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本期要點：

一、政策動態

（一）最(zui)高院(yuan)出臺對商品房(fang)消費(fei)者權利保(bao)護問題的批(pi)復

（二）全(quan)面實現(xian)不動產統一登記提速

二、行業資訊

（一）海德股(gu)份披(pi)露個貸(dai)不(bu)良回(hui)收(shou)數(shu)據

（二）泛海控股被債權人獅王資產申請重整及預(yu)重整

來源：浙(zhe)商資產研究院 陶夢婷

一、政策動態

（一(yi)）《最高人(ren)(ren)民法(fa)院關于(yu)(yu)商品(pin)房消費者權(quan)(quan)利保護問(wen)題的(de)(de)批復(fu)》是最高院對河(he)南省高級人(ren)(ren)民法(fa)院《關于(yu)(yu)明確房企風險化(hua)解中(zhong)權(quan)(quan)利順(shun)位問(wen)題的(de)(de)請示(shi)》（豫高法(fa)〔2023〕36號(hao)）作出的(de)(de)批復(fu)。主(zhu)要內容(rong)包含三(san)點，一(yi)是明確了(le)建設工(gong)程(cheng)價款優先(xian)(xian)受(shou)償(chang)(chang)權(quan)(quan)、抵押(ya)權(quan)(quan)以(yi)及(ji)其他(ta)債(zhai)權(quan)(quan)之(zhi)間(jian)的(de)(de)權(quan)(quan)利順(shun)位關系；二是明確了(le)商品(pin)房消費者以(yi)居住為(wei)目的(de)(de)購買房屋并(bing)支付(fu)全(quan)部價款的(de)(de)，其房屋交(jiao)(jiao)付(fu)請求權(quan)(quan)優先(xian)(xian)于(yu)(yu)建設工(gong)程(cheng)價款優先(xian)(xian)受(shou)償(chang)(chang)權(quan)(quan)、抵押(ya)權(quan)(quan)以(yi)及(ji)其他(ta)債(zhai)權(quan)(quan)；三(san)是明確了(le)在房屋不能交(jiao)(jiao)付(fu)且無實際交(jiao)(jiao)付(fu)可能的(de)(de)情況(kuang)下，其房屋價款請求權(quan)(quan)優先(xian)(xian)于(yu)(yu)建設工(gong)程(cheng)價款優先(xian)(xian)受(shou)償(chang)(chang)權(quan)(quan)、抵押(ya)權(quan)(quan)以(yi)及(ji)其他(ta)債(zhai)權(quan)(quan)。

評論：在“保(bao)交樓(lou)”的(de)大(da)背景下(xia)，本(ben)次(ci)批(pi)復區(qu)分(fen)了房(fang)(fang)(fang)(fang)屋能夠交付與(yu)無法交付兩種情形(xing)，賦予了商(shang)品房(fang)(fang)(fang)(fang)消費(fei)者(zhe)(zhe)由原債(zhai)(zhai)(zhai)權(quan)(quan)(quan)(quan)(quan)轉換(huan)而來的(de)違約賠償(chang)請求權(quan)(quan)(quan)(quan)(quan)的(de)優(you)先(xian)性，進一(yi)步從司法角度保(bao)護(hu)了購(gou)房(fang)(fang)(fang)(fang)者(zhe)(zhe)的(de)合法權(quan)(quan)(quan)(quan)(quan)益，將購(gou)房(fang)(fang)(fang)(fang)者(zhe)(zhe)支付價款債(zhai)(zhai)(zhai)權(quan)(quan)(quan)(quan)(quan)提(ti)升至債(zhai)(zhai)(zhai)權(quan)(quan)(quan)(quan)(quan)清償(chang)靠前順位，優(you)先(xian)于(yu)工程(cheng)款債(zhai)(zhai)(zhai)權(quan)(quan)(quan)(quan)(quan)和抵押權(quan)(quan)(quan)(quan)(quan)債(zhai)(zhai)(zhai)權(quan)(quan)(quan)(quan)(quan)以(yi)及其(qi)他債(zhai)(zhai)(zhai)權(quan)(quan)(quan)(quan)(quan)。在大(da)量房(fang)(fang)(fang)(fang)企破產程(cheng)序(xu)中(zhong)，面對“爛尾(wei)樓(lou)”的(de)情形(xing)，將購(gou)房(fang)(fang)(fang)(fang)者(zhe)(zhe)債(zhai)(zhai)(zhai)權(quan)(quan)(quan)(quan)(quan)作為優(you)先(xian)債(zhai)(zhai)(zhai)權(quan)(quan)(quan)(quan)(quan)上升為明文規定，突(tu)顯了傾斜保(bao)護(hu)購(gou)房(fang)(fang)(fang)(fang)者(zhe)(zhe)權(quan)(quan)(quan)(quan)(quan)益的(de)司法理(li)念。值得注意(yi)的(de)是，本(ben)次(ci)批(pi)復明確了購(gou)房(fang)(fang)(fang)(fang)者(zhe)(zhe)需支付全(quan)部房(fang)(fang)(fang)(fang)款后其(qi)債(zhai)(zhai)(zhai)權(quan)(quan)(quan)(quan)(quan)方才成(cheng)為優(you)先(xian)債(zhai)(zhai)(zhai)權(quan)(quan)(quan)(quan)(quan)，提(ti)高了對商(shang)品房(fang)(fang)(fang)(fang)消費(fei)者(zhe)(zhe)構成(cheng)要(yao)件的(de)要(yao)求。

（二）4月(yue)25日(ri)，自(zi)然(ran)(ran)資源(yuan)(yuan)部(bu)在全(quan)(quan)國(guo)自(zi)然(ran)(ran)資源(yuan)(yuan)和不(bu)(bu)(bu)(bu)動(dong)(dong)(dong)產(chan)確(que)(que)權(quan)(quan)(quan)(quan)(quan)(quan)(quan)登(deng)(deng)(deng)(deng)(deng)記(ji)(ji)(ji)(ji)工(gong)作會議上宣布(bu)，我(wo)國(guo)全(quan)(quan)面實(shi)(shi)現不(bu)(bu)(bu)(bu)動(dong)(dong)(dong)產(chan)統(tong)一(yi)登(deng)(deng)(deng)(deng)(deng)記(ji)(ji)(ji)(ji)。不(bu)(bu)(bu)(bu)動(dong)(dong)(dong)產(chan)登(deng)(deng)(deng)(deng)(deng)記(ji)(ji)(ji)(ji)范圍包(bao)(bao)括，集體土地(di)(di)(di)所有(you)(you)權(quan)(quan)(quan)(quan)(quan)(quan)(quan)，房屋等(deng)建筑物、構(gou)筑物所有(you)(you)權(quan)(quan)(quan)(quan)(quan)(quan)(quan)，森(sen)林(lin)、林(lin)木所有(you)(you)權(quan)(quan)(quan)(quan)(quan)(quan)(quan)，耕地(di)(di)(di)、林(lin)地(di)(di)(di)、草地(di)(di)(di)等(deng)土地(di)(di)(di)承包(bao)(bao)經營權(quan)(quan)(quan)(quan)(quan)(quan)(quan)，建設(she)用地(di)(di)(di)使(shi)用權(quan)(quan)(quan)(quan)(quan)(quan)(quan)，宅(zhai)基(ji)地(di)(di)(di)使(shi)用權(quan)(quan)(quan)(quan)(quan)(quan)(quan)，海域(yu)使(shi)用權(quan)(quan)(quan)(quan)(quan)(quan)(quan)，地(di)(di)(di)役(yi)權(quan)(quan)(quan)(quan)(quan)(quan)(quan)，抵押權(quan)(quan)(quan)(quan)(quan)(quan)(quan)等(deng)九類不(bu)(bu)(bu)(bu)動(dong)(dong)(dong)產(chan)權(quan)(quan)(quan)(quan)(quan)(quan)(quan)利。后(hou)擴展(zhan)到自(zi)然(ran)(ran)資源(yuan)(yuan)確(que)(que)權(quan)(quan)(quan)(quan)(quan)(quan)(quan)登(deng)(deng)(deng)(deng)(deng)記(ji)(ji)(ji)(ji)，增加水流、森(sen)林(lin)、山嶺、草原、荒(huang)地(di)(di)(di)、灘(tan)涂、海域(yu)、無居民(min)海島以(yi)及(ji)(ji)探明儲量(liang)的礦(kuang)產(chan)資源(yuan)(yuan)等(deng)自(zi)然(ran)(ran)資源(yuan)(yuan)的所有(you)(you)權(quan)(quan)(quan)(quan)(quan)(quan)(quan)和所有(you)(you)自(zi)然(ran)(ran)生態(tai)空間的登(deng)(deng)(deng)(deng)(deng)記(ji)(ji)(ji)(ji)事宜。自(zi)然(ran)(ran)資源(yuan)(yuan)部(bu)負責指導(dao)、監(jian)督全(quan)(quan)國(guo)不(bu)(bu)(bu)(bu)動(dong)(dong)(dong)產(chan)登(deng)(deng)(deng)(deng)(deng)記(ji)(ji)(ji)(ji)工(gong)作，地(di)(di)(di)方各(ge)級(ji)不(bu)(bu)(bu)(bu)動(dong)(dong)(dong)產(chan)登(deng)(deng)(deng)(deng)(deng)記(ji)(ji)(ji)(ji)機(ji)構(gou)及(ji)(ji)自(zi)然(ran)(ran)資源(yuan)(yuan)確(que)(que)權(quan)(quan)(quan)(quan)(quan)(quan)(quan)登(deng)(deng)(deng)(deng)(deng)記(ji)(ji)(ji)(ji)機(ji)構(gou)負責本地(di)(di)(di)不(bu)(bu)(bu)(bu)動(dong)(dong)(dong)產(chan)登(deng)(deng)(deng)(deng)(deng)記(ji)(ji)(ji)(ji)等(deng)工(gong)作。各(ge)級(ji)地(di)(di)(di)方不(bu)(bu)(bu)(bu)動(dong)(dong)(dong)產(chan)及(ji)(ji)自(zi)然(ran)(ran)資源(yuan)(yuan)確(que)(que)權(quan)(quan)(quan)(quan)(quan)(quan)(quan)登(deng)(deng)(deng)(deng)(deng)記(ji)(ji)(ji)(ji)機(ji)構(gou)登(deng)(deng)(deng)(deng)(deng)記(ji)(ji)(ji)(ji)的信(xin)息納入統(tong)一(yi)的全(quan)(quan)國(guo)性不(bu)(bu)(bu)(bu)動(dong)(dong)(dong)產(chan)登(deng)(deng)(deng)(deng)(deng)記(ji)(ji)(ji)(ji)信(xin)息管(guan)理基(ji)礎(chu)平臺，確(que)(que)保國(guo)家、省、市、縣四級(ji)登(deng)(deng)(deng)(deng)(deng)記(ji)(ji)(ji)(ji)信(xin)息的實(shi)(shi)時共享。

評論(lun)：實(shi)現不動(dong)產統一(yi)登記，能夠進一(yi)步(bu)實(shi)現透明(ming)、規范的不動(dong)產管理，為金融、財政、稅(shui)務等各(ge)項工作提供(gong)(gong)數(shu)據(ju)支持，對建設全國統一(yi)大市場(chang)有(you)著(zhu)重要意義，也為開征房產稅(shui)提供(gong)(gong)了基礎技術支撐。

二、行業資訊

（一）4月25日晚間，海德股份發布2022年(nian)你年(nian)報(bao)(bao)以(yi)(yi)及2023年(nian)一季報(bao)(bao)。公司(si)所屬(shu)峻豐技術(shu)利(li)用“大(da)數據+AI技術(shu)”開展個貸(dai)不良(liang)處(chu)(chu)置(zhi)(zhi)業務，形成了“資(zi)產收(shou)購+后端(duan)處(chu)(chu)置(zhi)(zhi)”全鏈條、專業化、批量化、智能化的(de)處(chu)(chu)置(zhi)(zhi)能力(li)，在個貸(dai)不良(liang)資(zi)產處(chu)(chu)置(zhi)(zhi)領域搶(qiang)得先(xian)機(ji)。海德股份在年(nian)報(bao)(bao)中表示，據測算，公司(si)目前收(shou)購個貸(dai)不良(liang)資(zi)產的(de)折扣率平均為本金1折以(yi)(yi)內，通(tong)過司(si)法(fa)訴訟方式處(chu)(chu)置(zhi)(zhi)，預計1年(nian)本金回(hui)(hui)收(shou)率約(yue)15%、2年(nian)回(hui)(hui)收(shou)率約(yue)20%、3-5年(nian)回(hui)(hui)收(shou)率約(yue)25%-30%。

評論(lun)：自2021年(nian)原銀保監會發布了個(ge)(ge)貸(dai)批(pi)量轉(zhuan)讓試點通知后，個(ge)(ge)貸(dai)批(pi)轉(zhuan)業(ye)務(wu)已經歷兩年(nian)時間，亦被認為是(shi)不良(liang)資產領域(yu)的(de)(de)(de)藍海市場。雖然個(ge)(ge)貸(dai)業(ye)務(wu)與(yu)(yu)傳統不良(liang)業(ye)務(wu)均屬于不良(liang)資產領域(yu)，但在(zai)(zai)處置技(ji)(ji)術、處置方(fang)式(shi)、系統支持、人(ren)力資源等方(fang)面與(yu)(yu)傳統不良(liang)業(ye)務(wu)大相徑庭，大部(bu)分傳統資產管(guan)理公(gong)司(si)的(de)(de)(de)信息系統、估值系統、貸(dai)后管(guan)理系統難以實現批(pi)量化(hua)個(ge)(ge)貸(dai)的(de)(de)(de)處置與(yu)(yu)管(guan)理，因此個(ge)(ge)貸(dai)批(pi)轉(zhuan)市場從最(zui)初的(de)(de)(de)火熱(re)逐(zhu)漸回(hui)歸理性。從成(cheng)交(jiao)價(jia)格來看(kan)，成(cheng)交(jiao)本金(jin)折扣從最(zui)初的(de)(de)(de)17.2%下降(jiang)至10%以內。從參(can)與(yu)(yu)主體來看(kan)，最(zui)初四大AMC和地(di)方(fang)AMC是(shi)個(ge)(ge)貸(dai)批(pi)轉(zhuan)的(de)(de)(de)參(can)與(yu)(yu)主體，但目前已鮮少看(kan)到四大AMC的(de)(de)(de)身(shen)(shen)影，部(bu)分地(di)方(fang)AMC需要(yao)與(yu)(yu)具備大數據(ju)挖掘(jue)、金(jin)融科技(ji)(ji)能(neng)力的(de)(de)(de)公(gong)司(si)合(he)作，以提升自身(shen)(shen)在(zai)(zai)大批(pi)量債權的(de)(de)(de)估值盡(jin)調、貸(dai)后催收等方(fang)面的(de)(de)(de)能(neng)力，大數據(ju)技(ji)(ji)術在(zai)(zai)個(ge)(ge)貸(dai)不良(liang)領域(yu)的(de)(de)(de)應用日益(yi)深化(hua)。

（二(er)）4月(yue)24日，泛(fan)(fan)海控(kong)股發布《關于被債權人申(shen)(shen)請(qing)重(zhong)(zhong)(zhong)整及預重(zhong)(zhong)(zhong)整的提示(shi)性公(gong)(gong)告》，公(gong)(gong)告顯示(shi)，近日，泛(fan)(fan)海控(kong)股收到北京獅王資(zi)產(chan)管理(li)有(you)限公(gong)(gong)司(si)的告知(zhi)函。告知(zhi)函中(zhong)(zhong)，獅王資(zi)產(chan)以泛(fan)(fan)海控(kong)股不能清償(chang)到期債務(wu)，資(zi)產(chan)不足(zu)以清償(chang)全(quan)部債務(wu)且明顯缺乏(fa)清償(chang)能力(li)，但具備重(zhong)(zhong)(zhong)整價(jia)值為由，向北京市(shi)第一(yi)中(zhong)(zhong)級人民法院申(shen)(shen)請(qing)對泛(fan)(fan)海控(kong)股進行重(zhong)(zhong)(zhong)整，同時向北京市(shi)一(yi)中(zhong)(zhong)院申(shen)(shen)請(qing)對公(gong)(gong)司(si)進行預重(zhong)(zhong)(zhong)整。

評論：泛(fan)(fan)海(hai)控(kong)(kong)(kong)(kong)(kong)股(gu)(gu)(gu)（000046.SZ）及(ji)(ji)其子公司(si)自2019年陸續出(chu)(chu)(chu)現債(zhai)務(wu)(wu)危機，其持有(you)的(de)(de)(de)不動(dong)(dong)產(chan)(chan)(chan)(chan)及(ji)(ji)股(gu)(gu)(gu)權(quan)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)，例如(ru)：民(min)生(sheng)證券股(gu)(gu)(gu)權(quan)、亞(ya)太財險(xian)股(gu)(gu)(gu)權(quan)已(yi)陸續被(bei)債(zhai)權(quan)人凍結并(bing)申請強(qiang)制執行。本(ben)次債(zhai)權(quan)人獅(shi)(shi)(shi)王(wang)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)以泛(fan)(fan)海(hai)控(kong)(kong)(kong)(kong)(kong)股(gu)(gu)(gu)不能(neng)(neng)(neng)到期(qi)清(qing)償債(zhai)務(wu)(wu)且明顯缺(que)乏清(qing)償能(neng)(neng)(neng)力，但具備重(zhong)(zhong)(zhong)(zhong)整(zheng)價值為(wei)(wei)由申請泛(fan)(fan)海(hai)控(kong)(kong)(kong)(kong)(kong)股(gu)(gu)(gu)重(zhong)(zhong)(zhong)(zhong)整(zheng)。反(fan)應(ying)出(chu)(chu)(chu)泛(fan)(fan)海(hai)控(kong)(kong)(kong)(kong)(kong)股(gu)(gu)(gu)及(ji)(ji)其子公司(si)可(ke)供執行財產(chan)(chan)(chan)(chan)有(you)限(xian)，申請重(zhong)(zhong)(zhong)(zhong)整(zheng)已(yi)成為(wei)(wei)無(wu)實物(wu)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)擔保(bao)債(zhai)權(quan)人的(de)(de)(de)最優(you)處置方案(an)。獅(shi)(shi)(shi)王(wang)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)與泛(fan)(fan)海(hai)控(kong)(kong)(kong)(kong)(kong)股(gu)(gu)(gu)的(de)(de)(de)糾紛由來已(yi)久，早在2020年11月，獅(shi)(shi)(shi)王(wang)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)與泛(fan)(fan)海(hai)控(kong)(kong)(kong)(kong)(kong)股(gu)(gu)(gu)簽(qian)訂了民(min)生(sheng)證券股(gu)(gu)(gu)份轉(zhuan)(zhuan)讓協議后(hou)，獅(shi)(shi)(shi)王(wang)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)陸續向泛(fan)(fan)海(hai)控(kong)(kong)(kong)(kong)(kong)股(gu)(gu)(gu)支付了50%的(de)(de)(de)股(gu)(gu)(gu)份轉(zhuan)(zhuan)讓價款(kuan)，合計1.36億(yi)元，后(hou)因(yin)該(gai)部分擬轉(zhuan)(zhuan)讓股(gu)(gu)(gu)權(quan)被(bei)司(si)法(fa)(fa)凍結，遲遲無(wu)法(fa)(fa)辦理股(gu)(gu)(gu)份交割。2023年2月，泛(fan)(fan)海(hai)控(kong)(kong)(kong)(kong)(kong)股(gu)(gu)(gu)收到濟南市中(zhong)級(ji)人民(min)法(fa)(fa)院關于拍賣其持有(you)的(de)(de)(de)民(min)生(sheng)證券347,066.67萬股(gu)(gu)(gu)的(de)(de)(de)通(tong)知，獅(shi)(shi)(shi)王(wang)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)向濟南中(zhong)院提出(chu)(chu)(chu)案(an)外人異議申請，但遭到駁回(hui)。獅(shi)(shi)(shi)王(wang)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)向泛(fan)(fan)海(hai)控(kong)(kong)(kong)(kong)(kong)股(gu)(gu)(gu)發出(chu)(chu)(chu)《催款(kuan)函》，要求返還已(yi)支付股(gu)(gu)(gu)權(quan)價款(kuan)及(ji)(ji)相應(ying)利息及(ji)(ji)違約(yue)金，但因(yin)泛(fan)(fan)海(hai)控(kong)(kong)(kong)(kong)(kong)股(gu)(gu)(gu)存(cun)(cun)在嚴重(zhong)(zhong)(zhong)(zhong)流(liu)動(dong)(dong)性(xing)危機，導致獅(shi)(shi)(shi)王(wang)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)合法(fa)(fa)權(quan)益無(wu)法(fa)(fa)得(de)到保(bao)障(zhang)。值得(de)關注的(de)(de)(de)是，本(ben)次為(wei)(wei)泛(fan)(fan)海(hai)控(kong)(kong)(kong)(kong)(kong)股(gu)(gu)(gu)首次被(bei)債(zhai)權(quan)人提出(chu)(chu)(chu)重(zhong)(zhong)(zhong)(zhong)整(zheng)申請，破產(chan)(chan)(chan)(chan)重(zhong)(zhong)(zhong)(zhong)整(zheng)不同于破產(chan)(chan)(chan)(chan)清(qing)算，是以挽(wan)救企(qi)業(ye)，恢復公司(si)正常造血能(neng)(neng)(neng)力為(wei)(wei)目(mu)標的(de)(de)(de)司(si)法(fa)(fa)程序(xu)。本(ben)次重(zhong)(zhong)(zhong)(zhong)整(zheng)能(neng)(neng)(neng)否(fou)被(bei)法(fa)(fa)院受(shou)理，后(hou)續公司(si)能(neng)(neng)(neng)否(fou)順利進入重(zhong)(zhong)(zhong)(zhong)整(zheng)程序(xu)仍存(cun)(cun)在重(zhong)(zhong)(zhong)(zhong)大不確定性(xing)。