부동산 경매 위험요소에 관한 연구 : 제시외 물건을 중심으로 = A Study on the Risk Factors in the Real Estate Auction Market : Focused on Exception Objects not Cited in Documents for Auction

노후 인프라를 활용한 도시재생이 주변 도시공간에 미치는 변화를 연구했다.

The purpose of this study is to analyse specific risks concerning real estate auction market and to present the ways to control these kinds of risks by analysing relevant rights connected to auction object. The transaction numbers of real estate auction since IMF bailout program in 1997 have been increased continually. It has been a good proof that acquisition of real estate by way of auction has been popular means for investment. One of the greatest advantages of auction market is that bidders can purchase real estate at inexpensive price.

However, there are competition among bidders, information and knowledge of real estate, market fluctuation caused by social, economic and administrative factors, regional characteristics and other risk factors on the hidden side of auction market. If a bidder participates in tender without considering auction risk factors, he(she) has a possibility to purchase real estate in expensive price. It leads to the failure of investment and economic loss.

Therefore, it is necessary for bidders to have an ability to accurately analyze such risk factors in order to participate in tender without risk. This study classifies auction risk factors that exist throughout auction including tender, selling, evacuation and acquisition of ownership into internal risk factors, risk factors according to personal tendency, external risk factors, and risk factors according to title analysis and organizes it systematically so that bidders can cope with risks and make a reasonable decision by concrete and scientific analysis.

One of the challenges in an estate auction is how to judge whether the ancillary property under dispute is an adjunct or an appurtenance. Thus it includes exceptional objects not cited in documents for auction, which are chief sources of risk facing in real estate auction. In summary, there are two kinds of risk, unsystematic risk and systematic risk in auction market. The former can be controled through meticulous analysis of right with regard to auction object. The latter, however, is not controllable, that is mainly dimension of legal institutions that is not easy to change in short period.

It could be expected that the systematic risk in auction market could be overcome, in some degree, through revision of legal institutions in terms of real estate auction with reference to advanced country’s one, especially in case of U.S legal institutions. It is mandatory that owner of real estate own land and building as a single body of real estate in U.S. This study is significant in that it can provide theoretical basis that can help bidders prepare for auction related risk and make a reasonable decision.

제1장 서론 1 제1절 연구배경 및 목적 1 제2절 연구방법 및 범위 4 제2장 부동산 경매에 관한 이론적 고찰 6 제1절 부동산 경매의 특징 6 1. 부동산거래의 직접성 7 2. 가격의 고정성 8 3. 규범성 8 4. 일반매매와의 차이점 8 제2절 부동산 경매 유형 18 1. 강제경매와 임의경매 18 2. 실질적 경매와 형식적 경매 19 3. 신경매와 재경매 20 4. 개별경매(분할매각)와 일괄경매(일괄매각) 22 5. 공동경매와 이중경매 22 제3절 경매절차 23 1. 경매의 신청 및 개시결정 25 2. 압류 25 3. 배당요구의 조기 결정 및 공고 26 4. 경매준비 26 5. 게시공고 및 통지 27 6. 낙찰허부의 결정 27 7. 대금납부 28 8. 소유권이전등기 등의 촉탁 29 9. 매각대금의 배당 29 10. 소유권이전등기 촉탁 및 부동산의 인도명령 30 제3장 선행연구 분석 31 제1절 부동산 경매일반 31 1. 경매부동산의 경제성분석 31 2. 경매가격에 영향을 미치는 요소분석 34 제2절 권리분석 38 제3절 제시외 물건 39 제4절 부동산 경매의 정보서비스 40 제4장 부동산 경매의 위험분석 43 제1절 부동산 경매 위험의 의의 및 분류 43 1. 부동산 경매의 위험의 의의 43 2. 부동산 경매의 위험의 분류 43 제2절 부동산 경매의 구체적 위험분석 46 1. 제시외 물건 46 2. 기타 요인 49 제3절 제시외 물건 관련 판례 분석 62 1. (판례 1) 완공된 집합건축물의 소유권 취득 62 2. (판례 2) 법적지상권이 인정되기 위한 건물의 요건 72 3. (판례 3) 저당권설정 당시