強制執行關於不動產點交制度之研究

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题名:	強制執行關於不動產點交制度之研究 A study on the transfer of Possession under the estate Judicial Collection
作者:	陳韋諭 Cheng, Wei-Yu
贡献者:	法律學系
关键词:	強制執行不動產點交制度查封不動產拍賣債務人財產執行名義點交不動產不點交 The compulsory Execution The Real Estate Judicial Collection seizes's property auction debtor's property The writ of execution Transfer of Possession Non Transfer of Possession
日期:	2013-07
上传时间:	2013-09-26 14:12:26 (UTC+8)
摘要:	強制執行法拍不動產交易制度，係指債權人為滿足其金錢債權，依強制執行法及相關法令規範，聲請地方法院民事執行處查封、拍賣債務人之不動產，由拍定人或承受人依法定程序買受後，債權人就該賣得價金而受清償之交易制度，法拍不動產交易程序，主要以強制執行法第二章第三節「對於不動產之執行」之規範。法拍不動產因具有按拍次減價拍賣之特性，又現今不動產交易市場房價節節飆高，相較於其他不動產交易價格為低廉，乃係吸引有意購置不動產者之主要誘因。致使法拍不動產之市場佔有逐漸增加，然而因法拍交易糾紛頻傳，且標購法拍不動產之程序繁複，交屋時間冗長不確定，常令欲購置者望而怯步，實際上簡單的出價搶標過程，卻潛藏許多不可預測的風險，拍賣之不動產，買受人雖自領得執行法院所發給權利移轉證書之日起，取得該不動產所有權，但買受人未必已取得該不動產之占有。若該不動產現為債務人占有或於查封後為第三人占有者，必須依賴執行法院解除其占有，使買受人取得該不動產之占有，此即為點交執行命令程序，屬於強制執行法第四條第一項第六款所列執行名義之一種。當投資人標得不動產標的物，在漫長等待不動產交付前，即是本文所討論的『點交』，拍定人要自行向法院聲請點交，以合法程序取得占有，要通過勝訴判決取得使用收益標的物，除了花費勞力時間外，有可能面對敗訴付出代價時間等拖延，更不可預測的黑道海蟑螂惡勢力風險隱身背後；可點交案件有可能因債務人或第三人占有變成不點交，此時因強制執行法屬非訟事件，不審理實體法律關係，則拍定人要自行設法取得占有，除了一方面向法院另行起訴，還要與占有人斡旋給付一筆搬遷費，更有可能協調不成遭受損害之不測風險。倘拍賣後不點交，拍定人必須另行興訟或付出代價補償占用人，從拍定人、法院就點交之協議、訴訟等程序，都會產生經濟、時間、勞力等交易上成本。然而，市場機制的法拍投資與一般投資房地產具有相當的差異性進入限制門檻高與障礙程序較高。投資者常對法院於拍定後不點交望之怯步，拍賣與點交乃屬不同程序，點交係強制執行中另一個別執行名義；拍賣公告註明不點交，並不剝奪拍定人聲請點交，或許拍定人另行起訴請求占有人交付拍定不動產之權利，終其結果，出賣人，不論法院或債務人，均負有將拍定不動產交付拍定人之義務，使拍定人獲得買受人之利益，始符交易公平之理念。因此本文透過點交程序之探討，就交易成本之經濟分析、公平性及交易安全進行探討，期待能修法拍賣與點交之程序，展現司法、法律之美，將法律體系結構一致性，追求法律正當性基礎的實質結構之美，法律概念之精緻化的形式結構之美，正義感情滿足之法律公平性，活化法律生命之美法律概念和目的性之詮釋，法律體系一致性之司法之美；與社會實情需要接軌追求法律實效性，毋庸徒增拍定人負擔與浪費勞力時間，更可節省司法資源，減少法院訴訟資源。 Abstract Enforcement real estate foreclosure transactions system means to meet their monetary claims of creditors, according to enforcement law and related laws and regulations, claims the District Court Civil Enforcement Division seized, auction debtor's property, given by a shot or grantees according to legal procedures to buy subject, the creditor payment in respect of selling price of the transaction is settled by the system of real estate transactions, foreclosure procedures, primarily to Enforce the law Chapter 2-3 "for the implementation of real estate" in the specification. Real estate foreclosure sale due to having a second shot at the characteristics of the auction, and today's real estate transactions market prices steadily soared high, compared to other real estate transaction price is inexpensive, is the acquisition of real property by the Department intends to attract the major incentive. Resulting in foreclosure real estate market share gradually increased, however, due to frequent trade disputes foreclosure and foreclosure real estate tender offer procedures cumbersome, lengthy delivery housing uncertain, often makes those who want to purchase daunting, in fact, a simple bid grab the calibration process, but many unpredictable risks lurk, the auction of real estate, from receipt of the buyer, although the courts the rights transfer execution date of the certificate, obtained the ownership of real property, but the buyer may not have obtained the property of possession. If the property is currently a debtor in possession or in the possession of a third party after the seizure who must rely on enforcement of court lifted its possession, the buyer will take possession of the real estate, namely, execute the command post for the point process, belonging to Law Enforcement Subparagraph 6 listed four execution in the name of one kind. When investors bid for the property subject matter, the real long wait four to six months before delivery, which is discussed in this article "Point diplomacy," people should be shot themselves to the court please pay to obtain possession of legal procedures, to use the proceeds obtained through the judgment from the subject matter, in addition to the time spent outside the labor force, it may pay to face losing time delays, and more unpredictable risks stealth underworld sea roach forces behind; may point cross cases may be due to the debtor or a third do not point people become possession cross, this time due to non-litigation enforcement Act event, not to hear substantive legal relationship, try to shoot their own people should be made to occupy, in addition to a separate lawsuit to the court on the one hand, but also to pay a sum of mediation with the person in possession relocation and are more likely to suffer damage of any eventuality not coordinated risk. If the auction does not point to pay, must be auctioned to pay compensation litigation or occupier from auctioned, the court on the point of delivery of the Agreement, the litigation process, will produce economic, time, labor and other transactional costs. However, the market mechanism foreclosure investing in real estate investment and generally have considerable differences and obstacles high barriers to entry restrictions procedure is higher. Investors often given after the court took no point in looking to the cross prohibitive, auction and delivery points are belong to different program points inbred do not enforce the implementation of another name; auction notice does not specify the point of delivery, does not deprive auctioned vocal please pay, perhaps auctioned separately indicted person requesting the person in possession of the delivery of auctioned property rights, the end result, the seller, regardless of the court or the debtor, are compelled to shoot scheduled delivery of auctioned property's obligations to make auctioned people get the benefit of the buyer, before the concept of fair trade symbol. This article via point cross Procedure of on transaction costs and economic analysis, fairness and transaction security were discussed, looking forward to amend the law Auction and point delivery procedures, to show justice, law of the United States, the legal architecture of consistency, the pursuit of due process of law sex-based real beauty of the structure, the legal concept of refinement in the form of structural beauty, justice, love to meet the legal fairness, activated legal life of the United States legal concept and purpose of the interpretation of the legal system consistency of justice of the United States; and social facts need to integrate pursuit of legal effectiveness, needless burden inviting people shoot scheduled time and waste of labor, it can save judicial resources, reduce court litigation resources.
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