不動(dòng)產(chǎn)買受人的實(shí)體法地位辨析兼談《異議復(fù)議規(guī)定》第28條

不動(dòng)產(chǎn)買受人的實(shí)體法地位辨析兼談《異議復(fù)議規(guī)定》第28條一、本文概述Overviewofthisarticle隨著經(jīng)濟(jì)的發(fā)展和法治的深化，不動(dòng)產(chǎn)交易在我國(guó)社會(huì)經(jīng)濟(jì)活動(dòng)中占據(jù)越來(lái)越重要的地位。不動(dòng)產(chǎn)買受人作為不動(dòng)產(chǎn)交易的核心主體，其法律地位的確定和保護(hù)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(dòng)產(chǎn)買受人實(shí)體法地位的規(guī)定尚存在諸多爭(zhēng)議和模糊之處，這無(wú)疑增加了不動(dòng)產(chǎn)交易的風(fēng)險(xiǎn)和不確定性。因此，本文旨在通過深入分析不動(dòng)產(chǎn)買受人的實(shí)體法地位，結(jié)合《異議復(fù)議規(guī)定》第28條的具體內(nèi)容，探討如何更好地保障不動(dòng)產(chǎn)買受人的合法權(quán)益，促進(jìn)不動(dòng)產(chǎn)市場(chǎng)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(duì)不動(dòng)產(chǎn)買受人的實(shí)體法地位進(jìn)行界定，明確其在不動(dòng)產(chǎn)交易中的權(quán)利和義務(wù)。在此基礎(chǔ)上，通過對(duì)相關(guān)案例的梳理和分析，揭示當(dāng)前司法實(shí)踐中關(guān)于不動(dòng)產(chǎn)買受人實(shí)體法地位認(rèn)定的難點(diǎn)和爭(zhēng)議焦點(diǎn)。隨后，本文將對(duì)《異議復(fù)議規(guī)定》第28條進(jìn)行深入解讀，分析其對(duì)不動(dòng)產(chǎn)買受人實(shí)體法地位的影響和作用。結(jié)合理論和實(shí)踐，提出完善不動(dòng)產(chǎn)買受人實(shí)體法地位保護(hù)的建議和對(duì)策，以期為立法和司法實(shí)踐提供參考和借鑒。Thisarticlefirstdefinesthesubstantivelegalstatusofrealestatebuyers,clarifyingtheirrightsandobligationsinrealestatetransactions.Onthisbasis,bysortingandanalyzingrelevantcases,thedifficultiesandcontroversialpointsinthecurrentjudicialpracticeregardingtherecognitionofthesubstantivelegalstatusofrealestatebuyersarerevealed.Subsequently,thisarticlewillprovideanin-depthinterpretationofArticle28oftheRegulationsonObjectionReconsideration,analyzingitsimpactandroleonthesubstantivelegalstatusofrealestatebuyers.Basedontheoryandpractice,proposesuggestionsandcountermeasurestoimprovetheprotectionofthesubstantivelegalstatusofrealestatebuyers,inordertoprovidereferenceandguidanceforlegislationandjudicialpractice.二、不動(dòng)產(chǎn)買受人實(shí)體法地位的理論探討Theoreticalexplorationofthesubstantivelegalstatusofrealestatebuyers在不動(dòng)產(chǎn)交易中，買受人的實(shí)體法地位是一個(gè)復(fù)雜且關(guān)鍵的問題。這不僅涉及到買受人的權(quán)益保護(hù)，還關(guān)乎整個(gè)交易秩序的穩(wěn)定和公平正義的實(shí)現(xiàn)。因此，對(duì)不動(dòng)產(chǎn)買受人實(shí)體法地位的深入探討，對(duì)于完善相關(guān)法律制度、指導(dǎo)司法實(shí)踐具有重要的理論和實(shí)踐意義。Inrealestatetransactions,thesubstantivelegalstatusofthebuyerisacomplexandcrucialissue.Thisnotonlyinvolvestheprotectionofthebuyer'srights,butalsorelatestothestabilityoftheentiretransactionorderandtherealizationoffairnessandjustice.Therefore,in-depthexplorationofthesubstantivelegalstatusofrealestatebuyershasimportanttheoreticalandpracticalsignificanceforimprovingrelevantlegalsystemsandguidingjudicialpractice.不動(dòng)產(chǎn)買受人作為交易的一方當(dāng)事人，其法律地位應(yīng)受到法律的明確保護(hù)。在實(shí)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(dòng)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(fù)雜。一方面，買受人通過簽訂買賣合同，獲得了請(qǐng)求對(duì)方履行交付不動(dòng)產(chǎn)的義務(wù)的權(quán)利；另一方面，買受人還享有對(duì)不動(dòng)產(chǎn)的期待權(quán)，即期待在合同履行完畢后取得不動(dòng)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(dòng)產(chǎn)交易中，買受人的實(shí)體法地位還受到相關(guān)法律制度的影響。例如，《異議復(fù)議規(guī)定》第28條對(duì)不動(dòng)產(chǎn)買受人的權(quán)利保護(hù)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(duì)抗第三人的強(qiáng)制執(zhí)行請(qǐng)求。這一規(guī)定體現(xiàn)了對(duì)買受人實(shí)體法地位的重視和保護(hù)，有助于維護(hù)交易安全和穩(wěn)定。Inrealestatetransactions,thesubstantivelegalstatusofthebuyerisalsoinfluencedbyrelevantlegalsystems.Forexample,Article28oftheRegulationsonObjectionReconsiderationprovidesclearprovisionsontheprotectionoftherightsofrealestatebuyers.Accordingtothisclause,thebuyercanresisttheenforcementrequestofathirdpartyifcertainconditionsaremet.Thisregulationreflectstheimportanceandprotectionofthebuyer'ssubstantivelegalstatus,whichhelpstomaintaintransactionsecurityandstability.然而，在實(shí)踐中，不動(dòng)產(chǎn)買受人的實(shí)體法地位仍然面臨一些挑戰(zhàn)和爭(zhēng)議。例如，在不動(dòng)產(chǎn)交易過程中，買受人可能會(huì)遇到出賣人一物多賣、欺詐交易等違法行為，導(dǎo)致其權(quán)益受到損害。由于不動(dòng)產(chǎn)交易的復(fù)雜性和專業(yè)性，買受人在交易過程中往往處于弱勢(shì)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(jìn)一步完善相關(guān)法律制度，明確不動(dòng)產(chǎn)買受人的實(shí)體法地位，加強(qiáng)對(duì)其權(quán)益的保護(hù)。還需要加強(qiáng)司法實(shí)踐中的指導(dǎo)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(shí)現(xiàn)不動(dòng)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(guó)內(nèi)外相關(guān)法律規(guī)定與實(shí)踐Relevantdomesticandforeignlegalprovisionsandpractices不動(dòng)產(chǎn)買受人的實(shí)體法地位在不同國(guó)家和地區(qū)的法律規(guī)定及實(shí)踐中呈現(xiàn)出多樣性。在中國(guó)，隨著市場(chǎng)經(jīng)濟(jì)的深入發(fā)展和法治建設(shè)的不斷完善，對(duì)不動(dòng)產(chǎn)買受人權(quán)益的保護(hù)也日益加強(qiáng)。Thesubstantivelegalstatusofrealestatebuyersexhibitsdiversityinthelegalprovisionsandpracticesofdifferentcountriesandregions.InChina,withthedeepeningdevelopmentofthemarketeconomyandthecontinuousimprovementoftheruleoflaw,theprotectionoftherightsandinterestsofrealestatebuyersisalsoincreasinglystrengthened.中國(guó)的《物權(quán)法》確立了不動(dòng)產(chǎn)物權(quán)變動(dòng)的基本原則，包括買賣不破租賃、善意取得等制度，為不動(dòng)產(chǎn)買受人提供了基本的法律保障。同時(shí)，《合同法》對(duì)買賣合同進(jìn)行了詳細(xì)規(guī)定，明確了買賣雙方的權(quán)利義務(wù)，為不動(dòng)產(chǎn)買受人提供了合同法的保護(hù)。ThePropertyRightsLawofChinaestablishesthebasicprinciplesofrealestatepropertyrightschanges,includingsystemssuchasbuyingandsellingwithoutbreakingleases,andobtainingingoodfaith,providingbasiclegalprotectionforrealestatebuyers.Atthesametime,theContractLawprovidesdetailedprovisionsforsalescontracts,clarifyingtherightsandobligationsofbothpartiesandprovidingprotectionforrealestatebuyersundertheContractLaw.為了更加具體地保護(hù)不動(dòng)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(jiǎn)稱《異議復(fù)議規(guī)定》）。該解釋第28條明確規(guī)定了不動(dòng)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(dòng)產(chǎn)、已支付全部?jī)r(jià)款或已按照合同約定支付部分價(jià)款且將剩余價(jià)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(dòng)產(chǎn)買受人可以排除執(zhí)行。這一規(guī)定體現(xiàn)了對(duì)不動(dòng)產(chǎn)買受人實(shí)體法地位的重視和保護(hù)。Inordertomorespecificallyprotecttherightsandinterestsofrealestatebuyers,theSupremePeople'sCourthasissuedthe"InterpretationonSeveralIssuesConcerningtheApplicationofLawintheTrialofCasesInvolvingExecutionObjections"(hereinafterreferredtoasthe"ProvisionsonObjectionReconsideration").Article28ofthisinterpretationclearlystipulatestheexclusionaryrightofthebuyerofimmovablepropertyinspecificcircumstances,thatis,inthecasewherealegallyvalidwrittensalescontracthasbeensignedbeforethepeople'scourtsealsup,theimmovablepropertyhasbeenlawfullyoccupied,theentirepricehasbeenpaidoraportionofthepricehasbeenpaidaccordingtothecontractandtheremainingpricehasbeendeliveredforexecutionaccordingtotherequirementsofthepeople'scourt,andthebuyerhasnotcompletedthetransferregistrationduetoreasonsotherthanthebuyer'sown,thebuyerofimmovablepropertycanexcludeexecution.Thisregulationreflectstheimportanceandprotectionofthesubstantivelegalstatusofrealestatebuyers.在國(guó)際層面，不同國(guó)家和地區(qū)的法律規(guī)定和實(shí)踐也各具特色。例如，德國(guó)民法典對(duì)不動(dòng)產(chǎn)物權(quán)變動(dòng)進(jìn)行了詳細(xì)規(guī)定，包括物權(quán)行為的獨(dú)立性、無(wú)因性等原則，為不動(dòng)產(chǎn)買受人提供了較為完善的法律保障。而在美國(guó)，通過判例法形成了善意購(gòu)買者規(guī)則等制度，旨在保護(hù)善意購(gòu)買不動(dòng)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(guó)際交往的增多，各國(guó)在不動(dòng)產(chǎn)買受人權(quán)益保護(hù)方面的法律規(guī)定和實(shí)踐也呈現(xiàn)出相互借鑒和融合的趨勢(shì)。例如，一些國(guó)家和地區(qū)在制定或修改相關(guān)法律時(shí)，會(huì)參考其他國(guó)家或地區(qū)的先進(jìn)經(jīng)驗(yàn)和做法，以更好地保護(hù)不動(dòng)產(chǎn)買受人的權(quán)益。Withthedevelopmentofglobalizationandtheincreaseofinternationalexchanges,thelegalprovisionsandpracticesofcountriesinprotectingtherightsandinterestsofrealestatebuyershavealsoshownatrendofmutualreferenceandintegration.Forexample,somecountriesandregionsmayrefertotheadvancedexperiencesandpracticesofothercountriesorregionswhenformulatingoramendingrelevantlaws,inordertobetterprotecttherightsandinterestsofrealestatebuyers.不動(dòng)產(chǎn)買受人的實(shí)體法地位在不同國(guó)家和地區(qū)的法律規(guī)定及實(shí)踐中呈現(xiàn)出多樣性。在中國(guó)，《物權(quán)法》《合同法》以及《異議復(fù)議規(guī)定》等法律法規(guī)為不動(dòng)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(guó)際層面上的法律規(guī)定和實(shí)踐也為不動(dòng)產(chǎn)買受人權(quán)益的保護(hù)提供了有益的參考和借鑒。未來(lái)，隨著法治建設(shè)的深入推進(jìn)和國(guó)際交流的增多，相信不動(dòng)產(chǎn)買受人的實(shí)體法地位將得到更加全面和完善的保護(hù)。Thesubstantivelegalstatusofrealestatebuyersexhibitsdiversityinthelegalprovisionsandpracticesofdifferentcountriesandregions.InChina,lawsandregulationssuchasthePropertyRightsLaw,theContractLaw,andtheProvisionsonObjectionReviewprovidebasiclegalprotectionandexcludetherighttoenforcementforrealestatebuyers.Thelegalprovisionsandpracticesattheinternationallevelalsoprovideusefulreferencesandguidancefortheprotectionoftherightsandinterestsofrealestatebuyers.Inthefuture,withthedeepeningoftheruleoflawconstructionandtheincreasinginternationalexchanges,itisbelievedthatthesubstantivelegalstatusofrealestatebuyerswillbemorecomprehensivelyandcomprehensivelyprotected.四、《異議復(fù)議規(guī)定》第28條的具體內(nèi)容解讀InterpretationofArticle28oftheRegulationsonObjectionReconsideration《異議復(fù)議規(guī)定》第28條，主要對(duì)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(hù)進(jìn)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(duì)出賣房屋的強(qiáng)制執(zhí)行。這一規(guī)定為買受人提供了一種實(shí)體法上的救濟(jì)途徑，體現(xiàn)了對(duì)買受人權(quán)益的保護(hù)。Article28oftheRegulationsonObjectionReconsiderationmainlystipulatestheprotectionofthebuyer'srightsinthecaseoffailuretocompletethetransferregistrationduetoreasonsotherthanthebuyer.Accordingtothisclause,thebuyercanexcludethecourt'scompulsoryenforcementofthesoldpropertyifcertainconditionsaremet.Thisprovisionprovidesasubstantivelegalremedyforbuyers,reflectingtheprotectionoftheirrightsandinterests.具體來(lái)說，第28條規(guī)定的內(nèi)容涵蓋了以下幾個(gè)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(qiáng)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?jī)r(jià)款，或者已經(jīng)按照合同約定支付了部分價(jià)款且將剩余價(jià)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(shí)際占有該不動(dòng)產(chǎn)，即已經(jīng)對(duì)房屋進(jìn)行了實(shí)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(qiáng)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(shí)，需要注意幾個(gè)關(guān)鍵點(diǎn)。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(cuò)，如未及時(shí)辦理過戶手續(xù)等，則不能適用該條款。買受人排除法院強(qiáng)制執(zhí)行的權(quán)利并非絕對(duì)，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(jià)款、已經(jīng)實(shí)際占有不動(dòng)產(chǎn)等。該條款的適用需要結(jié)合具體案件情況進(jìn)行判斷，不能簡(jiǎn)單地將其作為一個(gè)普遍適用的規(guī)則。Wheninterpretingthisclause,severalkeypointsneedtobenoted.Itisaprerequisitefortheapplicationofthisclausethatthetransferregistrationhasnotbeencompletedduetoreasonsnotattributabletothebuyer.Ifthebuyerisatfault,suchasfailingtocompletethetransferproceduresinatimelymanner,thisclausecannotbeapplied.Thebuyer'srighttoexcludecourtenforcementisnotabsolute,butcanonlybeobtainedundercertainconditions.Theseconditionsincludehavingenteredintoavalidsalescontract,havingpaidallorpartoftheprice,andhavingactualpossessionofrealestate.Theapplicationofthisclauseneedstobejudgedbasedonspecificcasesituationsandcannotbesimplyregardedasauniversallyapplicablerule.《異議復(fù)議規(guī)定》第28條為不動(dòng)產(chǎn)買受人提供了一種實(shí)體法上的救濟(jì)途徑，有助于保護(hù)買受人的合法權(quán)益。在實(shí)際操作中，需要結(jié)合具體案件情況進(jìn)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(dòng)產(chǎn)買受人實(shí)體法地位的司法實(shí)踐分析JudicialPracticeAnalysisoftheEntityLawStatusofRealEstateBuyers在司法實(shí)踐中，不動(dòng)產(chǎn)買受人的實(shí)體法地位是一個(gè)復(fù)雜且重要的問題。這不僅涉及到買受人的權(quán)益保護(hù)，還關(guān)乎交易的穩(wěn)定性與公正性。通過對(duì)相關(guān)案例的梳理和分析，我們可以發(fā)現(xiàn)，對(duì)于不動(dòng)產(chǎn)買受人的實(shí)體法地位，司法機(jī)關(guān)在審判中主要遵循以下幾個(gè)原則：Injudicialpractice,thesubstantivelegalstatusofrealestatebuyersisacomplexandimportantissue.Thisnotonlyinvolvestheprotectionofthebuyer'srights,butalsorelatestothestabilityandfairnessofthetransaction.Throughthesortingandanalysisofrelevantcases,wecanfindthatthejudicialauthoritiesmainlyfollowthefollowingprinciplesinthetrialofthesubstantivelegalstatusofrealestatebuyers:保護(hù)交易安全原則。在多數(shù)情況下，司法機(jī)關(guān)傾向于保護(hù)已經(jīng)成立并生效的不動(dòng)產(chǎn)交易，維護(hù)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(huì)被認(rèn)定為合法的房屋所有權(quán)人，其權(quán)益將得到優(yōu)先保護(hù)。Theprincipleofprotectingtransactionsecurity.Inmostcases,judicialauthoritiestendtoprotectestablishedandeffectiverealestatetransactionsandsafeguardthelegitimaterightsandinterestsofbuyers.Forexample,incasesinvolvingonehousefortwosales,ifthebuyerhascompletedthetransferregistrationproceduresandpaidthehouseprice,thebuyerisusuallyrecognizedasthelegalownerofthehouse,andtheirrightswillbegivenpriorityprotection.公平原則。在處理不動(dòng)產(chǎn)買受人實(shí)體法地位問題時(shí)，司法機(jī)關(guān)也會(huì)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(duì)稱或出賣人存在欺詐行為的情況下，司法機(jī)關(guān)可能會(huì)傾向于保護(hù)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(chéng)實(shí)信用原則。誠(chéng)實(shí)信用原則是民法的基本原則之一，在不動(dòng)產(chǎn)交易中也同樣適用。司法機(jī)關(guān)在審判中通常會(huì)要求買受人在交易過程中保持誠(chéng)實(shí)信用，不得采取欺詐、脅迫等不正當(dāng)手段損害出賣人的利益。如果買受人違反了誠(chéng)實(shí)信用原則，那么其實(shí)體法地位可能會(huì)受到影響。Theprincipleofhonestyandcredibility.Theprincipleofgoodfaithisoneofthefundamentalprinciplesofcivillaw,whichisalsoapplicableinrealestatetransactions.Judicialauthoritiesusuallyrequirethebuyertomaintainhonestyandcredibilityduringthetransactionprocessandnottouseimpropermeanssuchasfraudandcoerciontoharmtheseller'sinterestsduringthetrial.Ifthebuyerviolatestheprincipleofgoodfaith,theirlegalstatusmaybeaffected.在司法實(shí)踐中，對(duì)于不動(dòng)產(chǎn)買受人的實(shí)體法地位問題，司法機(jī)關(guān)通常會(huì)綜合考慮多個(gè)因素，包括交易安全、公平原則和誠(chéng)實(shí)信用原則等?！懂愖h復(fù)議規(guī)定》第28條也為司法機(jī)關(guān)在處理這類問題時(shí)提供了一定的指導(dǎo)和依據(jù)。然而，由于不動(dòng)產(chǎn)交易的復(fù)雜性和多樣性，對(duì)于買受人的實(shí)體法地位問題仍然需要進(jìn)一步研究和探討，以更好地保護(hù)各方當(dāng)事人的合法權(quán)益。Injudicialpractice,whenitcomestothesubstantivelegalstatusofrealestatebuyers,judicialauthoritiesusuallyconsidermultiplefactors,includingtransactionsecurity,fairnessprinciples,andgoodfaithprinciples.Article28oftheRegulationsonObjectionReconsiderationalsoprovidescertainguidanceandbasisforjudicialorganstohandlesuchissues.However,duetothecomplexityanddiversityofrealestatetransactions,furtherresearchandexplorationareneededonthesubstantivelegalstatusofbuyerstobetterprotectthelegitimaterightsandinterestsofallpartiesinvolved.六、完善不動(dòng)產(chǎn)買受人實(shí)體法地位的建議Suggestionsforimprovingthesubstantivelegalstatusofrealestatebuyers隨著社會(huì)和經(jīng)濟(jì)的發(fā)展，不動(dòng)產(chǎn)交易日益頻繁，不動(dòng)產(chǎn)買受人的權(quán)益保護(hù)問題也日益凸顯。針對(duì)我國(guó)現(xiàn)行法律規(guī)定在不動(dòng)產(chǎn)買受人實(shí)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(dòng)產(chǎn)買受人的合法權(quán)益。Withthedevelopmentofsocietyandeconomy,realestatetransactionsarebecomingincreasinglyfrequent,andtheissueofprotectingtherightsandinterestsofrealestatebuyersisalsobecomingincreasinglyprominent.InresponsetotheshortcomingsofthecurrentlegalprovisionsinChinaregardingthesubstantivelegalstatusofrealestatebuyers,thisarticleproposesthefollowingsuggestionsinordertoimproverelevantlegalprovisionsandbetterprotectthelegitimaterightsandinterestsofrealestatebuyers.應(yīng)明確不動(dòng)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(dòng)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(shí)，應(yīng)明確不動(dòng)產(chǎn)買受人在不動(dòng)產(chǎn)權(quán)屬爭(zhēng)議中的訴訟地位，使其能夠依法維護(hù)自己的合法權(quán)益。Thelegalstatusoftherealestatebuyershouldbeclearlydefined.Inrelevantlawsandregulations,therightsandobligationsofrealestatebuyersinthetransactionprocessshouldbeclearlydefinedtoensurethattheirlegitimaterightsandinterestsinthetransactionarefullyprotected.Atthesametime,itisnecessarytoclarifythelitigationstatusofrealestatebuyersindisputesoverrealestateownership,sothattheycanprotecttheirlegitimaterightsandinterestsinaccordancewiththelaw.應(yīng)完善不動(dòng)產(chǎn)買受人權(quán)益保護(hù)機(jī)制。在現(xiàn)行法律規(guī)定中，應(yīng)增加對(duì)不動(dòng)產(chǎn)買受人權(quán)益保護(hù)的具體措施，如建立不動(dòng)產(chǎn)買受人權(quán)益保障基金，為買受人提供風(fēng)險(xiǎn)保障；加強(qiáng)不動(dòng)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(dòng)產(chǎn)登記制度，確保買受人的不動(dòng)產(chǎn)權(quán)益得到有效保障。Weshouldimprovethemechanismforprotectingtherightsandinterestsofrealestatebuyers.Incurrentlegalprovisions,specificmeasuresshouldbeaddedtoprotecttherightsandinterestsofrealestatebuyers,suchasestablishingarealestatebuyerrightsprotectionfundtoprovideriskprotectionforbuyers;Strengthenthesupervisionofrealestatetransactionstopreventtheoccurrenceofillegalactivitiessuchasfraudandfalseadvertising;Improvetherealestateregistrationsystemtoensurethattherealestaterightsandinterestsofbuyersareeffectivelyprotected.再次，應(yīng)加強(qiáng)對(duì)不動(dòng)產(chǎn)買受人權(quán)益的司法保護(hù)。在司法實(shí)踐中，應(yīng)加強(qiáng)對(duì)不動(dòng)產(chǎn)買受人權(quán)益的保護(hù)力度，依法審理涉及不動(dòng)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(shí)，應(yīng)加強(qiáng)對(duì)相關(guān)法律的適用和解釋，確保法律規(guī)定的正確實(shí)施。Onceagain,judicialprotectionoftherightsandinterestsofrealestatebuyersshouldbestrengthened.Injudicialpractice,effortsshouldbemadetostrengthentheprotectionoftherightsandinterestsofrealestatebuyers,andcasesinvolvingrealestatebuyersshouldbeheardinaccordancewiththelawtoensurethatthelegitimaterightsandinterestsofbuyersarefairlyandjustlyjudged.Atthesametime,itisnecessarytostrengthentheapplicationandinterpretationofrelevantlawstoensurethecorrectimplementationoflegalprovisions.應(yīng)提高不動(dòng)產(chǎn)買受人的法律意識(shí)。通過加強(qiáng)法律宣傳和教育，提高不動(dòng)產(chǎn)買受人的法律意識(shí)和風(fēng)險(xiǎn)防范能力，使其在交易過程中能夠更好地維護(hù)自己的合法權(quán)益。應(yīng)鼓勵(lì)買受人積極參與不動(dòng)產(chǎn)交易的監(jiān)管和維權(quán)活動(dòng)，推動(dòng)不動(dòng)產(chǎn)市場(chǎng)的健康發(fā)展。Weshouldraisethelegalawarenessofrealestatebuyers.Bystrengtheninglegalpublicityandeducation,improvingthelegalawarenessandriskpreventionabilityofrealestatebuyers,theycanbetterprotecttheirlegitimaterightsandinterestsinthetransactionprocess.Buyersshouldbeencouragedtoactivelyparticipateinthesupervisionandrightsprotectionactivitiesofrealestatetransactions,andpromotethehealthydevelopmentoftherealestatemarket.完善不動(dòng)產(chǎn)買受人實(shí)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(hù)機(jī)制、加強(qiáng)司法保護(hù)以及提高買受人的法律意識(shí)等方面。這些建議的實(shí)施將有助于更好地保障不動(dòng)產(chǎn)買受人的合法權(quán)益，促進(jìn)不動(dòng)產(chǎn)市場(chǎng)的健康發(fā)展。Suggestionsforimprovingthesubstantivelegalstatusofrealestatebuyersincludecla