买卖型担保方式是一种被房地产企业广泛应用的民间融资方式。当前我国房地产企业破产的案件数量逐年上升，当房地产企业破产时，买卖型担保的法律定性、效力以及买卖型担保债权人优先受偿权的取得和序位都存在很大的争议。但是我国并没有针对买卖型担保优先受偿权的相关立法，理论界对此也没有统一的定论。因此在缺乏相关法律规定，理论界和实务界的观点迥异的情况下，即使是最高人民法院在涉及到买卖型担保的典型案件的审判中，也出现了审判前后不一致的情况。房地产企业破产程序非常复杂，涉及到的利益相关方众多，如何认定买卖型担保的法律性质和效力对于买卖型担保债权人的优先受偿权具有重要的意义。此外，不同买卖型担保的具体情况各异，所以关于买卖型担保属于让与担保、后让与担保、附条件买卖合同等也出现激烈的争论。通过对买卖型担保进行分类讨论，分析不同类型买卖型担保的法律性质和效力，有助于在房企破产时认定买卖型担保债权人优先受偿权的取得和序位，为未来在司法实务中类似问题的解决和相关立法提供一定的思路和方法。本文一共有五章。第一部分为问题的引出，介绍我国房地产买卖型担保的现状和破产时买卖型担保优先受偿权认定的混乱现状；第二部分为从最高法院视角探讨相关典型案例中对买卖型担保法律性质和有效性的认定；第三部为分类讨论买卖型担保的法律归属；前三部分为房企破产时买卖型担保债权人优先受偿权的认定提供了合法性和合理性的理论基础；第四部分论证了房企破产时买卖型担保债权人优先受偿权的认定和序位。 通过系统的分析，笔者认为三类买卖型担保中，第一，双方订立商品房买卖合同并完成过户手续的，应当属于让与担保的一种，可以适用我国法律关于让与担保的相关规定，债权人享有优先受偿权；第二，双方订立商品房买卖合同并预告登记的，应当按照后让与担保的相关规定处理，债权人享有优先受偿权；第三，双方仅订立商品房买卖合同的，可以依据双方订立商品房买卖合同获得债权的保护，对此我国法律体系已经有了较详尽的规定，与普通债权一样并不享有优先受偿权。在确立了买卖型担保的法律性质后，第一种和第二种买卖型担保分别属于让与担保和后让与担保，则对于生存权的优先保护应当优先于建设工程价款优先受偿权和建筑工人劳动收益的优先受偿权。

The transactional security is a private financing method widely used by real estate enterprises. At present, the number of bankruptcy cases of real estate enterprises in China has been increasing year by year. When the real estate companies go bankrupt, the legality and validity of the sale guarantee, and the acquisition and sequencing of compensation priority for transaction secured creditors are very controversial. However, in China, there is no relevant legislation on the priority of compensation for sale guarantee, and no unified conclusion in the theoretical circle. Because the lack of relevant legislation and the confusion found in judicial practice, it is difficult to obtain guarantees for transaction security. At the same time, the bankruptcy procedures of real estate companies are very complicated and involve many stakeholders. How to determine the legal nature of sale guarantee has great significance to both parties in the trade. Due to the lack of relevant legal provisions, the opinions of the theoretical and the practical circles are very different, and even the Supreme People’s Court has experienced inconsistencies in the typical trial cases related to sale guarantee. Meanwhile, the specific circumstances of different types of sale guarantee vary, so there are fierce disputes over the affiliation of sale guarantee, which includes alienation guarantee, post-alienation guarantee, conditional sales contracts and so on. By classifying and discussing the type of sale guarantees, the legal nature and effectiveness of the different types of sale guarantees are analyzed, which helps to determine the priority of compensation and the order in which the transaction secured creditors have priority right of repayment when the real estate enterprises go bankrupt. This paper provides certain ideas and methods for the resolution of similar issues and related legislation in the future legal practice. There are five chapters in this paper. The first part is the introduction of the current status of China’s real estate sale guarantee and the chaotic status of the determination of the priority of compensation for sale guarantee when real estate enterprises go bankrupt; The second part discusses the determination of the legal nature and effectiveness of sale guarantee in relevant typical cases from the perspective of the Supreme Court; The third part is to discuss the legal ownership of the sale guarantee; The first three parts provide the theoretical basis for the legality and rationality of the determination of the priority of compensation for the transactional secured creditors when the real estate enterprises go bankrupt; The fourth part is the identification and the order of the priority of compensation for transactional secured creditors at the bankruptcy of the real estate enterprises. Through systematic analysis, the author believes that in the three types of transaction-type guarantees: First, both parties entering into a sales contract for the commercial real estate and completing the transfer formalities, shall belong to a type of alienation guarantee, and apply to the relevant rules of the China’s law on alienation guarantee, in which the creditors enjoy the priority of compensation; Second, both parties entering into a sales contract for the commercial real estate and making advance-notice registration, shall be dealt with in accordance with the relevant rules of the post-alienation guarantee, in which the creditors enjoy the priority of compensation; Third, both parties only entering into a sales contract for the commercial real estate, can obtain the protection of creditor’s rights according to the contract made by them. The China’s legal system already has detailed provisions for this, which is, both party do not enjoy the priority of compensation as ordinary claims. After determining the legal nature of the sale guarantee, the first and the second type of sale guarantee belong to the alienation guarantee and post-alienation guarantee, respectively. The priority protection of subsistence right shall take precedence over the priority of compensation for the construction cost and the labor income for the construction workers.