【线上云德】疫情期间律师说(九十一）┃“借名买房”的法律风险及防范

“借名买房”通常发生在熟人或者亲人之间，但是现实生活中还是存在诸多风险，到底“借名买房”会涉及到哪些法律风险呢？又该怎么防范风险？5月9日下午3点柳薇律师就“借名买房”的法律风险及防范在陕西云德律师事务所官方抖音、YY、快手等直播平台与大家进行了分享交流。

"Borrowing the name to buy a house"usually happens between acquaintances or relatives, but there are still manyrisks in real life. What legal risks will be involved in "borrowing thename to buy a house"? How to prevent the risk? . At 3 PM on May 9, lawyer LiuWei shared with you on the legal risks and prevention of "borrowing a nameto buy a house" on the official broadcast platforms of Shaanxi Yunde Law Firm.

一、出资人所面临的风险

1、如果借名购房后，登记权利人反悔，即使当事人留有足够充分的证据证明借名购房事实存在，也为其自身带来许多不必要的麻烦，更有甚者如无法证明借名购房事实的存在，出资人自身权利得不到保障，导致钱房两空。

2、如果所购房屋为保障性住房，出资人实际上并不符合购房条件，即使登记权利人认可借名购房事实，出资人也不可能取得该房屋的所有权。

3、如果登记权利人擅自出售房屋，交易相对方为善意且已经办理变更登记的情况下，出资人不可能要求取消交易拿回房屋，即使证明了借名购房事实存在，也只能要求登记权利人承担相应责任。

4、如果登记权利人擅自在该房屋上设定他权利如抵押权等，在他项权利人为善意的情况下，出资人如果要求确认权属，通常需要涤除他项权利，才能获得他项权利人的认可，更甚之，如果抵押权人按照法律规定和抵押权登记实现抵押权，势必对出资人自身的权利造成影响。

1.If after borrowing the name to buy a house, theregistered right holder goes back on his word, even if the party has leftenough evidence to prove the existence of the name to buy a house, it alsobrings a lot of unnecessary trouble for itself, even if it cannot prove theexistence of the name to buy a house, the investor's own rights are notguaranteed, resulting in two empty houses.

2.If the purchase of housing for the securityhousing, the investor does not meet the purchase conditions, even if theregistration of the obligee recognized the fact that the name of the purchase,the investor is unlikely to obtain the ownership of the house.

3. If the obligee sells the house withoutauthorization and the other party of the transaction is in good faith and hasgone through the alteration registration, the investor cannot request thecancellation of the transaction to take back the house. Even if the fact ofborrowing the name to buy the house is proved, the obligee can only be requiredto assume the corresponding responsibility.

4.If the obligee set him on the premises withoutauthorization right such as mortgage, in his rights under the condition ofhuman kindness, sponsor if asked to confirm the ownership, deleting often needto he a right, he can get an obligee's approval, even more so, if a mortgageeshall, in accordance with the legal regulations and mortgage mortgageregistration, will inevitably affect the investor's own rights.

二、登记权利人面临的风险

1、如果购房需要的是登记权利人的资格、条件以享受优惠，借名购房后登记权利人通常丧失了再次享受该优惠条件的机会，如部分城市的首套房优惠政策，抽签摇号所取得的序位等。

2、如果出资人非全款购买该房屋，而是办理了按揭手续，在出资人不履行按揭还款义务的情况下，实际上是对登记权利人的信用资质发生影响，甚至银行直接向登记权利人要求还款。

3、如果登记权利人未偿还到期债务，债权人向法院申请强制执行，法院在查明被执行人财产时，将会把借名购房的该房屋视为登记权利人的财产，可能会将之作为被执行人生活所必须的财产予以保留，但执行其其他财产，导致登记权利人实际上生活所必须的财产被执行。

1. If the purchase of a house requires thequalifications and conditions of the registered right holder to enjoy thepreferential treatment, the registered right holder usually loses theopportunity to enjoy the preferential treatment again after borrowing the nameto buy a house, such as the preferential policy of the first house in somecities, the order obtained by lottery and so on.

2.If the contributor is not full money to buy thehouse, but to deal with the mortgage procedures, in the contributor does notperform the mortgage repayment obligations, in fact, is to the obligee of theregistered credit qualification of the impact, or even the bank directly to theregistered obligee to demand repayment.

3.If the obligee is not repay debts that are due,the creditors, apply to the court for compulsory execution when the court foundthat the person subjected to execution of property, it will put borrow name tobuy the house as a holder of the registration of property, may be used as theproperty of the person subjected to execution life must be maintained, butcarry out their other property, leading to the obligee, in fact, the propertyof the necessities of life is carried out.

三、如何降低“借名买房”风险？

鉴于借名买房的诸多风险，律师建议应尽量通过正规方式购房，若不得已需要借名买房时，应注意以下几个方面，力求将风险降至最低：

1、借名买房之前，首先弄清楚欲购房屋的性质，房屋能否上市交易，借名购买是否违反国家政策性规定，防止将来无法取得房屋所有权。

2、签订书面协议。为与借款合同相区分，书面协议中应明确双方的借名买房合同关系，可以请第三方见证合同。

3、注意保留双方洽谈、签订借名买房协议时的证据，如邀请朋友作见证、进行录音录像等。

4、注意保存购房手续，付款证明(银行转账记录、收据收条、还贷记录等)，购房发票，房产证书等书面证据材料。

In view of the many risks of borrowing a name tobuy a house, the lawyer suggests that we should try to buy a house through theformal way. If we have to borrow a name to buy a house, we should pay attentionto the following aspects to minimize the risk:

1. Before borrowing the name to buy a house, firstmake clear the nature of the house to be purchased, whether the house can betraded on the market, and whether the borrowing of the name to purchaseviolates the national policy provisions, so as to prevent the inability toacquire the house ownership in the future.

2. Sign a written agreement. In order todistinguish with loan contract, the written agreement shall specify thecontract relationship between the two parties to buy a house by borrowing thename, and a third party may be invited to witness the contract.

3.Pay attention to retain the evidence when the twosides negotiate, sign a loan agreement to buy a house, such as inviting friendsto witness, recording and recording.

4.Pay attention to thepreservation of house purchase procedures, payment certificates (bank transferrecords, receipt receipt, loan repayment records, etc.), purchase invoices,real estate certificates and other written evidence materials.