不動産競賣의 農地取得資格證明制度 改善方案에 관한 硏究

Abstract

농지취득자격증명은 농지의 매매, 특히 농지에 대한 부동산경매에서는 없어서는 안되는 서류이다. 그러나 최고가매수신고인의 농지취득자격증명의 제출과 관련하여 경매절차상 많은 문제점이 제기되어 왔다. 구 농지개혁법과 농지법의 시행 초기에는 농지취득자격증명은 농민이 아닌 자가 농지를 불법적으로 소유하는 것을 방지하는데 있어 많은 역할을 한 것이 사실이다. 그러나 요즘의 현실에서는 경매법원에 제출해야 할 하나의 형식적인 서류로 전락되어 버렸다.

이러한 현실적인 문제에서 본 연구에서는 부동산경매절차 특히 농지에 대한 경매절차상 농지취득자격증명과 관련하여 제기되는 문제점을 살펴보고, 그에 대한 해결방안으로 몇 가지 방안을 제시하고자 하였다.

본 연구에 의하여 도출된 농지취득자격증명과 관련한 개선방안은 다음과 같다.

첫째, 농지취득자격증명 발급절차를 객관화 할 것을 제시해 보았다. 즉 농지법과 관련하여 애매모호한 법률상의 문구를 현실에 맞게 구체화하고, 특히 불법으로 전용된 농지에 관하여는 그 실효성을 살펴서 그 행위자에게 농지를 불법으로 전용한 것에 대한 이익보다 더 무거운 과태료나 과징금을 부과하는 방안을 제시하였다.

둘째, 농지를 매입하고자 할 때 소유권이전등기를 위하여 제출하는 농지취득자격증명의 발급문제를 농지를 취득하게 한 후 사후관리를 강화하는 정책으로 방향을 전환하는 방안을 제시하였다. 부동산경매나 일반 매매에서 경락자나 매수인이 농지에 관한 농지취득자격을 요구하면 행정기관으로서는 발급을 해줄 수밖에 없는 현실을 반영하여 일단 모든 사람들이 농지를 매입할 수 있는 길을 열어주되, 사후적 관리를 강화하여 농지를 영농활동에 이용하지 않는 사람들에게는 강력한 이행강제금을 부담시키는 방안을 제시하여 영농활동을 하지 않는 자는 스스로 농지를 보유할 수 없도록 유도하는 방안이다.

셋째, 농지법상 농지취득 관련 규정의 개선의 필요성을 제시하였다. 일단 농민이 아닌 자라고 해도 편법으로 농지를 소유하게 되면 행정기관에서는 할 수 있는 행정행위가 많지 않다. 위법하게 취득한 농지일지라도 농지법 제11조 제2항에 의하여 농지 소유자는 「한국농어촌공사 및 농지기금관리법」에 따라 한국농어촌공사에 그 농지의 매수를 청구할 수 있으므로, 어떻게 보면 합법적인 소유로 전환이 되는 효과를 볼 수 있다. 즉 농지를 적법한 절차를 거치지 않고 소유권을 취득한 소유자도 농지법 제10조와 제11조에 의하여 적법한 취득자와 같은 효과를 누리게 된다는 것이다. 그러므로 이러한 법 규정은 당연히 개정되어야 할 것으로 생각된다.

이상과 같이 농지취득자격증명제도의 개선방안에 대하여 알아보았다. 하지만 본 논문에서 제시하지 못한 농지취득자격증명제도와 관련한 문제점과 그에 대한 개선방안은 더 많을 수가 있다. 이에 대하여는 앞으로 다양한 사례와 법적, 제도적인 연구를 통하여 보완되기를 기대한다.|The qualifications for farmland acquisition is indispensable for real estate auctions for farmland sales. A number of problems, however, have been reported with respect to the qualifications for farmland acquisition submitted by a purchaser of the highest price in the auction proceedings. It is true that the qualifications for farmland acquisition took on a great role in preventing an illegal possession of farmland by a person who is not a farmer in the early enforcement of the former Farmland Reform Act. Yet it is now no more than one of the formal documents to be submitted to the court. In this study, real issues including problems and solutions for the qualifications for farmland acquisition in the farmland auction proceedings are to be discussed. The improvements on the qualifications for farmland acquisition derived by this study are as follows. First, procedures for the qualifications for farmland acquisition issuance are to be objectified. The ambiguity with respect to the Land Law should be specified, and especially for the illegal farmland, heavier penalties or fines than the illegal profits should be imposed. Second, follow-up measures are to be strengthened in the qualifications for farmland acquisition for the ownership transfer registration. As the administrative agency has no choice but to issue the qualification for farmland acquisition on the request of farmland buyer in the real estate auction or regular trading, the follow-up measures are to be strengthened so that strong penalty would be imposed for the people who misuse the farmland. Third, the acquisition-related Farmland Act needs to be improved. Even if one owns the farmland in non-agricultural use, the administrative agency cannot even regulate it. According to the paragraph 2 of Article 11 of Farmland Act, even an owner who acquired the farmland illegally can request purchase to Korea Rural Community Corporation according to "Korea Rural Community Corporation and Farmland Fund Act", which shows a legitimate transition of illegal ownership. In other words, without going through due process of farmland ownership, the acquirer are allowed to enjoy the legitimate ownership pursuant to Article 10 and Article 11 of the Farmland Act. In that sense, these laws and regulations should be revised. As described above, some improvements of the qualifications for farmland acquisition system were examined. A number of problems and improvements besides this study results are expected to be discussed and supplemented through a variety of cases, legal and institutional research further.; The qualifications for farmland acquisition is indispensable for real estate auctions for farmland sales. A number of problems, however, have been reported with respect to the qualifications for farmland acquisition submitted by a purchaser of the highest price in the auction proceedings. It is true that the qualifications for farmland acquisition took on a great role in preventing an illegal possession of farmland by a person who is not a farmer in the early enforcement of the former Farmland Reform Act. Yet it is now no more than one of the formal documents to be submitted to the court. In this study, real issues including problems and solutions for the qualifications for farmland acquisition in the farmland auction proceedings are to be discussed. The improvements on the qualifications for farmland acquisition derived by this study are as follows. First, procedures for the qualifications for farmland acquisition issuance are to be objectified. The ambiguity with respect to the Land Law should be specified, and especially for the illegal farmland, heavier penalties or fines than the illegal profits should be imposed. Second, follow-up measures are to be strengthened in the qualifications for farmland acquisition for the ownership transfer registration. As the administrative agency has no choice but to issue the qualification for farmland acquisition on the request of farmland buyer in the real estate auction or regular trading, the follow-up measures are to be strengthened so that strong penalty would be imposed for the people who misuse the farmland. Third, the acquisition-related Farmland Act needs to be improved. Even if one owns the farmland in non-agricultural use, the administrative agency cannot even regulate it. According to the paragraph 2 of Article 11 of Farmland Act, even an owner who acquired the farmland illegally can request purchase to Korea Rural Community Corporation according to "Korea Rural Community Corporation and Farmland Fund Act", which shows a legitimate transition of illegal ownership. In other words, without going through due process of farmland ownership, the acquirer are allowed to enjoy the legitimate ownership pursuant to Article 10 and Article 11 of the Farmland Act. In that sense, these laws and regulations should be revised. As described above, some improvements of the qualifications for farmland acquisition system were examined. A number of problems and improvements besides this study results are expected to be discussed and supplemented through a variety of cases, legal and institutional research further.