善意取得制度意在平衡所有权之保护与交易安全之维护，其重要性自不待言。抵押权的善意取得问题，实质上反映的是真实的所有权与善意取得的抵押权两者之间的权利冲突。抵押权与所有权之间的差异导致了不动产抵押权在适用《物权法》第一百零六条时欠缺明确性和可操作性。基于不动产抵押权能够适用善意取得制度的前提，本文将着重探讨其适用条件取舍过程中的争议点。以不动产抵押权善意取得的适用条件为线索，以适用过程中存在的争议点和难点为讨论重点，条分缕析了各个适用条件背后的观点冲突、矛盾根源和解决之道。在此期间，笔者亦将结合新近出台的最高人民法院的相关司法解释以及关于不动产登记的暂行条例与实施细则，明晰立法倾向、体察立法用意、洞悉其对不动产抵押权善意取得制度的立场和影响。概括而言，依照本文观点，不动产抵押权善意取得的适用条件包括：不动产抵押合同有效；不动产登记簿错误造成法律物权与事实物权不一致；不动产抵押人无权处分抵押物；不动产抵押权人进行抵押登记时是善意的；不动产抵押权的设立登记已经完成；主债权债务关系真实存在。本文将详细阐述各个适用条件存在的必要性以及其适用过程中经常遭遇的争议焦点和难点。在此过程中，文章将重点阐释与不动产抵押权善意取得制度相关的几个核心概念，诸如：无权处分、合同效力、善意、合理对价等。文章将重点讨论无权处分界定过程中的两个特殊争议问题：冒名处分与借名登记；结合最高人民法院《关于适用〈中华人民共和国物权法〉若干问题的解释（一）》第二十一条和《合同法》第五十一条的规定，论述合同效力对于能否善意取得的影响；主张不动产登记簿登记错误也是不可或缺的条件之一并延伸到如何完善不动产登记制度；着重探讨认定“善意”的标准以及《物权法》第一百零六条中“合理对价”在不动产抵押权善意取得中的个性适用；强调不动产抵押权的设立登记对于成立善意取得的重要性以及如何通过理清诉讼标的来解决民事诉讼与行政诉讼交叉问题。

The purpose of bona fide acquisition is to balance the protection of ownership and the maintenance of transaction safety. It goes without saying that it plays a more and more significant role. Essentially, the bona fide acquisition of mortgage reflects the conflict between the real ownership and the mortgage acquired in good faith. It’s just the difference between mortgage and ownership that leads to the lack of definiteness and operability during the application of bona fide acquisition of real estate mortgage according to the Article 106 of “Property Law”. On the premise that bona fide acquisition can be applied to the real estate mortgage, the paper will put much attention on the controversial issues of application conditions of bona fide acquisition of real estate mortgage. With the application conditions as the clue, the controversial issues as the key points, the paper will analyze the conflict of different viewpoints, the cause of contradiction and the way to deal with the plight. Additionally, the paper will combine the latest judicial interpretation and the provisional regulations on registration of real estate with the application of bona fide acquisition of real estate mortgage to comprehend the legislative tendency and the influence more deeply. In short, the paper sums up the application conditions of bona fide of acquisition of real estate mortgage in several points: the contract of real estate mortgage is valid; the legal property registered and the real property is inconsistent; the mortgager of real estate has no right to mortgage the real estate; the mortgagee is in good faith when applying for the registration of mortgage; the registration of real estate mortgage has been completed; the creditor’s rights guaranteed actually exists legally. The paper will demonstrate the necessity of every application conditions and controversial issues during the application. Meanwhile, several core concepts related to the bona fide acquisition will be focused on, such as: unauthorized disposition, validity of contract, bona fide, reasonable consideration etc. During the period, the paper will interpret two controversial issues about unauthorized disposition, and illuminate the related regulations of the Article XXI of “The Interpretation I on Certain Questions about the Application of ‘Property Law of the People’s Republic of China ’” issued by the Supreme People’s Court of the People’s Republic of China and the Article LI of “Contract Law of the People’s Republic of China” to explain the influence of validity of mortgage contract to the bona fide acquisition system. And then it will point out that the error on the real estate register leads to the inconsistency between the registered property and the real property which is indispensable for the application of bona fide acquisition of real estate mortgage. The paper also puts forward some suggestions on how to avoid the error and inconsistency and improve the registration of real estate. After that, the paper will discuss how to define “bona fide” and fix the specific standard. And then, it will discuss the individual application of “reasonable consideration” and the importance of registration of mortgage of real estate. At last, the paper will discuss how to deal with the crossing of civil proceeding and administrative proceeding when the courts try the cases referring to the bona fide of real estate mortgage and the registration of real estate.