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Guiding Case No. 95: Xuancheng Longshou Branch of the Industrial and Commercial Bank of China Co., Ltd. v. Xuancheng Baiguan Trading Co., Ltd. and Jiangsu Kaisheng Real Estate Co., Ltd. etc. (Dispute for Financial Loan Contract)
指导案例95号:中国工商银行股份有限公司宣城龙首支行诉宣城柏冠贸易有限公司、江苏凯盛置业有限公司等金融借款合同纠纷案
【法宝引证码】

Guiding Case No. 95: Xuancheng Longshou Branch of the Industrial and Commercial Bank of China Co., Ltd. v. Xuancheng Baiguan Trading Co., Ltd. and Jiangsu Kaisheng Real Estate Co., Ltd. etc. (Dispute for Financial Loan Contract) 指导案例95号:中国工商银行股份有限公司宣城龙首支行诉宣城柏冠贸易有限公司、江苏凯盛置业有限公司等金融借款合同纠纷案
(Issued on June 20, 2018 as deliberated and adopted by the Judicial Committee of the Supreme People's Court) (最高人民法院审判委员会讨论通过 2018年6月20日发布)
Guiding Case No. 95 指导案例95号
Keywords: 关键词
civil; financial loan contract; security; maximum-amount mortgage 民事/金融借款合同/担保/最高额抵押权
Key Points of Judgement 裁判要点
When parties reach a separate agreement to include an obligation existing before the creation of maximum-amount mortgage in the scope of claims secured by the maximum-amount mortgage, the effect of the maximum-amount mortgage extends to the obligation so included, as long as the amount of the claims so included remains within the maximum amount of the claims secured by the maximum-amount mortgage, even if the formalities for the modification registration of the maximum-amount mortgage have not been completed provided that a third person shall not be adversely affected. 当事人另行达成协议将最高额抵押权设立前已经存在的债权转入该最高额抵押担保的债权范围,只要转入的债权数额仍在该最高额抵押担保的最高债权额限度内,即使未对该最高额抵押权办理变更登记手续,该最高额抵押权的效力仍然及于被转入的债权,但不得对第三人产生不利影响。
Relevant Legal Provisions 相关法条

Articles 203 and Article 205 of the Property Law of the People's Republic of China

 中华人民共和国物权法》第二百零三条、第二百零五条

Basic Facts
 基本案情
On April 20, 2012, the Xuancheng Longshou Branch of the Industrial and Commercial Bank of China Co., Ltd. (hereinafter referred to as the "Xuancheng Longshou Branch") and Xuancheng Baiguan Trading Co., Ltd. (hereinafter referred to as the "Baiguan Company") concluded the Small-Sized Enterprise Loan Contract, stipulating that Baiguan Company borrowed CNY3 million from Xuancheng Longshou Branch subject to a term of seven months, counting from the actual drawing date, and would repay CNY1 million on November 1, 2012 and CNY2 million on November 17, 2012. The case-related contract also stipulated the interest rate on the loan and deposit. On April 24 that same year, Xuancheng Longshou Branch issued the above loan to Baiguan Company. 2012年4月20日,中国工商银行股份有限公司宣城龙首支行(以下简称工行宣城龙首支行)与宣城柏冠贸易有限公司(以下简称柏冠公司)签订《小企业借款合同》,约定柏冠公司向工行宣城龙首支行借款300万元,借款期限为7个月,自实际提款日起算,2012年11月1日还100万元,2012年11月17日还200万元。涉案合同还对借款利率、保证金等作了约定。同年4月24日,工行宣城龙首支行向柏冠公司发放了上述借款。
On October 16, 2012, the shareholders' meeting of Jiangsu Kaisheng Real Estate Co., Ltd. (hereinafter referred to as the "Kaisheng Company") adopted a resolution, consenting to giving its property (property number: B-201 and property certificate number: Suyu No. 201104767) at Suqian Hongxing Kaisheng International Furnishing Plaza, No. 118 Jiangshan Avenue, Suyu District, Suqian City, Jiangsu province as mortgage to Xuancheng Longshou Branch, for four enterprises including Yirongda Company's merchant Baiguan Company, Minhang Company, Hangjia Company, and Jinyida Company to secure the financing provided by Xingcheng Longshou Branch, and to have Kaisheng Company be liable for any economic dispute resulting therefrom. On October 23 that same year, Kaisheng Company issued a letter of commitment for mortgaging property to Xuancheng Longshou Branch, consenting to mortgaging the aforesaid property to secure the financing raised by above-mentioned four enterprises from Xuancheng Longshou Branch, and covenanting that if any of the four enterprises defaulted on the debts towards Xuancheng Longshou Branch, and the proceeds of the disposition of the above-mentioned mortgage was insufficient to repay all the debts, Kaisheng Company consented to repay the remaining debts out of other property. The letter of commitment and the aforesaid resolution of the shareholders' meeting were both signed by all the shareholders of Kaisheng Company and sealed by Kaisheng Company. On October 24, 2012, Xuancheng Longshou Branch and Kaisheng Company concluded the Maximum-Amount Mortgage Contract, agreeing that Kaisheng Company mortgaged commercial property under the real estate property certificate bearing Suyu Real Estate Property Certificate Suyu No. 201104767 as security, for the period from October 19, 2012 to October 19, 2015, and that, within the maximum amount of CNY40 million, Xuancheng Longshou Branch enjoyed the claims to the debtor under a loan contract or any other principal contract entered into with Baiguan Company, Minhang Company, Hangjia Company, or Jinyida Company, whether the claims were due at the expiration of the said period, or whether the claims had arisen before the creation of the maximum-amount mortgage, and the scope of security included the principal of the principal claim, interest thereon, and expenses for realization of the claims. On the same day, the two parties made mortgage registration of the mortgaged property in accordance with the law, and Xuancheng Longshou Branch obtained the real estate encumbrance certificate bearing Suyu Real Estate Encumbrance Certificate Suyu No. 201204387. On November 3, 2012, Kaisheng Company adopted another resolution through the shareholders' meeting and issued a letter of commitment for mortgaging property to Xingcheng Longshou Branch. The resolution of the shareholders' meeting and the letter of commitment contained the same content, signatures, and seals as their aforesaid contents. That same day, Kaisheng Company and Xuancheng Longshou Branch concluded a Supplemental Agreement, specifying that the scope of security in the Maximum-Amount Mortgage Contract concluded by the two parties included the claims under four loan contracts which Xuancheng Longshou Branch concluded with Baiguan Company, Minhang Company, Hangjia Company, and Jinyida Company on April 20, 2012. 2012年10月16日,江苏凯盛置业有限公司(以下简称凯盛公司)股东会决议决定,同意将该公司位于江苏省宿迁市宿豫区江山大道118号-宿迁红星凯盛国际家居广场(房号:B-201、产权证号:宿豫字第201104767)房产,抵押与工行宣城龙首支行,用于亿荣达公司商户柏冠公司、闽航公司、航嘉公司、金亿达公司四户企业在工行宣城龙首支行办理融资抵押,因此产生一切经济纠纷均由凯盛公司承担。同年10月23日,凯盛公司向工行宣城龙首支行出具一份房产抵押担保的承诺函,同意以上述房产为上述四户企业在工行宣城龙首支行融资提供抵押担保,并承诺如该四户企业不能按期履行工行宣城龙首支行的债务,上述抵押物在处置后的价值又不足以偿还全部债务,凯盛公司同意用其他财产偿还剩余债务。该承诺函及上述股东会决议均经凯盛公司全体股东签名及加盖凯盛公司公章。2012年10月24日,工行宣城龙首支行与凯盛公司签订《最高额抵押合同》,约定凯盛公司以宿房权证宿豫字第201104767号房地产权证项下的商铺为自2012年10月19日至2015年10月19日期间,在4000万元的最高余额内,工行宣城龙首支行依据与柏冠公司、闽航公司、航嘉公司、金亿达公司签订的借款合同等主合同而享有对债务人的债权,无论该债权在上述期间届满时是否已到期,也无论该债权是否在最高额抵押权设立之前已经产生,提供抵押担保,担保的范围包括主债权本金、利息、实现债权的费用等。同日,双方对该抵押房产依法办理了抵押登记,工行宣城龙首支行取得宿房他证宿豫第201204387号房地产他项权证。2012年11月3日,凯盛公司再次经过股东会决议,并同时向工行宣城龙首支行出具房产抵押承诺函,股东会决议与承诺函的内容及签名盖章均与前述相同。当日,凯盛公司与工行宣城龙首支行签订《补充协议》,明确双方签订的《最高额抵押合同》担保范围包括2012年4月20日工行宣城龙首支行与柏冠公司、闽航公司、航嘉公司和金亿达公司签订的四份贷款合同项下的债权。
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