부동산등기 전산화에 관한 연구 : 전자등기신청을 중심으로

전자등기신청을 중심으로 부동산등기 전산화를 연구했다.

Computerization of real estate registration refers to computerization of local recorders' various affairs relevant to real estate registration, including applications, processing, issuing attested copies, accessing ledgers, statistical analysis, and preservation of ledgers. Application for real estate registration has dramatically increased since the 1990s as real estate transfers increased with economic growth. However, it took much time to process real estate registration as everything was recorded manually on paper ledgers. This caused errors, delays, and problems with incomplete registration.

Therefore, the Supreme Court decided to computerize the registration process in August 1990 and developed the application systems in 1994. The computerization systems were installed at every recorder's offices in Korea by September 2002 and the massive quantity of ledgers for 45 million lots were transferred to computerized databases. Finally, real estate registration electronic application system was spread to every recorder's offices in Ulsan, Chungbuk, Jeonbuk, and Gyeongnam as of Jun 2, 2008. The types of registrations available for electronic registration also expanded.

Paper-based application for registration required the registering person to appear at the recorder's office, but the electronic application process did not require him/her to be present. Personal identification is verified by official authentication and user registration. Also, the principle of written documents has been replaced with electronic documents and the documents issued by administrative offices have been allowed to be transmitted electronically. Paper-based forms submitted by applicants and their power of attorney must be officially authenticated by applicants. Other online applications require all applicable taxes to be paid.

Taxes and other duties are also accepted electronically. Real estate registration system publicly notices real rights accurately and timely for the security of real estate transfers and the protection of property rights. The mission of real estate registration is to make accurate public notices that correspond to the actual real estate rights and ownerships. If registration cannot reflect the actual real estate rights and transfers, it will jeopardize the security of transfers and the rights of true owners. Therefore, it is important to maintain a ledger that matches the actual transfer of rights and prevent creating fraudulent ledgers that do not match the facts.

The current Real Estate Registration Law requires written applications and formal deliberation of recorders for fast and reliable registration procedures. There are other regulations to prevent fraudulent registrations that may be caused in the process of formal deliberation by recorders. In other words, registers are required to submit applications in person so they can prevent disadvantages caused by fraudulent registration. When applying for a registration, applicants must submit an application, written grounds (certificate of reason), registration stamp of applicant, a third person's written approval, consent, or agreement if necessary, and applicant's certificate of official seal.

The application form must indicate what is required under Article 41 of the Real Estate Registration Law. However, applicant's certificate of official seal and registration stamp are deliberated as written documents to cause problems with verification of personal identification, clarification of applicant's decision, and evaluation of factuality. In addition, the current power of attorney for real estate registration is limited to the application process, making it difficult for commissioned persons to review the factual backgrounds before applying for real estate registration.

The problems with personal identification, factuality of the certificate of reason, and deliberation of recorders still occur in the process of electronic application for registration. Solutions for the personal identification problem could be ① providing personal identification information through commissioned person, ② improving the electronic signature system, and ③ having recorders verify the identity of applicants. For the factuality of the certificate of reason, I reviewed limitations in adopting notarized certificates and possibilities in introducing authentication of the certificate of reason.

As for the limitations of electronic application for real estate registration, I discussed problems with official authentication, legal professionals' use of online tax payment services (WeTAX), and transfer agreement deliberation, and proposed solutions to revitalize the electronic application system. Application for real estate registration is critical for the citizens' ownerships and rights with real estate properties and there must be measures to monitor unauthorized persons' applications without permission of true owners. Online registration must be strictly regulated to verify the identification of applicants and to ensure security of electronic ledgers.

不動産登記의 電算化는 등기신청 및 사건의 처리, 登記簿 등(초)본의 발급, 등기부의 열람, 각종 통계의 수집․분석․등기부의 보존 등 일선 登記所에서 이루어지는 각종 不動産登記와 관련된 업무를 전산화하는 것을 말한다. 부동산등기신청은 1990년대 경제성장과 더불어 부동산거래가 크게 확대됨에 따라 급격히 증가하였다. 그라나 등기업무는 종이등기부 기반 하에 수작업으로 처리되었기 때문에 급증하는 업무량에 신속하고 정확한 대처가 어렵게 될 뿐만 아니라등기업무의 지연이나 不實登記 등의 문제가 나타났다. 그리하여 大法院은 1990년 8월에 등기업무의 電算化事業을 추진하기 조성사업에 착수하여 1994년에 본격적으로 등기업무 전산화를 위한 응용시스템을 개발하였다. 그 후 2002년 9월에는 전국 등기소에 대한 전산화를 완료하였고, 총 4천5백만 筆地라는 방대한 양의 종이등기부를 전산등기부로 데이터베이스화하였다. 그리고 마침내 부동산등기 전자신청제도가 2008. 6. 2. 자로 울산, 충북, 전북, 경남 지역의 전국 모든 등기과(소)까지 확대 시행되었으며, 전자등기신청이 가능한 등기유형도 추가로 확대되었다. 그리고 부동산등기가 전산화됨에 따라 서면에 의한 등기신청에서는 당사자가 등기소에 출석하여 신청하여야 했으나(出席主義), 전자등기신청절차에서는 출석주의 예외(또는 배제)를 인정하였다.

이에 따른 본인확인절차는 公認認證書와 使用者登錄에 의하여 확인하고 있다. 또한 書面主義의 原則은 신청서 및 일반적인 첨부서면은 電子文書로 대체되고 행정기관 발행의 첨부서면은 連繫書面으로 대체하여 전자적으로 제출하는 방식으로 변화하였다. 그리고 당사자가 제출하는 서면과 대리인을 증명하는 위임장은 당사자가 공인인증을 하여야 한다. 기타 온라인 신청은 등록세 등 과세가 사전에 납부되어야 전자신청이 가능하므로 등록세 등 공과금도 전자적으로 납부하도록 하고 있다. 한편, 부동산등기제도는 물권을