“Property Law” has been implemented for 2 months, it brought home what rights, in which buyers need to pay attention to risk? Right now, most people buy a house is not clear, let alone disposed of.

a few days ago, Shanghai under the “law” to amend the local real estate registration requirements will be “forgotten” the right to risk emerged: the original purchase of second-hand housing will be able to conduct the registration notice to to prevent the sellers price jump;期房registration of property rights can be extended in order to avoid real estate “failure” leading to purchase the right to argue that the limitation expired; if the developer will be housing “and a woman marry two,” people buy a house corrections can also exercise the right to register. And property rights registration “in order to record, whichever is” the changes, it means that people should buy a house to guard against the risk of premature payments. Property Law on Property Law

is a clear matter of attribution, the protection of property rights, give full play to the usefulness of objects, and safeguarding the socialist market economic order, maintaining the country’s basic economic system, the relationship between the people vital interests of the people of the civil basic legal.
property law is civil law, civil law is an important principle of the right to implement the rights of equal protection. The draft property law stipulates that: “the state, collectives, private property rights and other property rights are protected by law and no unit or individual shall not be violated. “

second-hand housing Vormerkung the right to be anti-seller frequent price jump

reporter has learned that in the” Property Law “prior to the implementation of the cities according to their own circumstances to develop real estate Registration Ordinance, the approach, not only between the existence of a large gap, and some even with the provisions of the new” law “inconsistent. Shanghai a few days ago under the “Property Law” on the real estate registration requirements of the carding, modify, highlight the purchase of human rights and a big three when the importance of risk.

First of all, to buy second-hand housing期房can also buy the same as the exercise of the right to notice of registration. “Property Law” stipulates: “The parties signed a sale and purchase of housing or other real property agreements, to safeguard the future property rights, in accordance with the agreement can apply to a registration notice to register. “In other words, the notice is no registration or期房second-hand housing. The past, the notice of registration is deemed to be a future of real estate for the right to request changes in the right, in the extensive use of期房sales, almost期房”patent.” Now, the second-hand housing can also be registered in advance, and the “notice of registration, without notice to register the rights of people agreed that the action of the real estate, property rights do not occur in effect.”

Right now, the real estate market supply and demand tension. Especially since this year, Shenzhen, Shanghai and other cities have a long history of emergence of second-hand housing “one-day one-off” situation, a number of sellers frequent price jump. Shanghai Delta Law Firm lawyer Yang Chen-ray analysis, when the second-hand housing transactions in the exercise of registration notice and the buyer as soon as the intention money paid, the deposit can be required to apply for real estate registration department Vormerkung. As the notice to register with an exclusionary effect, you can prevent the seller “This mountain at Mountain High,” because the market outlook and rising default bidding. This will standardize the order of second-hand housing transactions is of great significance.

期房extend the statute of limitations to apply for registration to avoid “failure” Worries

in accordance with the “Property Law”, the purchase of the property rights of期房statute of limitations to apply for registration no longer limited to two years, but can be extended to self-property rights from the date of registration within 3 months.

Prior to this, like Shanghai and other places, and real estate registered with the relevant regulations of the statute of limitations Vormerkung is:期房for the initial two years from the date of registration, registration of existing homes for the notice two years from the date. Once the validity period of more than two years, buy a house even if they paid, the law is no longer to protect their access to housing property rights, only to exercise the claims, that is, only from the hands of developers or the sellers get back the principal . That is why in the property market when prices rose, developers deliberately delayed submitted to time, man-made breach of contract, to refund to buy a house, payment of liquidated damages is not to the HA in order to gain more revenues.

Now, notice the effectiveness of the registration until the exercise of buyers who have the right to register property rights conditions, and then an additional “free” three month grace period.期房buyers to get in before the property, rights have been protected and no longer as in the past, deliberately delayed by the developers or real estate, “schedule” led to the impact of two-year statute of limitations expires.

corrections registered developers the right to prevent “a woman married II”

buyers now also can use the “corrected registration” to protect their property rights. Prior to this, some developers will lose the trust of housing “and a woman marry II” and even “more married” to get more cash flow. Now, a notice of registration of property rights do not have to worry about buyers who can exercise the right to correct the registration to stop the malicious acts developers.

“Property Law” stipulates: “The rights of people, parties that recorded in the register of real estate matters wrong, they can apply for registration corrections. Real estate recorded in the register of the written consent of the rights of people to correct or there is evidence that the register does wrong, registered institutions should be corrected accordingly. “

Yang Chen-ray lawyers pointed out that the rights of persons or parties in accordance with the rights of state, called for real estate registration book records the contents of corrections, is in fact the rights of the law were” relief “its own the legitimate property rights of an effective means. This is, in the previous local version of the Housing Registration Ordinance, the approach, rarely involved.

postpone the entry into force of the transfer of real estate rights, there is the risk of premature payment

professionals advise, “Property Law” after the implementation, with the property rights registration “in order to record, whichever is” the changes, buy a house should pay attention to guarding against premature payment risks arising.

such as real estate the right to change the entry into force of the de facto definition of the provisions of Shanghai and other cities: the right to set up for real estate, real estate registration agency related matters should be documented in the real estate register, “registration admissibility day registration day. ” In other words, as long as the property rights registration department who handled the purchase of the property registration information, even if it is registered. And now, “Property Law” provides the right to set up real estate, change, transfer and eradication, “self-documented in real estate occurs when the effectiveness of the register.” In fact, the admissibility of the former registered in the latter, the general difference between 10 days to 15 days. Registration agencies in admissible, the audit period, if we find that the property was closed down, mortgages, or other rights of the existence of defects, it will not be registered.

the existing real estate transaction payment process are: the signing of a contract for the sale of real estate, the payment of three到四成the first payment; in the trading center after the transfer, payment of five to back the principal六成; Canal to the property registration agency issued a receipt after the recipient registration information, balance due to settle. It now appears that there is a world of risk, because once the property audit a problem, no registration, people will not be able to purchase access to property rights. Property rights until after the content of recorded books or get the property card and then pay the full back the principal, will be foolproof.

Chinese version:实施已两个月《物权法》给买房人带来哪些权利?

《物权法》已实施２个月，它为买房人带来了哪些权利，在购房中需要注意哪些风险？眼下，大多数买房人尚不清楚，遑论处置了。

日前，上海根据《物权法》修改了房地产登记的地方规定，将“遗忘”的权利、风险凸现出来：原来，购买二手房也可以进行预告登记，以防止卖家跳价；期房的产权登记可以延期，以避免楼盘“烂尾”导致购房人主张权利的时效到期；如果开发商将房屋“一女二嫁”，买房人还可以行使更正登记权。而产权登记“以记载为准”的变更，则意味着买房人应当防范过早付款的风险。 关于物权法
 
物权法是一部明确物的归属，保护物权，充分发挥物的效用，维护社会主义市场经济秩序，维护国家基本经济制度，关系人民群众切身利益的民事基本法律。
物权法属于民法，民法的一项重要原则是对权利人的权利实行平等保护。物权法草案规定：“国家、集体、私人的物权和其他权利人的物权受法律保护，任何单位和个人不得侵犯。”
 

二手房预告登记权可防卖家频繁跳价

记者了解到，在《物权法》实施前，各城市都根据各自的情况制定了房地产登记条例、办法，不仅彼此间存在不小的差距，而且有些规定甚至与新《物权法》不一致。日前上海根据《物权法》对房地产登记规定的梳理、修改，凸现购房人的三项权利和一大风险当重视。

首先，买二手房也可以像买期房一样，行使预告登记权。《物权法》规定：“当事人签订买卖房屋或者其他不动产物权的协议，为保障将来实现物权，按照约定可以向登记机构申请预告登记。”也就是说，预告登记并不分期房还是二手房。以往，预告登记被当作是针对将来发生房地产权利变动的请求权，在期房销售中广泛运用，几乎是期房的“专利”。现在，二手房也可预告登记了，且“预告登记后，未经预告登记的权利人同意，处分该不动产的，不发生物权效力”。

眼下，房地产市场供求紧张。特别是今年以来，深圳、上海等热点城市曾长时间出现二手房“一日一价”的局面，一些卖家频繁跳价。上海汇业律师事务所杨晨光律师分析，当二手房交易可以行使预告登记后，买家一旦支付了意向金、定金，就可以要求向房地产登记部门申请预告登记。由于预告登记具有排他效力，即可防止卖家“这山望着那山高”，因后市行情看涨而违约抬价。这对规范二手房交易秩序具有重大意义。

期房申请登记时效延长可免“烂尾”之忧

按照《物权法》，购买期房的产权申请登记时效不再局限于两年，而是延长到自能够进行产权登记之日起３个月内。

 
此前，像上海等地，房地产登记的相关条例对预告登记的时效规定是：期房为初始登记之日起两年，现房为预告登记之日起两年。一旦超过两年有效期，买房人即使付了款，法律也不再保护其获得房屋产权的权利，只能去行使债权，也就是说，只能从开发商或者卖家手里讨回房款。正因为此，在楼市行情大涨的时候，开发商故意拖延交房时间，人为制造违约，给买房人退款、支付违约金，就是不给房，以获取更多收益。

现在，预告登记的效力一直持续到购房人具备了行使房屋产权登记权利的条件后，再额外“附送”３个月的宽限期。在期房购买者拿到产权之前，权利都一直受保护，不再像以前那样，受开发商故意拖延或楼盘“烂尾”导致两年时效届满的影响。

更正登记权可防止开发商“一女二嫁”

现在购房人还可以通过“更正登记”来保护自己的物权。此前，一些失信开发商将房屋“一女二嫁”甚至“多嫁”以获取更多的现金流。现在，进行了产权预告登记的购房人不必为此担忧，可以行使更正登记权来制止开发商的恶意行为。

《物权法》规定：“权利人、利害关系人认为不动产登记簿记载的事项错误的，可以申请更正登记。不动产登记簿记载的权利人书面同意更正或者有证据证明登记簿确有错误的，登记机构应当予以更正。”

杨晨光律师指出，权利人或利害关系人依据权利状态，主张对房地产登记簿记载的内容进行更正，是法律赋予事实上的权利人“救济”自身合法物权的一种有效手段。这一点，在以前的地方版房屋登记条例、办法中，鲜有涉及。

房地产权利转移生效延后，过早付款有风险

专业人士提醒，《物权法》实施后，随着产权登记“以记载为准”的变更，买房人应当注意防范过早付款所带来的风险。

譬如房地产权利变动生效的时点界定，上海等城市规定：对于房地产权的设立，房地产登记机构应当将有关事项记载于房地产登记册，“登记申请的受理日为登记日”。也就是说，只要产权登记部门受理了购房人的产权登记申请资料，就算是登记了。而现在，《物权法》规定房地产权的设立、变更、转让和消灭，“自记载于不动产登记簿时发生效力”。事实上，受理在前，登记在后，一般相差１０天到１５天。登记机构在受理之后、审核期间，如果发现物业被查封、抵押，或者存在其他权利瑕疵，就会不予登记。

现行房地产交易中的付款程序多是：签订房地产买卖合同时，支付三到四成首付款；在交易中心过户后，支付五至六成房款；拿到产权登记机构出具的登记资料收件收据后，结清尾款。现在看来，此中大有风险，因为一旦产权审核出了问题，不予登记，购房人就无法获得产权。只有等到产权内容记载入册后或者房产证到手后，再支付全部房款，才会万无一失。

2007-12-02