論不動產物權變動登記與契約公證法律問題──以德國相關法制為中心

Analysis of Legal Issues in Real Estate Property Rights Transfer Registration and Contract Notarization in Taiwan─Observing the German Legal System as the Subject

鑑於我國都會地區土地價值高昂，「登記」為依法律行為創設土地物權變動之必要條件，而土地物權變動契約（如所有權買賣契約）更是其物權變動登記之源頭。故而如何確保物權變動契約記載內容真實有效，以減少後續登記審查負擔，乃為重要課題，亦為本文之研究目的。經由分析本文認為可從下述三面向著手而研擬相關配套措施：一、在（簽證）地政士方面：包括開放戶役政查詢系統；開放人辨系統；提升不動產登記法學專業知識（所涉不動產法法律關係與效果闡明等；如地權、地用、地稅與土地整體開發所涉及者）；及提高簽證文件之法律效力（執行力與證據力）。二、在（民間）公證人方面：包括開放戶役政查詢系統；開放人辨系統；提高登記錯誤等損害賠償責任（公證法第68條第1項）；強化與不動產經紀人業務聯繫與收費標準；及優化不動產登記法學專業知識。以及三、在登記機關方面：包括開放戶役政查詢系統與人辨系統予專業人（如簽證地政士或民間公證人）；卻除不動產買賣（債權）契約書及其（物權）契約書記載內容之差異；重新思考不動產登記儲金制度及其用途（如開放一部分成立簽證地政士或民間公證人營業保證金）；及重新建構與專業者法律關係（如對專業人為損害賠償時須否負擔連帶責任等）。

In view of the high land values in urban areas of our country,“registration”is a necessary condition for the creation of land property rights transfer through juristic acts, and land property rights transfer contracts (such as ownership transfer contracts) serve as the origin of property rights transfer registration. Therefore, ensuring the authenticity and validity of the contents of property rights transfer contracts in order to reduce the burden of subsequent registration reviews is a significant issue and also the purpose of this paper. It is concluded that the relevant supporting measures can be developed from the following three aspects through analysis: 1. In the aspect of (certified) land administration agents: (1) Open Household Registration Information System. (2) Open Personal Identification System. (3) Enhance professional knowledge in real estate registration law (legal relationships and clarification of effects related to real estate law, such as land rights, land use, land tax, and others related to overall land development). And (4) Improve the legal effectiveness (the enforceability and the probative value) of certified documents. 2. In the aspect of (private) notaries: (1) Open Household Registration Information System. (2) Open Personal Identification System. (3) Enhance the compensation for damage in registration errors and others (Article 68, Paragraph 1 of the Notarization Law). (4) Enhance communications and fee standards with real estate brokers. And (5) Optimize professional knowledge in real estate registration. And 3. In the aspect of registration authorities: (1) Open Household Registration Information System to professionals (such as certified land administration agents or private notaries). (2) Remove differences in the content of real estate sale(debt) contracts and (property rights) contracts. (3) Rethink the Registration Fund System and the usage (such as using a portion to establish Transaction Guaranty Foundation for certified land administration agents or private notaries). And (4) Reconstruct legal relationships with professionals (such as whether joint liability should be borne when professionals are liable for damages).