不動產(chǎn)買受人的實體法地位辨析兼談《異議復議規(guī)定》第28條

不動產(chǎn)買受人的實體法地位辨析兼談《異議復議規(guī)定》第28條一、本文概述Overviewofthisarticle隨著經(jīng)濟的發(fā)展和法治的深化，不動產(chǎn)交易在我國社會經(jīng)濟活動中占據(jù)越來越重要的地位。不動產(chǎn)買受人作為不動產(chǎn)交易的核心主體，其法律地位的確定和保護直接關(guān)系到交易的公正性、穩(wěn)定性和安全性。然而，在現(xiàn)行法律體系中，關(guān)于不動產(chǎn)買受人實體法地位的規(guī)定尚存在諸多爭議和模糊之處，這無疑增加了不動產(chǎn)交易的風險和不確定性。因此，本文旨在通過深入分析不動產(chǎn)買受人的實體法地位，結(jié)合《異議復議規(guī)定》第28條的具體內(nèi)容，探討如何更好地保障不動產(chǎn)買受人的合法權(quán)益，促進不動產(chǎn)市場的健康發(fā)展。Withthedevelopmentoftheeconomyandthedeepeningoftheruleoflaw,realestatetransactionsoccupyanincreasinglyimportantpositioninChina'ssocialandeconomicactivities.Asthecoresubjectofrealestatetransactions,thedeterminationandprotectionofthelegalstatusofrealestatebuyersaredirectlyrelatedtothefairness,stability,andsafetyoftransactions.However,inthecurrentlegalsystem,therearestillmanycontroversiesandambiguitiesregardingthesubstantivelegalstatusofrealestatebuyers,whichundoubtedlyincreasestherisksanduncertaintiesofrealestatetransactions.Therefore,thisarticleaimstoexplorehowtobetterprotectthelegitimaterightsandinterestsofrealestatebuyersandpromotethehealthydevelopmentoftherealestatemarketbydeeplyanalyzingthesubstantivelegalstatusofrealestatebuyers,combinedwiththespecificcontentofArticle28oftheRegulationsonObjectionsandReconsiderations.本文首先將對不動產(chǎn)買受人的實體法地位進行界定，明確其在不動產(chǎn)交易中的權(quán)利和義務(wù)。在此基礎(chǔ)上，通過對相關(guān)案例的梳理和分析，揭示當前司法實踐中關(guān)于不動產(chǎn)買受人實體法地位認定的難點和爭議焦點。隨后，本文將對《異議復議規(guī)定》第28條進行深入解讀，分析其對不動產(chǎn)買受人實體法地位的影響和作用。結(jié)合理論和實踐，提出完善不動產(chǎn)買受人實體法地位保護的建議和對策，以期為立法和司法實踐提供參考和借鑒。Thisarticlefirstdefinesthesubstantivelegalstatusofrealestatebuyers,clarifyingtheirrightsandobligationsinrealestatetransactions.Onthisbasis,bysortingandanalyzingrelevantcases,thedifficultiesandcontroversialpointsinthecurrentjudicialpracticeregardingtherecognitionofthesubstantivelegalstatusofrealestatebuyersarerevealed.Subsequently,thisarticlewillprovideanin-depthinterpretationofArticle28oftheRegulationsonObjectionReconsideration,analyzingitsimpactandroleonthesubstantivelegalstatusofrealestatebuyers.Basedontheoryandpractice,proposesuggestionsandcountermeasurestoimprovetheprotectionofthesubstantivelegalstatusofrealestatebuyers,inordertoprovidereferenceandguidanceforlegislationandjudicialpractice.二、不動產(chǎn)買受人實體法地位的理論探討Theoreticalexplorationofthesubstantivelegalstatusofrealestatebuyers在不動產(chǎn)交易中，買受人的實體法地位是一個復雜且關(guān)鍵的問題。這不僅涉及到買受人的權(quán)益保護，還關(guān)乎整個交易秩序的穩(wěn)定和公平正義的實現(xiàn)。因此，對不動產(chǎn)買受人實體法地位的深入探討，對于完善相關(guān)法律制度、指導司法實踐具有重要的理論和實踐意義。Inrealestatetransactions,thesubstantivelegalstatusofthebuyerisacomplexandcrucialissue.Thisnotonlyinvolvestheprotectionofthebuyer'srights,butalsorelatestothestabilityoftheentiretransactionorderandtherealizationoffairnessandjustice.Therefore,in-depthexplorationofthesubstantivelegalstatusofrealestatebuyershasimportanttheoreticalandpracticalsignificanceforimprovingrelevantlegalsystemsandguidingjudicialpractice.不動產(chǎn)買受人作為交易的一方當事人，其法律地位應(yīng)受到法律的明確保護。在實體法上，買受人通常被視為一種特殊的債權(quán)人，其權(quán)益受到合同法和物權(quán)法的雙重保障。然而，由于不動產(chǎn)交易的特殊性質(zhì)，買受人在交易中的地位往往更加復雜。一方面，買受人通過簽訂買賣合同，獲得了請求對方履行交付不動產(chǎn)的義務(wù)的權(quán)利；另一方面，買受人還享有對不動產(chǎn)的期待權(quán)，即期待在合同履行完畢后取得不動產(chǎn)的所有權(quán)。Asapartytoatransaction,thelegalstatusofarealestatebuyershouldbeclearlyprotectedbylaw.Insubstantivelaw,thebuyerisusuallyregardedasaspecialtypeofcreditor,whoserightsareprotectedbybothcontractlawandpropertylaw.However,duetothespecialnatureofrealestatetransactions,thebuyer'spositioninthetransactionisoftenmorecomplex.Ontheonehand,thebuyerobtainstherighttorequesttheotherpartytofulfilltheobligationofdeliveringrealestatebysigningasalescontract;Ontheotherhand,thebuyeralsohastherightofexpectationovertheimmovableproperty,thatis,theyexpecttoacquireownershipoftheimmovablepropertyafterthecompletionofthecontractperformance.在不動產(chǎn)交易中，買受人的實體法地位還受到相關(guān)法律制度的影響。例如，《異議復議規(guī)定》第28條對不動產(chǎn)買受人的權(quán)利保護作出了明確規(guī)定。根據(jù)該條款，買受人在符合一定條件的情況下，可以對抗第三人的強制執(zhí)行請求。這一規(guī)定體現(xiàn)了對買受人實體法地位的重視和保護，有助于維護交易安全和穩(wěn)定。Inrealestatetransactions,thesubstantivelegalstatusofthebuyerisalsoinfluencedbyrelevantlegalsystems.Forexample,Article28oftheRegulationsonObjectionReconsiderationprovidesclearprovisionsontheprotectionoftherightsofrealestatebuyers.Accordingtothisclause,thebuyercanresisttheenforcementrequestofathirdpartyifcertainconditionsaremet.Thisregulationreflectstheimportanceandprotectionofthebuyer'ssubstantivelegalstatus,whichhelpstomaintaintransactionsecurityandstability.然而，在實踐中，不動產(chǎn)買受人的實體法地位仍然面臨一些挑戰(zhàn)和爭議。例如，在不動產(chǎn)交易過程中，買受人可能會遇到出賣人一物多賣、欺詐交易等違法行為，導致其權(quán)益受到損害。由于不動產(chǎn)交易的復雜性和專業(yè)性，買受人在交易過程中往往處于弱勢地位，容易受到不公平待遇。However,inpractice,thesubstantivelegalstatusofrealestatebuyersstillfacessomechallengesandcontroversies.Forexample,intheprocessofrealestatetransactions,buyersmayencounterillegalbehaviorssuchasthesellersellingmultipleitemsorengaginginfraudulenttransactions,resultingindamagetotheirrightsandinterests.Duetothecomplexityandprofessionalismofrealestatetransactions,buyersareofteninadisadvantagedpositionandaresusceptibletounfairtreatmentduringthetransactionprocess.因此，我們需要進一步完善相關(guān)法律制度，明確不動產(chǎn)買受人的實體法地位，加強對其權(quán)益的保護。還需要加強司法實踐中的指導和監(jiān)督，確保相關(guān)法律制度得到有效執(zhí)行。只有這樣，才能真正實現(xiàn)不動產(chǎn)交易中的公平正義和秩序穩(wěn)定。Therefore,weneedtofurtherimprovetherelevantlegalsystem,clarifythesubstantivelegalstatusofrealestatebuyers,andstrengthentheprotectionoftheirrightsandinterests.Itisalsonecessarytostrengthenguidanceandsupervisioninjudicialpracticetoensuretheeffectiveimplementationofrelevantlegalsystems.Onlyinthiswaycanwetrulyachievefairness,justice,andorderstabilityinrealestatetransactions.三、國內(nèi)外相關(guān)法律規(guī)定與實踐Relevantdomesticandforeignlegalprovisionsandpractices不動產(chǎn)買受人的實體法地位在不同國家和地區(qū)的法律規(guī)定及實踐中呈現(xiàn)出多樣性。在中國，隨著市場經(jīng)濟的深入發(fā)展和法治建設(shè)的不斷完善，對不動產(chǎn)買受人權(quán)益的保護也日益加強。Thesubstantivelegalstatusofrealestatebuyersexhibitsdiversityinthelegalprovisionsandpracticesofdifferentcountriesandregions.InChina,withthedeepeningdevelopmentofthemarketeconomyandthecontinuousimprovementoftheruleoflaw,theprotectionoftherightsandinterestsofrealestatebuyersisalsoincreasinglystrengthened.中國的《物權(quán)法》確立了不動產(chǎn)物權(quán)變動的基本原則，包括買賣不破租賃、善意取得等制度，為不動產(chǎn)買受人提供了基本的法律保障。同時，《合同法》對買賣合同進行了詳細規(guī)定，明確了買賣雙方的權(quán)利義務(wù)，為不動產(chǎn)買受人提供了合同法的保護。ThePropertyRightsLawofChinaestablishesthebasicprinciplesofrealestatepropertyrightschanges,includingsystemssuchasbuyingandsellingwithoutbreakingleases,andobtainingingoodfaith,providingbasiclegalprotectionforrealestatebuyers.Atthesametime,theContractLawprovidesdetailedprovisionsforsalescontracts,clarifyingtherightsandobligationsofbothpartiesandprovidingprotectionforrealestatebuyersundertheContractLaw.為了更加具體地保護不動產(chǎn)買受人的權(quán)益，最高人民法院頒布了《關(guān)于審理涉及執(zhí)行異議之訴案件適用法律若干問題的解釋》（以下簡稱《異議復議規(guī)定》）。該解釋第28條明確規(guī)定了不動產(chǎn)買受人在特定情形下的排除執(zhí)行權(quán)利，即在人民法院查封之前已簽訂合法有效的書面買賣合同、已合法占有該不動產(chǎn)、已支付全部價款或已按照合同約定支付部分價款且將剩余價款按照人民法院的要求交付執(zhí)行、非因買受人自身原因未辦理過戶登記等情形下，不動產(chǎn)買受人可以排除執(zhí)行。這一規(guī)定體現(xiàn)了對不動產(chǎn)買受人實體法地位的重視和保護。Inordertomorespecificallyprotecttherightsandinterestsofrealestatebuyers,theSupremePeople'sCourthasissuedthe"InterpretationonSeveralIssuesConcerningtheApplicationofLawintheTrialofCasesInvolvingExecutionObjections"(hereinafterreferredtoasthe"ProvisionsonObjectionReconsideration").Article28ofthisinterpretationclearlystipulatestheexclusionaryrightofthebuyerofimmovablepropertyinspecificcircumstances,thatis,inthecasewherealegallyvalidwrittensalescontracthasbeensignedbeforethepeople'scourtsealsup,theimmovablepropertyhasbeenlawfullyoccupied,theentirepricehasbeenpaidoraportionofthepricehasbeenpaidaccordingtothecontractandtheremainingpricehasbeendeliveredforexecutionaccordingtotherequirementsofthepeople'scourt,andthebuyerhasnotcompletedthetransferregistrationduetoreasonsotherthanthebuyer'sown,thebuyerofimmovablepropertycanexcludeexecution.Thisregulationreflectstheimportanceandprotectionofthesubstantivelegalstatusofrealestatebuyers.在國際層面，不同國家和地區(qū)的法律規(guī)定和實踐也各具特色。例如，德國民法典對不動產(chǎn)物權(quán)變動進行了詳細規(guī)定，包括物權(quán)行為的獨立性、無因性等原則，為不動產(chǎn)買受人提供了較為完善的法律保障。而在美國，通過判例法形成了善意購買者規(guī)則等制度，旨在保護善意購買不動產(chǎn)的買受人的權(quán)益。Attheinternationallevel,differentcountriesandregionshavetheirownuniquelegalprovisionsandpractices.Forexample,theGermanCivilCodeprovidesdetailedprovisionsonchangesinrealestatepropertyrights,includingprinciplessuchastheindependenceandnoncausationofpropertyrights,providingrelativelycompletelegalprotectionforrealestatebuyers.IntheUnitedStates,asystemsuchastheruleofgoodfaithbuyershasbeenestablishedthroughcaselaw,aimedatprotectingtherightsofbuyerswhopurchaserealestateingoodfaith.隨著全球化的發(fā)展和國際交往的增多，各國在不動產(chǎn)買受人權(quán)益保護方面的法律規(guī)定和實踐也呈現(xiàn)出相互借鑒和融合的趨勢。例如，一些國家和地區(qū)在制定或修改相關(guān)法律時，會參考其他國家或地區(qū)的先進經(jīng)驗和做法，以更好地保護不動產(chǎn)買受人的權(quán)益。Withthedevelopmentofglobalizationandtheincreaseofinternationalexchanges,thelegalprovisionsandpracticesofcountriesinprotectingtherightsandinterestsofrealestatebuyershavealsoshownatrendofmutualreferenceandintegration.Forexample,somecountriesandregionsmayrefertotheadvancedexperiencesandpracticesofothercountriesorregionswhenformulatingoramendingrelevantlaws,inordertobetterprotecttherightsandinterestsofrealestatebuyers.不動產(chǎn)買受人的實體法地位在不同國家和地區(qū)的法律規(guī)定及實踐中呈現(xiàn)出多樣性。在中國，《物權(quán)法》《合同法》以及《異議復議規(guī)定》等法律法規(guī)為不動產(chǎn)買受人提供了基本的法律保障和排除執(zhí)行權(quán)利。國際層面上的法律規(guī)定和實踐也為不動產(chǎn)買受人權(quán)益的保護提供了有益的參考和借鑒。未來，隨著法治建設(shè)的深入推進和國際交流的增多，相信不動產(chǎn)買受人的實體法地位將得到更加全面和完善的保護。Thesubstantivelegalstatusofrealestatebuyersexhibitsdiversityinthelegalprovisionsandpracticesofdifferentcountriesandregions.InChina,lawsandregulationssuchasthePropertyRightsLaw,theContractLaw,andtheProvisionsonObjectionReviewprovidebasiclegalprotectionandexcludetherighttoenforcementforrealestatebuyers.Thelegalprovisionsandpracticesattheinternationallevelalsoprovideusefulreferencesandguidancefortheprotectionoftherightsandinterestsofrealestatebuyers.Inthefuture,withthedeepeningoftheruleoflawconstructionandtheincreasinginternationalexchanges,itisbelievedthatthesubstantivelegalstatusofrealestatebuyerswillbemorecomprehensivelyandcomprehensivelyprotected.四、《異議復議規(guī)定》第28條的具體內(nèi)容解讀InterpretationofArticle28oftheRegulationsonObjectionReconsideration《異議復議規(guī)定》第28條，主要對非因買受人原因未辦理過戶登記情形下，買受人的權(quán)利保護進行了規(guī)定。根據(jù)這一條款，買受人在滿足一定條件下，可以排除法院對出賣房屋的強制執(zhí)行。這一規(guī)定為買受人提供了一種實體法上的救濟途徑，體現(xiàn)了對買受人權(quán)益的保護。Article28oftheRegulationsonObjectionReconsiderationmainlystipulatestheprotectionofthebuyer'srightsinthecaseoffailuretocompletethetransferregistrationduetoreasonsotherthanthebuyer.Accordingtothisclause,thebuyercanexcludethecourt'scompulsoryenforcementofthesoldpropertyifcertainconditionsaremet.Thisprovisionprovidesasubstantivelegalremedyforbuyers,reflectingtheprotectionoftheirrightsandinterests.具體來說，第28條規(guī)定的內(nèi)容涵蓋了以下幾個方面：買受人必須已經(jīng)與出賣人訂立了有效的買賣合同。這是買受人享有排除強制執(zhí)行權(quán)利的前提，只有有效的買賣合同才能確立買受人的合法權(quán)益。買受人必須已經(jīng)支付了全部價款，或者已經(jīng)按照合同約定支付了部分價款且將剩余價款按照人民法院的要求交付執(zhí)行。這是買受人履行了合同義務(wù)的表現(xiàn)，也是其獲得房屋所有權(quán)的必要條件。買受人必須已經(jīng)實際占有該不動產(chǎn)，即已經(jīng)對房屋進行了實際的控制和管理。這是買受人行使所有權(quán)的具體體現(xiàn)，也是其獲得排除強制執(zhí)行權(quán)利的基礎(chǔ)。Specifically,Article28coversthefollowingaspects:thebuyermusthavealreadyenteredintoavalidsalescontractwiththeseller.Thisisaprerequisiteforthebuyertoenjoytherighttoexcludecompulsoryexecution,andonlyavalidsalescontractcanestablishthebuyer'slegitimaterightsandinterests.Thebuyermusthavealreadypaidthefullprice,orhavepaidaportionofthepriceasagreedinthecontractanddeliveredtheremainingpriceforexecutionasrequiredbythepeople'scourt.Thisisamanifestationofthebuyer'sfulfillmentofcontractualobligationsandanecessaryconditionforthemtoobtainownershipoftheproperty.Thebuyermusthaveactuallytakenpossessionoftherealestate,thatis,theyhavealreadyexercisedactualcontrolandmanagementovertheproperty.Thisisaconcretemanifestationofthebuyer'sexerciseofownershipandthebasisforobtainingtherighttoexcludecompulsoryenforcement.在解讀這一條款時，需要注意幾個關(guān)鍵點。非因買受人原因未辦理過戶登記是適用該條款的前提條件。如果買受人自身存在過錯，如未及時辦理過戶手續(xù)等，則不能適用該條款。買受人排除法院強制執(zhí)行的權(quán)利并非絕對，而是在滿足一定條件下才能獲得。這些條件包括已經(jīng)訂立有效買賣合同、已經(jīng)支付全部或部分價款、已經(jīng)實際占有不動產(chǎn)等。該條款的適用需要結(jié)合具體案件情況進行判斷，不能簡單地將其作為一個普遍適用的規(guī)則。Wheninterpretingthisclause,severalkeypointsneedtobenoted.Itisaprerequisitefortheapplicationofthisclausethatthetransferregistrationhasnotbeencompletedduetoreasonsnotattributabletothebuyer.Ifthebuyerisatfault,suchasfailingtocompletethetransferproceduresinatimelymanner,thisclausecannotbeapplied.Thebuyer'srighttoexcludecourtenforcementisnotabsolute,butcanonlybeobtainedundercertainconditions.Theseconditionsincludehavingenteredintoavalidsalescontract,havingpaidallorpartoftheprice,andhavingactualpossessionofrealestate.Theapplicationofthisclauseneedstobejudgedbasedonspecificcasesituationsandcannotbesimplyregardedasauniversallyapplicablerule.《異議復議規(guī)定》第28條為不動產(chǎn)買受人提供了一種實體法上的救濟途徑，有助于保護買受人的合法權(quán)益。在實際操作中，需要結(jié)合具體案件情況進行判斷，以確保該條款的適用符合法律規(guī)定和公平原則。也需要關(guān)注該條款與其他法律制度的協(xié)調(diào)與銜接，避免出現(xiàn)法律適用上的沖突和矛盾。Article28oftheRegulationsonObjectionReconsiderationprovidesasubstantivelegalremedyforrealestatebuyers,whichhelpstoprotecttheirlegitimaterightsandinterests.Inpracticaloperation,itisnecessarytomakejudgmentsbasedonspecificcasesituationstoensurethattheapplicationofthisclausecomplieswithlegalprovisionsandtheprincipleoffairness.Itisalsonecessarytopayattentiontothecoordinationandconnectionbetweenthisclauseandotherlegalsystemstoavoidconflictsandcontradictionsinlegalapplication.五、不動產(chǎn)買受人實體法地位的司法實踐分析JudicialPracticeAnalysisoftheEntityLawStatusofRealEstateBuyers在司法實踐中，不動產(chǎn)買受人的實體法地位是一個復雜且重要的問題。這不僅涉及到買受人的權(quán)益保護，還關(guān)乎交易的穩(wěn)定性與公正性。通過對相關(guān)案例的梳理和分析，我們可以發(fā)現(xiàn)，對于不動產(chǎn)買受人的實體法地位，司法機關(guān)在審判中主要遵循以下幾個原則：Injudicialpractice,thesubstantivelegalstatusofrealestatebuyersisacomplexandimportantissue.Thisnotonlyinvolvestheprotectionofthebuyer'srights,butalsorelatestothestabilityandfairnessofthetransaction.Throughthesortingandanalysisofrelevantcases,wecanfindthatthejudicialauthoritiesmainlyfollowthefollowingprinciplesinthetrialofthesubstantivelegalstatusofrealestatebuyers:保護交易安全原則。在多數(shù)情況下，司法機關(guān)傾向于保護已經(jīng)成立并生效的不動產(chǎn)交易，維護買受人的合法權(quán)益。例如，在涉及一房二賣的情況下，如果買受人已經(jīng)完成了房屋過戶登記手續(xù)并支付了房款，那么該買受人通常會被認定為合法的房屋所有權(quán)人，其權(quán)益將得到優(yōu)先保護。Theprincipleofprotectingtransactionsecurity.Inmostcases,judicialauthoritiestendtoprotectestablishedandeffectiverealestatetransactionsandsafeguardthelegitimaterightsandinterestsofbuyers.Forexample,incasesinvolvingonehousefortwosales,ifthebuyerhascompletedthetransferregistrationproceduresandpaidthehouseprice,thebuyerisusuallyrecognizedasthelegalownerofthehouse,andtheirrightswillbegivenpriorityprotection.公平原則。在處理不動產(chǎn)買受人實體法地位問題時，司法機關(guān)也會考慮到公平因素。例如，在買受人與出賣人之間存在信息不對稱或出賣人存在欺詐行為的情況下，司法機關(guān)可能會傾向于保護買受人的利益，避免其因不知情而遭受損失。Theprincipleoffairness.Whendealingwiththeissueofthesubstantivelegalstatusofrealestatebuyers,judicialauthoritiesalsoconsiderfairnessfactors.Forexample,insituationswherethereisinformationasymmetrybetweenthebuyerandtheseller,orwherethesellerengagesinfraudulentbehavior,judicialauthoritiesmaytendtoprotectthebuyer'sinterestsandpreventthemfromsufferinglossesduetoignorance.誠實信用原則。誠實信用原則是民法的基本原則之一，在不動產(chǎn)交易中也同樣適用。司法機關(guān)在審判中通常會要求買受人在交易過程中保持誠實信用，不得采取欺詐、脅迫等不正當手段損害出賣人的利益。如果買受人違反了誠實信用原則，那么其實體法地位可能會受到影響。Theprincipleofhonestyandcredibility.Theprincipleofgoodfaithisoneofthefundamentalprinciplesofcivillaw,whichisalsoapplicableinrealestatetransactions.Judicialauthoritiesusuallyrequirethebuyertomaintainhonestyandcredibilityduringthetransactionprocessandnottouseimpropermeanssuchasfraudandcoerciontoharmtheseller'sinterestsduringthetrial.Ifthebuyerviolatestheprincipleofgoodfaith,theirlegalstatusmaybeaffected.在司法實踐中，對于不動產(chǎn)買受人的實體法地位問題，司法機關(guān)通常會綜合考慮多個因素，包括交易安全、公平原則和誠實信用原則等?！懂愖h復議規(guī)定》第28條也為司法機關(guān)在處理這類問題時提供了一定的指導和依據(jù)。然而，由于不動產(chǎn)交易的復雜性和多樣性，對于買受人的實體法地位問題仍然需要進一步研究和探討，以更好地保護各方當事人的合法權(quán)益。Injudicialpractice,whenitcomestothesubstantivelegalstatusofrealestatebuyers,judicialauthoritiesusuallyconsidermultiplefactors,includingtransactionsecurity,fairnessprinciples,andgoodfaithprinciples.Article28oftheRegulationsonObjectionReconsiderationalsoprovidescertainguidanceandbasisforjudicialorganstohandlesuchissues.However,duetothecomplexityanddiversityofrealestatetransactions,furtherresearchandexplorationareneededonthesubstantivelegalstatusofbuyerstobetterprotectthelegitimaterightsandinterestsofallpartiesinvolved.六、完善不動產(chǎn)買受人實體法地位的建議Suggestionsforimprovingthesubstantivelegalstatusofrealestatebuyers隨著社會和經(jīng)濟的發(fā)展，不動產(chǎn)交易日益頻繁，不動產(chǎn)買受人的權(quán)益保護問題也日益凸顯。針對我國現(xiàn)行法律規(guī)定在不動產(chǎn)買受人實體法地位方面的不足，本文提出以下建議，以期完善相關(guān)法律規(guī)定，更好地保障不動產(chǎn)買受人的合法權(quán)益。Withthedevelopmentofsocietyandeconomy,realestatetransactionsarebecomingincreasinglyfrequent,andtheissueofprotectingtherightsandinterestsofrealestatebuyersisalsobecomingincreasinglyprominent.InresponsetotheshortcomingsofthecurrentlegalprovisionsinChinaregardingthesubstantivelegalstatusofrealestatebuyers,thisarticleproposesthefollowingsuggestionsinordertoimproverelevantlegalprovisionsandbetterprotectthelegitimaterightsandinterestsofrealestatebuyers.應(yīng)明確不動產(chǎn)買受人的法律地位。在相關(guān)法律法規(guī)中，應(yīng)明確規(guī)定不動產(chǎn)買受人在交易過程中的權(quán)利和義務(wù)，確保其在交易中的合法權(quán)益得到充分保障。同時，應(yīng)明確不動產(chǎn)買受人在不動產(chǎn)權(quán)屬爭議中的訴訟地位，使其能夠依法維護自己的合法權(quán)益。Thelegalstatusoftherealestatebuyershouldbeclearlydefined.Inrelevantlawsandregulations,therightsandobligationsofrealestatebuyersinthetransactionprocessshouldbeclearlydefinedtoensurethattheirlegitimaterightsandinterestsinthetransactionarefullyprotected.Atthesametime,itisnecessarytoclarifythelitigationstatusofrealestatebuyersindisputesoverrealestateownership,sothattheycanprotecttheirlegitimaterightsandinterestsinaccordancewiththelaw.應(yīng)完善不動產(chǎn)買受人權(quán)益保護機制。在現(xiàn)行法律規(guī)定中，應(yīng)增加對不動產(chǎn)買受人權(quán)益保護的具體措施，如建立不動產(chǎn)買受人權(quán)益保障基金，為買受人提供風險保障；加強不動產(chǎn)交易的監(jiān)管力度，防止欺詐、虛假宣傳等不法行為的發(fā)生；完善不動產(chǎn)登記制度，確保買受人的不動產(chǎn)權(quán)益得到有效保障。Weshouldimprovethemechanismforprotectingtherightsandinterestsofrealestatebuyers.Incurrentlegalprovisions,specificmeasuresshouldbeaddedtoprotecttherightsandinterestsofrealestatebuyers,suchasestablishingarealestatebuyerrightsprotectionfundtoprovideriskprotectionforbuyers;Strengthenthesupervisionofrealestatetransactionstopreventtheoccurrenceofillegalactivitiessuchasfraudandfalseadvertising;Improvetherealestateregistrationsystemtoensurethattherealestaterightsandinterestsofbuyersareeffectivelyprotected.再次，應(yīng)加強對不動產(chǎn)買受人權(quán)益的司法保護。在司法實踐中，應(yīng)加強對不動產(chǎn)買受人權(quán)益的保護力度，依法審理涉及不動產(chǎn)買受人的案件，確保買受人的合法權(quán)益得到公正、公平的裁判。同時，應(yīng)加強對相關(guān)法律的適用和解釋，確保法律規(guī)定的正確實施。Onceagain,judicialprotectionoftherightsandinterestsofrealestatebuyersshouldbestrengthened.Injudicialpractice,effortsshouldbemadetostrengthentheprotectionoftherightsandinterestsofrealestatebuyers,andcasesinvolvingrealestatebuyersshouldbeheardinaccordancewiththelawtoensurethatthelegitimaterightsandinterestsofbuyersarefairlyandjustlyjudged.Atthesametime,itisnecessarytostrengthentheapplicationandinterpretationofrelevantlawstoensurethecorrectimplementationoflegalprovisions.應(yīng)提高不動產(chǎn)買受人的法律意識。通過加強法律宣傳和教育，提高不動產(chǎn)買受人的法律意識和風險防范能力，使其在交易過程中能夠更好地維護自己的合法權(quán)益。應(yīng)鼓勵買受人積極參與不動產(chǎn)交易的監(jiān)管和維權(quán)活動，推動不動產(chǎn)市場的健康發(fā)展。Weshouldraisethelegalawarenessofrealestatebuyers.Bystrengtheninglegalpublicityandeducation,improvingthelegalawarenessandriskpreventionabilityofrealestatebuyers,theycanbetterprotecttheirlegitimaterightsandinterestsinthetransactionprocess.Buyersshouldbeencouragedtoactivelyparticipateinthesupervisionandrightsprotectionactivitiesofrealestatetransactions,andpromotethehealthydevelopmentoftherealestatemarket.完善不動產(chǎn)買受人實體法地位的建議包括明確買受人的法律地位、完善權(quán)益保護機制、加強司法保護以及提高買受人的法律意識等方面。這些建議的實施將有助于更好地保障不動產(chǎn)買受人的合法權(quán)益，促進不動產(chǎn)市場的健康發(fā)展。Suggestionsforimprovingthesubstantivelegalstatusofrealestatebuyersincludecla