消费购房者优先权产生于保护消费购房者利益和维护房地产市场稳定发展的社会需求,权益位阶、弱者保护与成本效益衡量理论可为其提供理论支撑。“以居住为目的”仅限于满足生活基本需要的居住,与所购房屋类型和数量无必然关系。“支付全部价款”主要包括通过全款支付与按揭方式支付。“房屋不能交付”指商品房尚未竣工验收合格,而“房屋无实际交付可能”需结合工程进度和开发商经营状态综合认定。消费购房者优先权优先于建设工程价款优先受偿权、抵押权以及其他债权,但不优先于符合特定条件的被拆迁人的安置补偿权。购房款返还请求权的范围仅限于已支付的房款和已偿还的贷款,不包括利息、违约金和损害赔偿金。破产程序中,符合条件的消费购房者可请求管理人交付房屋并协助办理过户登记。

In recent years, due to the break of the capital chain and other reasons, the delayed delivery of housing is frequent. How to protect the rights and interests of consumer homebuyer is important in theory and practice. The Official Reply Concerning the Protection of the Rights of Commercial Housing Consumers stipulates that the right of housing consumers who meet certain conditions prior to the priority of construction project price, mortgage and other claims. But there are still many doubts in the specific application of the urgent need for further explanation. The priority of consumer homebuyer has been discussed in a lot of literature, but many controversies need to be discussed in-depth.
This paper argues that the priority of consumer homebuyer arises from the social need of protecting the interests of consumer homebuyer and maintaining the stable development of the real estate market.The theory of rights and interests of the order, protecting of the weak and cost-benefit measurement provide theoretical support for it. The constitutive requirements of the priority of consumer homebuyer can be distinguished into subjective and objective aspects: in the subjective aspect, the determination of “the purpose of living” should be mainly discussed; in the objective aspect, the constitution of “the full price has been paid” and “the house cannot be delivered and is not available to be actually delivered” should be discussed. Among them, “the purpose of living” should be limited to the basic needs of living and is not necessarily related to the type and number of houses which the buyer has purchased.“The purpose of living” should be determined by examining if the buyer and his spouse and minor children has more houses and if their average living area exceeds the local average. “The full price has been paid” includes payment in full and payment by way of mortgage, which shall be paid before filing an application for objection to execution in execution proceedings and before the end of the first meeting of creditors in bankruptcy proceedings. The term “the house cannot be delivered” means that the commodity housing has not been completed and accepted. And the term “the house is not available to be actually delivered” needs to be determined by comprehensive inspecting the progress of the project, the resumption of work, and the operational status of the real estate developer. The signing of the demolition and relocation compensation agreement and the loss of ownership of the demolished person's original house is for the public interest, the demolished person's abilities of accessing to information and avoiding risk are poor, and the demolished person is in a more vulnerable position in the legal relationship. As a result, the priority of consumer homebuyer is inferior to the right to resettlement compensation for those who meet certain conditions. The scope of the priority right of consumer homebuyer in the return of the purchase price is limited to the amount paid for the house and the loan repaid, excluding interest, liquidated damages and damages. In the real estate developer's bankruptcy proceedings, consumer homebuyer does not have the right of return, but eligible consumer homebuyer can request the administrator to deliver the house and assist in the transfer registration.
This paper adopts an interpretative approach to clarify the constituent elements and legal effects of the priority of consumer homebuyer, which, to a certain extent, contributes to the protection of the rights and interests of consumer homebuyer and the stable development of the real estate market.