法院不得执行被执行人名下房产的条件和情形_开正文苑

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开正头条: 法院不得执行被执行人名下房产的条件和情形

编辑：开正律师事务所　发布时间：2017-11-29　浏览量：317
<section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;color:#3e3e3e;font-size:16px;line-height:25.6px;widows:1;font-family:"hiragino sans gb", "microsoft yahei", arial, sans-serif;background-color:#ffffff;word-wrap:break-word !important;"><section style="margin:10px 0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:-4px 0px 0px;padding:10px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;border:1px dashed #035e93;border-radius:0px;background-color:#efefef;"><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><p style="padding:0px;max-width:100%;box-sizing:border-box;clear:both;min-height:1em;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;">导读：执行实践中，案外人主张对法院查封的被执行人名下的不动产享有实体权利、要求执行法院排除执行该不动产的情况比较常见。本文就排除特定不动产执行应当同时满足的要件整理了相关法律依据、案例、观点，以供读者参阅。</p></section></section></section></section></section></section><p style="padding:0px;max-width:100%;clear:both;min-height:1em;color:#3e3e3e;font-family:"helvetica neue", helvetica, "hiragino sans gb", "microsoft yahei", arial, sans-serif;font-size:16px;line-height:25.6px;widows:1;background-color:#ffffff;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;color:#3e3e3e;font-size:16px;line-height:25.6px;widows:1;font-family:"hiragino sans gb", "microsoft yahei", arial, sans-serif;background-color:#ffffff;word-wrap:break-word !important;"><section style="margin:10px 0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;display:inline-block;width:469px;vertical-align:top;"><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px 10px 0px 0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;display:inline-block;vertical-align:bottom;width:93.796875px;"><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;text-align:center;"><br /></section></section></section><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;display:inline-block;vertical-align:bottom;width:375.1875px;"><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;font-size:18px;color:#035e93;"><p style="padding:0px;max-width:100%;box-sizing:border-box;clear:both;min-height:1em;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;">法律依据</strong></p></section></section></section></section></section></section><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px 0px 8px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;height:3px;background-color:#035e93;"></section></section></section></section></section></section><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;color:#3e3e3e;font-size:16px;line-height:25.6px;widows:1;font-family:"hiragino sans gb", "microsoft yahei", arial, sans-serif;background-color:#ffffff;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;"><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-indent:0em;text-align:justify;line-height:1.5em;box-sizing:border-box !important;word-wrap:break-word !important;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">1.《最高人民法院关于人民法院办理执行异议和复议案件若干问题的规定》 <br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></span></strong></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;font-family:微软雅黑;text-align:justify;text-indent:0em;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">第二十八条 </span></strong><span style="margin:0px;padding:0px;max-width:100%;text-align:justify;text-indent:0em;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">金钱债权执行中，买受人对登记在被执行人名下的不动产提出异议，符合下列情形且其权利能够排除执行的，人民法院应予支持：</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-indent:0em;line-height:1.5em;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">（一）在人民法院查封之前已签订合法有效的书面买卖合同；</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-indent:0em;line-height:1.5em;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">（二）在人民法院查封之前已合法占有该不动产；</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-indent:0em;line-height:1.5em;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">（三）已支付全部价款，或者已按照合同约定支付部分价款且将剩余价款按照人民法院的要求交付执行；</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-indent:0em;line-height:1.5em;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">（四）非因买受人自身原因未办理过户登记。</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;line-height:25.6px;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;line-height:1.5em;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">2.《最高人民法院关于人民法院民事执行中查封、扣押、冻结财产的规定》</span></strong></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;font-family:微软雅黑;text-align:justify;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">第十七条 </span></strong><span style="margin:0px;padding:0px;max-width:100%;text-align:justify;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">被执行人将其所有的需要办理过户登记的财产出卖给第三人，第三人已经支付部分或者全部价款并实际占有该财产，但尚未办理产权过户登记手续的，人民法院可以查封、扣押、冻结；第三人已经支付全部价款并实际占有，但未办理过户登记手续的，如果第三人对此没有过错，人民法院不得查封、扣押、冻结。</span></p><p style="padding:0px;max-width:100%;box-sizing:border-box;clear:both;min-height:1em;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p></section></section></section><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;color:#3e3e3e;font-size:16px;line-height:25.6px;widows:1;font-family:"hiragino sans gb", "microsoft yahei", arial, sans-serif;background-color:#ffffff;word-wrap:break-word !important;"><section style="margin:10px 0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;display:inline-block;width:469px;vertical-align:top;"><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px 10px 0px 0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;display:inline-block;vertical-align:bottom;width:93.796875px;"><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;text-align:center;"><img data-ratio="0.8933333333333333" data-src="https://mmbiz.qpic.cn/mmbiz_jpg/iazic2ok7Rn4uQQck6XkDJkgZnbIm33YU2vN3xuhNMRrT9plmQUeT5hWERmTJ5UT9uVn5HpuEJTIBO1oYjb9Ahbw/640?wx_fmt=jpeg" data-type="jpeg" data-w="300" width="100%" _width="83.796875px" src="https://mmbiz.qpic.cn/mmbiz_jpg/iazic2ok7Rn4uQQck6XkDJkgZnbIm33YU2vN3xuhNMRrT9plmQUeT5hWERmTJ5UT9uVn5HpuEJTIBO1oYjb9Ahbw/640?wx_fmt=jpeg&tp=webp&wxfrom=5&wx_lazy=1" data-fail="0" style="margin:0px;padding:0px;height:auto !important;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;vertical-align:middle;width:83.796875px !important;visibility:visible !important;" /></section></section></section><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;display:inline-block;vertical-align:bottom;width:375.1875px;"><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;color:#035e93;font-size:18px;"><p style="padding:0px;max-width:100%;box-sizing:border-box;clear:both;min-height:1em;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;">相关案例</strong></p></section></section></section></section></section></section><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px 0px 8px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;height:3px;background-color:#035e93;"></section></section></section></section></section></section><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;color:#3e3e3e;font-size:16px;line-height:25.6px;widows:1;font-family:"hiragino sans gb", "microsoft yahei", arial, sans-serif;background-color:#ffffff;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;"><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-indent:0em;text-align:justify;line-height:1.5em;box-sizing:border-box !important;word-wrap:break-word !important;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">1.在执行不动产的案件中，案外人在执行标的被查封前并未实际占有该标的物的，不能阻却对该标的物的执行</span></strong><span style="margin:0px;padding:0px;max-width:100%;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">——李小琴诉何健、宋彦苹、赵林案外人执行异议之诉案</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;font-family:微软雅黑;text-align:justify;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">案例要旨:</span></strong><span style="margin:0px;padding:0px;max-width:100%;text-align:justify;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">人民法院在审查案外人异议、审理案外人异议之诉案件中，必须从严认定查封前合法占有要件。人民法院认定案外人合法占有特定标的物的时间节点，不能仅凭案外人作出的对其有利的陈述，还应当综合考量诉状内容、案外人全部陈述、经济交易习惯、大众生活常理等多种因素；认定案外人是否构成占有特定不动产，必须具有案外人已经实际控制、支配和使用该特定不动产的证据，而不能推定占有。</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;color:#666666;font-family:黑体;font-size:14px;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;">案号：（2016）渝01民终4706号</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-align:justify;line-height:normal;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">审理法院：重庆市第一中级人民法院（原四川省重庆市中级人民法院）</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-align:justify;line-height:normal;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">来源：《人民司法·案例》2017年第5期</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;line-height:25.6px;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;line-height:1.5em;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">2.案外人与被执行人在不动产被查封之后签订买卖合同，案外人据此提出执行异议的，法院不予支持</span></strong><span style="margin:0px;padding:0px;max-width:100%;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">——北京兴隆置业有限公司与王国彬案外人执行异议之诉案</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;font-family:微软雅黑;text-align:justify;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">案例要旨:</span></strong><span style="margin:0px;padding:0px;max-width:100%;text-align:justify;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">对不动产受让人的物权期待权的保护要件之一是买受人与被执行人应在人民法院查封之前就已签订合法有效的书面买卖合同，若在查封之后签订的买卖合同，则买受人不享有排除执行的权益。</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;color:#666666;font-family:黑体;font-size:14px;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;">案号：（2016）京民终79号</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-align:justify;line-height:normal;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">审理法院：北京市高级人民法院</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-align:justify;line-height:normal;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">来源：中国裁判文书网 2016-06-27</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;line-height:25.6px;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;line-height:1.5em;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">3.</span></strong><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">对被执行人出售给第三人的未过户房屋，第三人只有证实其已支付全部价款并实际占有并对未办理过户登记无过错的，人民法院才不得对房屋执行</span></strong><span style="margin:0px;padding:0px;max-width:100%;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">——重庆市巴南区前进建筑工程有限公司申请执行建设工程施工合同纠纷案</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;font-family:微软雅黑;text-align:justify;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">案例要旨:</span></strong><span style="margin:0px;padding:0px;max-width:100%;text-align:justify;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">被执行人将需要办理过户登记的房产出卖给第三人，第三人主张已支付全部价款并实际占有、使用标的物的，不能仅凭收条、当事人陈述即认定付款事实，应结合付款方式、资金流向、支付能力、交易习惯等因素综合认定付款情况，结合现场调查、物管费、水电费交付单据等确定是否已经占有争议房产。第三人应提供完整证据链条证实其已支付全部价款并实际占有标的物，且对未办理过户登记无过错。</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;color:#666666;font-family:黑体;font-size:14px;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;">案号：（2014）渝五中法民终字第03715号</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-align:justify;line-height:normal;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">审理法院：重庆市第五中级人民法院</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-align:justify;line-height:normal;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">来源：《人民司法·案例》2015年第14期</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;line-height:25.6px;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;line-height:1.5em;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">4.案外人已支付全部房款并实际占有房屋，且未过户非其本人造成的，案外人有权提起执行异议要求停止对房屋执行</span></strong><span style="margin:0px;padding:0px;max-width:100%;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">——北京坤展利都投资顾问有限公司诉江苏南通六建建设集团有限公司案外人执行异议之诉案</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;font-family:微软雅黑;text-align:justify;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">案例要旨:</span></strong><span style="margin:0px;padding:0px;max-width:100%;text-align:justify;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">被执行人与案外人签订商品房买卖合同，案外人主张已支付全部价款并实际占有、使用房屋的，虽未办理过户登记手续，但并非案外人的过错，而是由被执行人造成的，法院对案外人对房屋的执行异议应予支持。</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;color:#666666;font-family:黑体;font-size:14px;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;">案号：（2013）高民终字第541号</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;line-height:normal;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">审理法院：北京市高级人民法院</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;line-height:normal;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">来源：《中国审判案例要览》2014年民事审判案例卷</span></p><p style="padding:0px;max-width:100%;box-sizing:border-box;clear:both;min-height:1em;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p></section></section></section><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;color:#3e3e3e;font-size:16px;line-height:25.6px;widows:1;font-family:"hiragino sans gb", "microsoft yahei", arial, sans-serif;background-color:#ffffff;word-wrap:break-word !important;"><section style="margin:10px 0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;display:inline-block;width:469px;vertical-align:top;"><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px 10px 0px 0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;display:inline-block;vertical-align:bottom;width:93.796875px;"><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;text-align:center;"><br /></section></section></section><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;display:inline-block;vertical-align:bottom;width:375.1875px;"><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;color:#035e93;font-size:18px;"><p style="padding:0px;max-width:100%;box-sizing:border-box;clear:both;min-height:1em;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;">权威观点</strong></p></section></section></section></section></section></section><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px 0px 8px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;height:3px;background-color:#035e93;"></section></section></section></section></section></section><section powered-by="xiumi.us" style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;color:#3e3e3e;font-size:16px;line-height:25.6px;widows:1;font-family:"hiragino sans gb", "microsoft yahei", arial, sans-serif;background-color:#ffffff;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box;word-wrap:break-word !important;"><section style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;"><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;line-height:25.6px;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:10px;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;line-height:1.5em;text-align:justify;text-indent:0em;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">1.保护无过错买受人的物权期待权应满足的要件</span></strong><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;text-align:justify;text-indent:0em;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">针对无过错买受人的异议申请。</span><span style="margin:0px;padding:0px;max-width:100%;text-align:justify;text-indent:0em;font-family:黑体;color:#007aaa;box-sizing:border-box !important;word-wrap:break-word !important;">此时需同时符合异议对象系发生在金钱债权执行中、在人民法院查封之前已签订合法有效的书面买卖合同、在人民法院查封之前已合法占有该不动产、已支付全部价款或已按照合同约定支付部分价款且将剩余价款按照人民法院的要求交付执行、非因买受人自身原因未办理过户登记五项要件，方能排除执行。</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;text-align:justify;text-indent:0em;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">具体而言，案外人需提供房屋买卖合同原件证明其于查封前已签订合同，若合同原件遗失，可结合合同复印件、房屋签约备案登记信息等综合判断房屋买卖的真实性。案外人需通过入住手续、物管证明、物业费缴费发票、水电气缴费单等证据来证明其已合法占有该不动产。案外人需通过转款凭证、收款收据、购房发票等证据来证明其支付房款的事实。在大额款项支付方面，对形式有瑕疵的收据或者发票，要结合案件其他证据认定是否存在基础事实关系；对大额现金支付的价款，可根据交付凭证、支付能力、交易习惯、支付金额的大小、案外人与被执行人的关系以及当事人陈述的交易细节经过等因素综合判断。</span><span style="margin:0px;padding:0px;max-width:100%;text-align:justify;text-indent:0em;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">(袁卫衡、白文英、宋玉敏：“虚假案外人异议的防范”，载《中国审判》2012年第8期。</span><span style="margin:0px;padding:0px;max-width:100%;text-align:justify;text-indent:0em;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">)</span><span style="margin:0px;padding:0px;max-width:100%;text-align:justify;text-indent:0em;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">至于未办理过户登记的原因，必须是案外人主观因素以外的客观原因所造成，否则应认定其有过错。例如，未办理过户登记系案外人怠于行使登记权利、购房前案外人已知晓不符合购房条件等自身过错造成的，应驳回其异议。</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;text-indent:0em;font-family:calibri;font-size:14px;box-sizing:border-box !important;word-wrap:break-word !important;"></span><span style="margin:0px;padding:0px;max-width:100%;text-indent:0em;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">（摘自：唐国峰，《案外人异议案件的审查判断标准》，载《人民司法·应用》2016年第34期）</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;line-height:25.6px;text-indent:0em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-indent:0em;line-height:1.5em;box-sizing:border-box !important;word-wrap:break-word !important;margin-bottom:0px;"><strong style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">2.《执行异议、复议规定》第28条与《查封、扣押、冻结规定》第17条的区别</span></strong><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;text-align:justify;text-indent:0em;box-sizing:border-box !important;word-wrap:break-word !important;">本条（《最高人民法院关于人民法院办理执行异议和复议案件若干问题的规定》第28条）对无过错买受人物权期待权保护的要件，和《查封、扣押、冻结规定》第17条相比有所区别：</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;color:#007aaa;font-family:黑体;text-indent:0em;box-sizing:border-box !important;word-wrap:break-word !important;">（1）申请实现的债权应当限于金钱债权</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-indent:0em;line-height:1.5em;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">《查封、扣押、冻结规定》第17条对于申请执行的债权种类没有限制，在实践中产生了一些问题。因为，对于非金钱债权的执行，买受人的物权期待权是否能够具有排除效力，不无疑问。例如，在一房多卖的情况下，多个执行依据均确定被执行人交付房产，实际上是物的交付请求权之间的竞合，取决于正在申请实现的物之交付请求权是物权还是债权，抑或和案外人的权利同样的物权期待权等等因素，恐不能简单得出案外人的物权期待权优先的结论，尚需要认真调研后制订专门的规则进行调整。</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;color:#007aaa;font-family:黑体;text-indent:0em;box-sizing:border-box !important;word-wrap:break-word !important;">（2）在人民法院查封之前已签订合法有效的书面买卖合同</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-indent:0em;line-height:1.5em;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">物权期待权所依据的基础法律关系必须合法有效。我国法律虽承认物权行为，但并不承认物权行为的独立性，物权的变动实行“债权合意加登记”，所以，物权能够合法变动的前提是以物权变动为内容的债权合同成立并且有效。买受人物权期待权从权利性质上虽非物权，但由于其正在接近物权，对其保护的前提和基础也是其未来将过渡为物权，因此，作为其基础权利的债权必须合法有效，本条的表述是“受让人与被执行人签订有合法有效的书面买卖合同。”之所以要求必须在查封前签订书面买卖合同，是基于《城市房地产管理法》第41条“房地产转让，应当签订书面转让合同，合同中应当载明土地使用权取得的方式”的规定。同时，也为执行机构甄别真实的买受人提供证据。</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;color:#007aaa;font-family:黑体;text-indent:0em;box-sizing:border-box !important;word-wrap:break-word !important;">（3）已支付全部价款，或者已按照合同约定支付部分价款且将剩余价款按照人民法院的要求交付执行</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-indent:0em;line-height:1.5em;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">在价款交付上，和《查封、扣押、冻结规定》第17条要求全部交付价款不同，对于买受人按照约定支付部分价款并且在人民法院指定的期限内将剩余价款交付执行的，也纳入保护范围。从实践中看，相当一部分不动产买卖合同所涉金额巨大，当事人之间多约定分期付款，案外人虽仅支付部分款项，但系按照合同约定的进度支付，如其将剩余价款按照人民法院指定的期限交付执行，不影响债权受偿，自然没有拒绝保护的道理。需要注意，对于买受人剩余价款的支付，本条的规定是按照人民法院要求的时间，而非按照合同约定期限。因为，执行财产在被查封之前并非静止不动，而是一直在社会交易流转过程中，其上会不断负载第三人的实体权利，如果人民法院完全受制于被执行人与第三人的合同约定，必将一筹莫展。如此规定，体现出执行权作为公权力对被执行人与第三人之间的民事权利进行适当的干预，在被执行人与第三人之间进行了适当的利益平衡。</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;color:#007aaa;font-family:黑体;text-indent:0em;box-sizing:border-box !important;word-wrap:break-word !important;">（4）人民法院查封前已经合法占有不动产</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-indent:0em;line-height:1.5em;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">首先，买受人物权期待权之所以要保护，就是因为买受人已经为取得物权履行了一定义务并以一定的方式对外进行了公示，尽管这种公示的方式较之法定的登记公示方式在效力上较弱。其次，占有不动产的行为必须发生在查封前。在查封后占有的，受查封的效力所及，不得对抗债权人。同时，要求在查封前已经占有不动产，也是为了减少被执行人与第三人恶意串通的可能性。这里涉及对“占有”的理解。占有应理解成对不动产的管理和支配。以房屋为例，一般认为，拿到房屋的钥匙、办理物业的入住手续，即应视为对房屋已经有事实上的管理和支配权。但是，就不动产的性质而言，并没有特殊的要求。也就是说如果不动产为房屋的话，不管是商业用房，还是居住用房，均应一体保护。</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;color:#007aaa;font-family:黑体;text-indent:0em;box-sizing:border-box !important;word-wrap:break-word !important;">（5）非因买受人自身原因未办理过户登记</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;font-family:微软雅黑;text-indent:0em;line-height:1.5em;text-align:justify;box-sizing:border-box !important;word-wrap:break-word !important;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;font-family:黑体;box-sizing:border-box !important;word-wrap:break-word !important;">从实践中看，能够归责于买受人的原因，可以分为三个层面，一是对他人权利障碍的忽略。例如，不动产之上设定有其他人的抵押权登记，而买受人没有履行合理的注意义务，导致登记时由于存在他人抵押权而无法登记。二是对政策限制的忽略。例如，明知某地限制购房，在不符合条件的情况下仍然购房导致无法办理过户手续。三是消极不行使登记权利。例如，有的交易当事人为了逃税等而故意不办理登记的，不应受到该原则的保护。一个有争议的问题是，有的人认为，买房人本来可以通过提起诉讼行使物权登记请求权并通过法院强制执行来完成物权变动的使命，但却没有行使，能否视为买受人的原因。我们认为，对于普通的民事主体，不可将其都视为法律专家，此种情况，不能视为买受人有过错。何况，诉讼与执行本身也有一定时间要求，不能满足对买受人物权期待权的保护要求。</span></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><br style="margin:0px;padding:0px;max-width:100%;box-sizing:border-box !important;word-wrap:break-word !important;" /></p><p style="padding:0px;max-width:100%;clear:both;min-height:1em;box-sizing:border-box !important;word-wrap:break-word !important;margin-top:0px;margin-bottom:0px;"><span style="margin:0px;padding:0px;max-width:100%;text-align:justify;text-indent:0em;font-family:arial;font-size:14px;box-sizing:border-box !important;word-wrap:break-word !important;"></span><span style="margin:0px;padding:0px;max-width:100%;text-align:justify;text-indent:0em;font-size:14px;font-family:黑体;color:#666666;box-sizing:border-box !important;word-wrap:break-word !important;">（摘自《最高人民法院关于人民法院办理执行异议和复议案件若干问题规定理解与适用》，江必新、刘贵祥主编，最高人民法院执行局编著，人民法院出版社2015年出版）</span></p></section></section></section><p><br /></p>

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