부동산경매 활성화를 위한 법제개선에 관한 연구 = (A)study on the improvement for the law of activating real estate auction

다국어 초록 (Multilingual Abstract)

A real estate auction system is a procedure that executive organ exercises the right of claim to the debtor by using public power. That is, forced execution is legal procedure that all the action is accumulated to achieve a right of claim while execution party is opposed under supervision of executive organ.
But force execution procedure is a complicated and lengthy operation and right analysis and auction loan is difficult. As a result, real estate auction is not vitalized for the long time.
Therefore, the current code of civil execution needs to be improved to satisfy debtor which is the nature of forced execution process, to prevent debtor from unfair infringement, to prevent social and economic loss from execution delay.
A real estate auction market is strongly but negatively correlated with economic situation. In other words, when the economic situation is good, the contract price is rising because supplies in the auction market decrease and demands increase. On the contrary, when the economic situation is getting bad, the contract price becomes lower because the rate of overdue bank loan increases and the collateral real estates comes to the auction market. That is to say, the movement of real estate auction market can be used as an appraisal index of current economic situation.
Recently many investors are showing more interests to the real estate auction as the expectation for the economic recovery becomes high. But real estate auction is not that vitalized because of a lot of problems such as rights analysis.
This study look deeper the main contents of the current code of civil execution, and consider legislation of real estate auction system in USA, Germany, France and Japan. In USA, there are only 7 provisions about forced execution and disposal. The validity of judgment and forced execution procedures are different in each state. The conflict related with real estate dealing is prevented in advance by the legal specialist intervening and monitoring whole real estate dealing process.
We also need to bring in specialist system such as real estate auction specialist to activate real estate auction system in Korea.
In Germany, the system is not creditor-oriented legislation such as Korea, there are many exceptional provisions to protect debtor in the code of civil procedure. In France, there are two systems for the forced execution. One is forced auction, the other is judicial hypothec. The latter system has historical tradition and more preferred.
In case of Japan, the real estate auction systems are very similar to us, but validity of registration is different. The Korean civil law, like German civil law, rules ‘the changes of real right ownership by legal acting take effect only after registration’. But registration is ruled as an opposition requisite in Japanese civil law. Settlement of mortgage by auction loan does not disappear and it is admitted as a prior mortgage bond. All these systems help to vitalize real estate auction in Japan.
The survey about real estate auction market was done twice in this research. It covers investor’s interest on auction market, current situation of auction loan, expected return of auction, investment region, main obstacles of auction, etc.
Many investors and end users are still reluctant to participate in the auction market because of the unpredictable risk. Especially the main obstacles of real estate auction are difficulty of right analysis, inconvenience of auction loan and a burden on eviction.
This study considers foreign real estate auction system to vitalize auction market and then analyzes problems of current real estate auction on the basis of survey, and finally proposes improvement plan for the laws as follow.
The first, it is necessary to introduce "real estate auction professional system”. The total process of real estate auction usually takes considerable time from start to end. This time span makes most of people have a feeling of uneasiness about real estate auction. Moreover it is very difficult for most people to clearly analyze which rights become extinct or not by the auction. It is also true that a lot of people don’t have professional knowledge of analyzing real estate.
Therefore, the real estate auction specialist who can protect a buyer from an uncertain risk through the auction process is urgently needed.
This study suggested specific law improvement plan for introducing “real estate auction professional system” for protecting auction participant from risk. Buyers can have more safe chance to participate in auction market through this specialist system. And if another liability of reparation is added on this system, auction market can be more vitalized.
The second, delivery order system need to be improved in order to deliver the real estate to the buyer more quickly. The buyer has ownership including the right of using and disposal when payment is done. But if the real estate is not delivered from possessor, the buyer cannot use the rights that he has. Even though there is deliver order system under the code of civil execution to force quick delivery, in many cases it is not easy to have the real estate delivered in a short time.
Delivery order should not be done on buyers request after payment to protect the buyer’s right. Delivery order needs to be included in sales approval decision, such as German case. And the auction related delivery exemption law needs to be legislated for the quick process of delivery order. It is also need to write the delivery date clearly on delivery order statement for the possessor to have enough time to prepare delivery.
If the right of buyer is thoroughly protected through revision on delivery order system, the real estate auction market can be revitalized.
The third, the examination power should be given to the executor for the thorough investigation. The public confidence needs to be granted on the ‘present situation investigation report’ and laws improvement about the government loss compensation responsibility is necessary at the same time.
The ‘present situation investigation’ on the auction objective is very important to all the related people as well as creditors and buyers. But current investigation has limitations to be believed as thorough examination, because it is only done by asking simple questions to the third party who is occupying a building.
This limitation is mainly attributed to absence of examination power of the executor. For the thorough investigation on the object, that executor should be endowed with the authority that can deeply examine third party who occupies the object.
Also in case the buyer who only believed ‘present situation report’ and participated in an auction has losses, the government should take responsibility and compensate those losses like Japanese legislation.
If the ‘present situation investigation’ can be done certainly by the way of mentioned above, the loan for auction from financial institution will be easier and increasing.
Currently buyers are not able to have loan for auction regardless of countervailing power when a third party occupies the object.
This study proposed the law improvement plan that enables auction court to verify the rights relations whether the possessor of the object has countervailing power to the third party or not, for the buyer not being interfered with executing his property right.
In this way, if the rights of a possessor of an auction object is confirmed by auction court, financial institutions can treat auction loan according to countervailing power of possessor to the third party and buyers may approach easily to the auction loan.
The forth, the tax benefit for auction fund is necessary. In case of real estate auction object, auction loan assistance for large object is much less than for small one. As for the large auction object, the court evaluation price is high, management and sale of real estate object is not easy because collateral value is unstable in accordance with economic situation, and delivery matters always exist. Due to all these matters, auction loan for large object are very limited and treated extremely conservative.
Therefore, this study suggested tax benefit for auction fund, especially for the large auction object, to vitalize auction fund and real estate auction market.
In conclusion, improvement and revision of related laws is critical in order to solve the difficulty of real estate auction right analysis and to make easy access to auction loan.
The early adoption of those legal systems will contribute to real estate auction activation truly as the important vehicle of real estate transactions.

목차 (Table of Contents)

• 제1장 서론 = 1
• 제1절 연구의 목적 = 1
• 제2절 연구의 범위 및 방법 = 4
• Ⅰ. 연구의 범위 = 4
• Ⅱ. 연구의 방법 = 5
• 제2장 부동산경매제도의 개관 = 6
• 제1절 부동산 경매제도의 연혁 = 6
• Ⅰ. 역사적 전개과정 = 6
• 1. 조선시대 = 6
• 2. 민사소송법의 제정 =13
• 3. 강제집행 관련 민사소송법의 개정 = 15
• Ⅱ. 민사집행법의 제정과 그 의의 = 17
• 제2절 부동산경매제도의 의의 및 유형 =18
• Ⅰ. 부동산경매의 의의 = 18
• 1. 개념 = 18
• 2. 법적성질 = 19
• Ⅱ. 부동산경매의 유형 = 22
• 1. 강제경매 = 22
• 2. 임의경매 = 23
• Ⅲ. 경매와 공매 = 24
• 1. 공매의 개념 = 24
• 2. 경매와 공매의 비교 = 24
• 제3절 부동산경매제도에 관한 비교법적 검토 = 26
• Ⅰ. 미국 = 26
• 1. 담보권 실행절차 = 27
• 2. 강제집행절차 = 28
• 3. 부동산의 압류 = 30
• 4. 경매의 공고 및 통지 = 30
• 5. 경매의 실시 = 31
• 6. 매각대금의 배당 = 32
• 7. 집행관 = 33
• Ⅱ. 독일 = 35
• 1. 강제집행법 = 36
• 2. 강제경매 개시결정 = 37
• 3. 선순위 권리자의 지위 = 38
• 4. 채무자 구제제도 = 39
• 5. 매각의 불허가와 항고 = 40
• 6. 채권자의 만족 = 42
• Ⅲ. 프랑스 = 42
• Ⅳ. 일본 = 44
• 1. 민사집행법의 제정 = 44
• 2. 부동산매각 방법의 종류 = 45
• 3. 강제경매개시결정 = 48
• 4. 압류의 효력 = 49
• 5. 현황조사제도 = 50
• 6. 경매절차에서의 등기부상의 권리 = 51
• 7. 담보물권에 대한 경매의 효력 = 53
• 8. 부동산경매절차에서의 채권자 = 54
• 9. 매각불허가사유에 따른 항고 = 56
• 10. 부동산 경매대출 = 57
• 11. 배당실시 = 57
• Ⅳ. 평가 및 시사점 = 58
• 제3장 현행 부동산경매제도의 주요내용과 운용실태 분석 = 63
• 제1절 절차의 개관 = 63
• Ⅰ. 압류 = 63
• Ⅱ. 현금화 = 64
• Ⅲ. 채권만족 = 64
• Ⅳ. 부동산경매와 잉여주의 = 65
• 제2절 주요내용 = 66
• Ⅰ. 미등기건물의 집행 = 66
• Ⅱ. 배당요구의 종기 = 68
• Ⅲ. 경매신청의 취하 = 70
• Ⅳ. 현황조사의 실시 = 71
• Ⅴ. 일괄매각의 확대 = 72
• Ⅵ. 기간입찰제도의 도입 = 74
• Ⅶ. 매각조건의 변경 = 75
• Ⅷ. 매각허가에 대한 이의신청 사유 = 77
• Ⅸ. 인도명령제도 = 79
• Ⅹ. 배당이의절차 = 81
• 제3절 부동산경매시장에 대한 실태분석 = 83
• Ⅰ. 부동산시장의 현황분석 = 83
• 1. 부동산시장의 규모 = 83
• 2. 외국인 토지보유 현황 = 84
• 3. 국내 부동산가격의 결정 = 86
• Ⅱ. 부동산경매시장의 실증적 검토 = 88
• 1. 2004년 경매시장의 규모 및 현황 = 88
• 2. 특정종목 경매물건의 증가 = 89
• 3. 경매 관심종목의 다변화 = 89
• 4. 매각가율의 하락 = 90
• 5. 특정종목의 매각가율 상승 = 91
• 6. 경매물건의 추이 = 91
• 7. 매각가율의 추이 = 92
• Ⅲ. 설문조사 = 95
• 1. 1차 설문조사 대상 및 방법 = 95
• 2. 2차 설문조사 대상 및 방법 = 96
• Ⅳ. 실태분석 = 97
• 1. 경매에 대한 투자자의 관심도 = 97
• 2. 권리분석의 학습방법 = 100
• 3. 경매물건의 관심도 = 102
• 4. 부동산 경매대출의 현황 103
• 5. 경매물건에 대한 평균 기대수익률 = 104
• 6. 경매물건에 대한 투자지역 = 105
• 7. 경매물건을 기피하는 이유 = 106
• Ⅴ. 평가 = 107
• 1. 문제점의 정리 = 108
• 제4장 부동산경매의 활성화 장애요소와 그 해소방안 = 110
• 제1절 권리분석 = 110
• Ⅰ. 권리분석상의 문제점 = 110
• Ⅱ. 소제주의와 인수주의 = 114
• Ⅲ. 등기부상 공시되는 권리와 공시되지 않는 권리 = 116
• 1. 공시되는 권리 = 116
• 2. 공시되지 않는 권리 = 137
• Ⅴ. 개선방안 = 158
• 1. 부동산경매사제도의 필요성 = 161
• 2. 매수인의 보호 = 163
• 3. 부동산경매사와 전문가 책임론 = 163
• 4. 부동산경매사제도 도입방향 = 165
• 제2절 인도명령 = 166
• Ⅰ. 인도명령의 곤란성 = 166
• 1. 인도명령의 법적성질 = 168
• 2. 인도명령의 신청 = 169
• 3. 인도명령의 송달 = 171
• 4. 인도명령의 집행 = 171
• Ⅱ. 인도명령의 문제점 = 172
• Ⅲ. 개선방안 = 173
• 1. 인도명령결정방법의 개선 = 173
• 2. 인도명령에 대한 송달방법의 개선 = 174
• 3. 인도명령결정문의 개선 = 175
• 제3절 부동산경매대출 = 175
• Ⅰ. 부동산경매대출의 취급현황 = 175
• Ⅱ. 부동산경매대출의 문제점 = 176
• Ⅲ. 개선방안 = 178
• 1. 현황조사제도 개선방향 = 178
• 2. 권원확인서제도의 신설 = 180
• 3. 선순위 저당권의 인정 = 181
• 4. 경매펀드의 세제개선 = 182
• 제5장 결론 = 187
• 참고문헌 = 193
• ABSTRACT = 201