以房抵债协议的法理分析——《最高人民法院公报》载“朱俊芳案”评释
陆青以房抵债协议的法理分析——《最高人民法院公报》载“朱俊芳案”评释
Legal Analysis of “House Sale as a Substitute for Paying Loan” Clause
期刊名称：《法学研究》
期刊年份：
作者：陆青
单位：
中文关键词：以房抵债;流押条款;让与担保;代物清偿;变相高利贷
英文关键词：“House Sale as a Substitute for Paying Loan” Clause;lex commissoria;alienation guarantee;datio in solutum;disguised usury
中文摘要：
“朱俊芳案”中,当事人针对同一笔款项先后签订房屋买卖和借款合同两份协议,并在借款协议中约定某种“以房抵债”的处理方式。对此,最高人民法院以本案存在两个“并存而又联系”的合同关系来解释案涉协议的性质,试图通过现有合同法和债法规则,探索出审理“以房抵债”协议纠纷的新型路径,但在案件事实的梳理和案涉条款法理构造的解读上存在诸多值得商榷的地方。对于“以房抵债协议”的性质以及由此在当事人之间形成的具体法律关系,存在广泛的解释空间,应在现有法秩序框架下,结合当事人订立合同的主观意图、客观情势及相关民法原理和制度作出更为审慎的判断。就“以房抵债协议”与流押条款的关系,也应通过考察相关约定内容对当事人法律地位的实际影响后再作综合判断:一方面,需要避免对当事人意思自治的不当干预,另一方面,同样应该避免当事人通过“以房抵债协议”规避流押禁令的变相高利贷行为。
英文摘要：
In the Case of Zhu Junfang v.Shanxi Jiahetai Real Estate Co. Ltd., reheard by the Supreme People's Court (SPC), the parties signed two connected contracts: a house sale contract and a loan contract. In the loan contract, the parties consented to a complicated clause known as “House Sale as a Substitute for Paying Loan” (hereafter referred as HSSPL clause). In dealing with the case, the SPC based its construction of the clause on “coexistence of and connection between” the house sale contract and the loan contract, trying to sort out the legal issues in a new way. This approach, however, is problematic both in the treatment of the fact of the case and in the construction of relevant statutes. The proper construction of the HSSPL clause requires the court to take into consideration the intent of the parties, the objective situation of the case, and the corpus of Chinese civil laws and regulations. The HSSPL clause should not be regarded as void merely because of Lex commissoria prohibition. Rather, the judgment should be based on a prudent consideration of the ratio of the Lex commissoria, the balance of the interests of parties and the relevant commercial practices. Courts should avoid improper intervention in contract autonomy, and at the same time prevent parties from using the HSSPL clause as a disguised usury. To this end, new rules of alienation guarantee is urgently needed in the future Chinese Civil Code and Chinese courts should develop refined doctrines for various characterization of Lex commissoria.
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