不動産競賣 利害關係人의 權利保護를 위한 留置權의 改善方案 = (The) remedies on the lien for rights protection of beneficiary and the opposite party in real estate auction

다국어 초록 (Multilingual Abstract)

The remedies on the Lien for Rights Protection of
Beneficiary and the Opposite Party in Real Estate Auction


Hwang, Jong-Sool
Department of Real Estate
Graduate Shool of Jeonju University


Advised by Professor Min, Gyu-Sik


Currently, the environments and management of real estate investment have been changed and will have in many ways.
especially, as investment environments get changed toward ones focused on profits in the future, skills and knowledge complex, specialized in them are required because of the complex ownership structure of business related to real estate.
In the course of IMF financial crisis, many Koreans are interested in how to deal with their assets properly to increase them through real estate auction.
Real estate auction has some merit that bidders can purchase real estate at the low, reasonable price rather than normal and general price, while because it has some demerit that they can purchase it that has no extinctive right in certified copy of register and that has risk factors such as undertaking of the lessee's security money, participants on real estate auction shall have to pay attention to how to analyze and to bid it .
In the process of real estate auction, lien is an intangible reliability as a security system of civil law. According to Article 91 clause 5 of civil execution law, a buyer will have the responsibility to meet obligation secured on lien but it is said that he will have to take over it because it has no limits to have or not have counterforce.
By exploiting the above characteristics, lien holders will cause a normal and general price to significantly go down or a third party to limit in bidding it.
Consequently, this will force not only bidders, beneficiaries and the opposite parties to run the considerable damage risk.
Thus, the purpose of this thesis is t, in the process of auction, to make real lien holder, purchaser, creditor and beneficiaries and the opposite parties not be damaged by taking reasonable and alternative steps.

This thesis consists of a total of five chapters.
First, chapter one is to raise issues and to study the purpose, the scope and methods of research.
Second, chapter two is to consider the current real estate auction system in all their bearings on the basis of analyzing the significance, the types and the procedures of real estate .
Third, chapter three is to analyze the significance, the established requirements, the regal effect and extinction, the precedents, and the practices related with lien on the basis of existing literature and statistical analyses.
Forth, chapter four is to review the necessity on introduction of public announcement and expiration announcement, and the extensive approval on participation of lien holder concretely. before the public bidding, the disclosure of relevant documents, improvement of papers to be reported, in addition, the introduction of deposition system on security money to one declaring lien. strong penalties to false or exaggerating lien holders, etc.
The last, chapter five is to summarize the above contents and to suggest the alternatives of lien system.
This thesis is studied on the basis of the existing domestic and international research papers, books, etc related with lien system .
The data in it are collected in the National Assembly, the Supreme Court, Court Administration, related estate auction through Internet sites.
consequently, I considered the methods of improvement on lien system on the basis of theoretical and practical data in real estate auction.

목차 (Table of Contents)

• 제 1 장 서 론 1
• 제1절 연구 배경과 목적 1
• 제2절 연구범위 및 방법 4
• 제3절 선행연구 검토 7
• 제 2 장 부동산 경매절차와 권리분석 원칙의 일반적 고찰 10
• 제1절 부동산경매의 의의 및 종류 10
• 1. 부동산경매의 의의 10
• 2. 부동산경매의 종류 12
• 제2절 부동산경매 절차의 일반적 검토 21
• 1. 부동산경매 매각 준비절차 21
• 2. 부동산경매 매각실시 절차 49
• 3. 부동산경매 소유권 취득 및 배당 절차 55
• 제3절 부동산경매 권리분석의 개념 및 기본원칙 65
• 1. 경매 권리분석의 개념 65
• 2. 경매 권리분석의 대상 66
• 3. 경매 권리분석의 기본원칙 72
• 제 3 장 유치권의 제도 및 실태분석 82
• 제1절 유치권의 개념 및 유치권자의 권리의무 82
• 1. 유치권의 의의 및 성립요건 82
• 2. 유치권자의 권리․의무 90
• 3. 유치권의 소멸 96
• 4. 유치권의 이해관계인 98
• 제2절 사안별 유치권자의 지위에 대한 검토 100
• 1. 공사대금청구권에 기한 유치권자의 지위 100
• 2. 비용상환청구권에 기한 유치권자의 지위 102
• 3. 손해배상청구권에 기한 유치권자의 지위 104
• 4. 보증금반환청구권에 기한 유치권자의 지위 105
• 5. 건물에 대한 유치권자가 대지부분에 대하여 가지는 지위 106
• 제3절 경매과정에서의 유치권 실태와 문제점 108
• 1. 유치권의 주장형태 108
• 2. 유치권의 범위와 허위․과장신고 사례분석 111
• 3. 경매과정에서 허위· 과장유치권의 문제점 130
• 4. 소 결 133
• 제 4 장 부동산경매 이해관계인의 권리보호를 위한 유치권의 개선방안 134
• 제1절 제도적 측면에서의 개선방안 134
• 1. 유치권등기명령제도 도입 - 부동산을 중심으로 134
• 2. 동산에 대한 유치권자의 보호대책 137
• 3. 소멸주의의 도입 139
• 4. 배당참가 및 우선변제권 인정 140
• 5. 입찰 전 유치권관련서류 공개 141
• 6. 유치권신고서류 양식 개선 143
• 7. 유치권 신고시 보증금 공탁제도 도입 필요 145
• 8. 허위 또는 과장 유치권자에 대한 처벌 강화 145
• 제2절 법원의 역할 강화방안 147
• 1. 현황조사시 집행관의 조사내용 강화 147
• 2. 경매전담법원 설립 필요 149
• 3. 유치권 등 경매관련 소송기간 단축 149
• 4. 입찰가격에 유치권금액 포함 산정 150
• 제 5 장 결 론 151
• 참 고 문 헌 154
• ABSTRACT 159