)、準確、及時(shí)地登記不動(dòng)產(chǎn)物權有關(guān)事項，避免登記錯誤。實(shí)踐中，不動(dòng)產(chǎn)登記機構也在總結經(jīng)驗，積極探索改進(jìn)登記工作的新思路。例如，目前土地登記主管部門(mén)正在探索建立中介代理制度，把登記中大量的實(shí)質(zhì)審查工作由中介代理機構承擔，通過(guò)中介代理機構的行業(yè)規范和行業(yè)自律，對資料進(jìn)行實(shí)質(zhì)審查，保證真實(shí)性。登記機關(guān)對有資質(zhì)的中介機構的資料進(jìn)行形式審查。對登記錯誤造成的損失，登記機關(guān)承擔責任；對由于中介代理機構造成的登記錯誤，國家可向中介代理機構追償。本條內容只是物權法在現階段做出的一個(gè)原則性規定，隨著(zhù)行政管理體制改革和不動(dòng)產(chǎn)統一登記制度的建立，法律還將在總結實(shí)踐經(jīng)驗的基礎上對登記機構履行職責問(wèn)題上做出更為具體的規定。</p> 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-moz-transform:rotateZ(0deg); -ms-transform:rotateZ(0deg); -o-transform:rotateZ(0deg); transform:rotateZ(0deg); } .rignav-mod-con{position:absolute;width:136px;height:160px;background:#fff;top:-45px;left:-138px;border:1px solid #e0e0e0;-webkit-box-shadow:4px 7px 16px rgba(0, 0, 0, 0.05);-moz-box-shadow:4px 7px 16px rgba(0, 0, 0, 0.05);box-shadow:4px 7px 16px rgba(0, 0, 0, 0.05);display:none} .rignav-mod-con div {width:136px;height:150px;padding-top:10px;text-align:center} .rignav-mod-con div img{display:block;margin:0 auto;} .rignav-mod-con div label{display:block;color:#999;line-height:20px;padding-top:6px} .rignav-mod ul li a.on .rignav-mod-con{display:block} .hatch{ animation-name: hatch; -webkit-animation-name: hatch; animation-duration: 2s; -webkit-animation-duration: 2s; animation-timing-function: ease-in-out; -webkit-animation-timing-function: ease-in-out; transform-origin: 50% 100%; -ms-transform-origin: 50% 100%; -webkit-transform-origin: 50% 100%; visibility: visible !important; } @keyframes hatch { 0% { -webkit-transform: rotate(0deg); } 5% { -webkit-transform: rotate(-2deg); } 9% { -webkit-transform: rotate(2deg); } 13% { -webkit-transform: rotate(-2deg); } 16% { -webkit-transform: rotate(1deg); } 20% { -webkit-transform: rotate(-1deg); } 25% { -webkit-transform: rotate(0deg); } } @-webkit-keyframes hatch { 0% { -webkit-transform: rotate(0deg); } 5% { -webkit-transform: rotate(-2deg); } 9% { -webkit-transform: rotate(2deg); } 13% { -webkit-transform: rotate(-2deg); } 16% { -webkit-transform: rotate(1deg); } 20% { -webkit-transform: rotate(-1deg); } 25% { -webkit-transform: rotate(0deg); } } /*add*/ .rignav .newGift{width:100px;margin:0 -20px;text-align:center;position:relative;} .rignav .newGift .newbottom{display:block;-webkit-animation:hatch 4s 0s infinite both;-moz-animation:hatch 4s 0s infinite both;-o-animation:hatch 4s 0s infinite both;animation:hatch 4s 0s infinite both} .rignav .newGift .newtop{display:block;-webkit-animation:bounceIn 2s both;-moz-animation:bounceIn 2s both;-o-animation:bounceIn 2s both;animation:bounceIn 2s both} /*add end*/ </style> <div id="p5d5btrxl" class="rignav">  <div id="p5d5btrxl" class="newGift"> <a href="http://www.100thplant.com/zhuanti/2018zhuceyouli/" target="_blank" class="newtop"><img src="http://www.100thplant.com/images/index/newtop.png" /></a> <a href="http://www.100thplant.com/zhuanti/2018zhuceyouli/" target="_blank" class="newbottom tada"><img src="http://www.100thplant.com/images/index/newbottom.png" /></a> </div>  <div id="p5d5btrxl" class="rignav-mod font-s12"> <ul> <li id="p5d5btrxl" class="shopping-cart"> <a target="_blank"> <span id="p5d5btrxl" class="one-line"><i>購物車(chē)</i></span> <em id="shopCartNum2" style="display:none"></em> </a> </li> <li id="p5d5btrxl" class="online-service"> <a target="_blank"> <span><i>在線(xiàn)<br>客服</i></span> </a> </li> <li id="p5d5btrxl" class="weixin"> <a href="javascript:void(0)"> <span><i>微信<br>公眾號</i></span> <div id="p5d5btrxl" 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