錯配的鑰匙，再論不動產登記爭議的行政訴訟

不動產登記爭議的解決是一個久病難醫的問題。基於“不動產登記是行政行為，行政爭議應走行政訴訟”的普遍理解，不動產登記爭議大量進入行政訴訟渠道。然而，行政訴訟無法實質性解決相關爭議，新《行政訴訟法》所肯定的“行民一併審理”也近乎虛設。登記行為的性質和訴訟途徑的選擇需要反思。在《物權法》所確立的不動產登記制度下，登記行為已褪去行政管制色彩，旨在公示公信。登記雖屬廣義上的行政行為，但不屬 行政決定，傳統行政決定的爭議解決途徑不再適合。實踐中要求撤銷不動產登記的爭議實質均為物權爭議，當事人可以通過民事訴訟確權，再向登記機構申請更正登記解決。對不動產登記行為提起撤銷訴訟是條錯路，應當明確予以排除。登記行政訴訟仍有適用餘地，但只適用於要求登記機關履行登記職責和賠償違法登記造成的損失。行政爭議的實質性解決要求厘清爭議性質，合理適用訴訟類型，行政訴訟不是解決行政登記爭議的“萬能鑰匙”。

The resolution of real estate registration disputes is an issue that has been challenging for a long time. The general understanding that real estate registration is an administrative action and administrative disputes should go through administrative litigation has led to a large number of real estate registration disputes entering the administrative litigation channel. However, administrative litigation is not able to substantially solve the relevant disputes, and the new Administrative Litigation Law affirms that the “administrative and civil trial together” is also almost futile. The nature of the registration action and the choice of proceeding need to be reconsidered. Under the real estate registration system established by the Property Law, the action of registration has lost its function of administrative control and aims at public disclosure. Although registration is an administrative action in the broad sense, it is not an administrative adjudication, and the traditional dispute resolution route of administrative decision is no longer suitable. In practice, disputes over the revocation of real estate registration are in essence disputes over property rights, which can be resolved through civil litigation to confirm rights and then apply to the registry for correction of registration. The lawsuit of revocation of real estate registration is a wrong path, which should be clearly excluded. There is still room for registration administrative litigation, but it is only applicable to requesting the registration authority to perform its registration duties and to compensate for the damages caused by illegal registration. The effective resolution of administrative disputes requires clarification of the nature of the dispute and reasonable application of the type of litigation, and administrative litigation is not a “panacea” for resolving administrative registration disputes.