| 摘要: | 為達到不動產權利保障效果，各國均制定詳細的登記制度，設置登記機關，人民將不動產權利由國家所設置之專職機關，依照一定方式辦理登記，將不動產有效的公示於外，保障財產交易安全，並促進一國經濟發展。在台灣，憲法第15條規定：「人民之生存權、工作權及財產權，應予保障。」不動產物權為憲法上所保障之財產權之一，又依台灣土地法第43條規定：「依本法所為之登記，有絕對效力」，故可言之，良善不動產登記制度之建立與有效執行，為憲法保障財產權充分的體現。
台灣土地登記規則第37條第1項規定：「土地登記，為土地及建築改良物之所有權與他項權利之登記」，故土地登記之內容為所有權與他項權利。大陸物權法於2007年3月經由第十屆全國人民代表大會通過，並於2007年10月1日起正式施行，該法第二章第一節即對不動產登記事項賦與明確的法源根據。由此可見兩岸對不動產登記重視程度可見一般。姑且不論大陸物權法其未來執行成效如何！此種制度的確立，在人民財產權保障上卻是向前推進了一大步。
近年來，兩岸人民在經濟上往來日益頻繁，對不動產需求與運用大增，本論文試圖對兩岸不動產登記制度，從一般理論、沿革、現行登記制度及所產生之缺陷等面向，廣泛蒐集相關學者、專家論述，在制度上及法規上為比較研究，藉由研究結果，探討其差異性並發掘相關問題，進而對兩岸目前不動產登記制度上之若干缺失研擬改進對策，期能在保障人民財產權及維護交易安全上有所助益。
為將本論文之研究有一整體及連續性，在研究過程上能一脈相承、前後呼應，在研究內容上能聚焦而不發散，論文寫作上必須先擬定研究大綱，以確立所研究主題核心，故本研究計分為七章二十八節，茲扼要說明如下:：
第一章緒論，就本文研究之動機與目的、範圍與內容、方法與流程及研究限制等作說明。第二章對不動產登記理論文獻基礎探討，蒐集有關各國土地登記制度之立法例及各國現行之土地登記制度所採行之模式等相關文獻，藉此強化研究主題之理論基礎，並對目前兩岸土地登記問題之探索與發掘更具精確性，進而研擬出兩岸不動產登記制度未來可行之方向與路徑。第三章則對不動產物權變動之基本原理、要件、方法與效力作廣泛分析，進而對物權變動模式與不動產登記之關聯性與協調性作一彙整說明。第四章就不動產登記之效力與救濟作一完整概述，舉凡不動產登記之意義、作用及各國之不動產登記制度之類型作探討，並對因登記錯誤、遺漏或虛為不實所造成之損害等作廣泛涉獵。第五章則深入本論文研究核心，就兩岸不動產登記制度作比較與分析，首先對兩岸不動產權利制度為分析，其次，對兩岸不動產登記制度（如沿革、機關體制、立法體系等）作一深入淺出之比較，經比較結果得出兩岸不動產登記制度之差異性。第六章則對前述各章節研究結果歸納出兩岸不動產登記制度相關問題並擬定改進對策。第七章為本論文之結論與建議。
經由上述各章節之研究，兩岸不動產登記制度目前實施狀況如何？以及實務上有產生若干問題？此問題與法律規定或登記之理論是否脫鉤？又問題之產生是否有相關之解決機制等，方是本研究深值重視之課題，儘管兩岸不動產登記制度有其異同，但在保障不動產權利之理念與基礎上應歸同一，故對登記制度實施現況與問題發覺面上應深入探討，在研究過程中，期冀能在兩岸不動產登記制度上尋找相關問題，並對其問題核心尋求解決之道。
To protect people’s real estate right, every country sets up detailed registration system and its registration authority responsible for the registering people’s real estate right according to certain procedures. The open registration of real estate not only ensures the safety of property transactions but also facilitates a country’s economic growth. In Taiwan, the 15th Article of the Constitution rules that ‘people’s right to live, work, and property right should be protected.’ Real estate right is one of property rights protected by the Constitution. And according to the 43rd Article of the Taiwan Land Law, ‘the registration done according to this law has absolute force.’ Therefore, it can be argued that the establishment of real estate registration and its effective execution fully realize the Constitution’s protection of property rights.
The 1st item of the 37th Article of Taiwan’s Land Registration Rules stipulates that ‘Land registration means the registration of the right of ownership or other rights of land and building improvements.’ Therefore the content of land registration includes the right of ownership and other rights. The first section in the second chapter of China’s Property Law, passed by the 10th National People’s Congress in March 2007 and becoming effective since 1st Oct 2007, is clearly the source of law according to which the registration of property is managed. From here its can be seen that both Taiwan and China take the registration of real estate seriously, no matter the effectiveness of China’s Property Law in the future. The establishment of this system is a great leap in the protection of people’s property right.
In recent years the frequent economic intercourse of people on both side of the Taiwan Strait results in the great need and use of real estate. This thesis, collecting widely researches by related scholars and experts, compares real estate registration systems in Taiwan and China from perspectives such as general theories, their histories, current registration systems and their defects. By the research result that illustrates the difference between them and further discloses relevant questions, certain defects of current real estate registration systems on both sides of the strait can be improved, in order to protect people’s property right and the safety of property transactions.
The structure of a thesis has to be drafted before writing so as to define the core of the research, to keep the wholeness and continuity of the context, and also to keep the focus of the research away from ramification. Therefore the research is in 7 chapters with 28 sections. A summary of them is as follows:
The first chapter is a general introduction that explains the motivation and purpose of this research, its range, content, approach, procedure and limits. The second chapter explores theoretical literatures of real estate registration system based on a collection of relevant legislations and systems of land registration currently used in every country. By doing so it strengthens the theoretical foundation of the research theme, sharpens the exploration of current land registration questions in Taiwan and China, and furthermore points out the possible direction and path for designing real estate registration systems on both side of the strait. The third chapter analyzes widely the basic principles, conditions, methods, and effectiveness of the transaction of real estate; it further clarifies the relevance and coordination between the mode of property transaction and real estate registration. The fourth chapter illustrates the effectiveness of real estate registration and its relief; it discusses widely the meaning and use of real estate registration, its practices in every country, and the damage causes by registration errors, omissions, or false registration. The fifth chapter is the core of this thesis, the analytical comparison of real estate registration systems in Taiwan and China. It begins by analyzing the right of real estate on both side of the strait; it then compares their registration systems (such as histories, authorities, and legislation system) to define their difference. The sixth chapter, based on research results of previous chapters, sums up relevant questions of real estate registration on both sides of the strait, and designs strategies for improvement. The seventh chapter is the conclusion of this thesis and its suggestion.
Via researches of chapters listed above, how is the current practice of real estate registration in Taiwan and China? Any problem in its management? Is this problem separated from legal rules or registration theories? And is there any solution mechanism for the problem caused? These are topics emphasized in this research. Despite the difference of real estate registration system in Taiwan and China, the idea and foundation of real estate right protection should be united. Therefore the discussion of current registration systems and their problems, in the research I hope to find relevant questions of real estate registration on both sides of the strait, and moreover the solution of core questions. |
