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La sentenza della Corte Suprema suscita preoccupazioni nel mercato immobiliare
Perdita della proprietà a causa del debito del proprietario precedente
Immagini di perdere la sua proprietà a causa di un debito contratto dal precedente proprietario. Questa situazione è diventata una vera preoccupazione in Brasile a causa di una recente decisione della Corte Superiore di Giustizia (STJ), che ha aumentato il rischio di conflitti legali e sta causando ampie ripercussioni sul mercato immobiliare.
STJ's decision allows the current owner of a property to be adversely affected if any previous owner had a debt listed in the active debt registry, even if it occurred years after the property was sold.
Nemmeno le proprietà di nuova costruzione sono esenti dal cadere in questa trappola. Se un promotore immobiliare è iscritto nel registro dei debiti attivi a causa di debiti contratti durante la fase di costruzione, l'onere può essere trasferito all'acquirente dell'unità.
La decisione sul debito attivo degli ex proprietari sta già causando problemi:
Representatives from the real estate market have expressed apprehension about the STJ's decision, stating that it creates legal uncertainty, given that a property may have changed hands multiple times before being acquired.
L'avvocato Marcos Otto Hanauer, dello studio legale Magalhães e Hanauer Advogados Associados di Joinville (SC), racconta l'esito di un caso simile a quello deciso dal STJ lo scorso maggio.
"The case involves a property that was sold in 2018 in Santa Catarina, in the city of Presidente Getúlio, while the request for attachment originates from the city of Iraí, in Rio Grande do Sul. In other words, the debt comes from another state," explains Hanauer.
la drammaticità della situazione
The attorney believes that such cross-state issues can lead to significant bureaucracy. "This exacerbates the dramatic nature of the situation, as we have 27 federative units. If, for each ongoing business, it becomes necessary to individually seek negative certificates from each state, it will cause great inconvenience. If we consider that buyers have to go to such lengths, obtaining negative certificates from all states, they will also have to do so for all municipalities in Brazil, around 5,600 in total."
In addition to emphasizing the good faith of the client in the transaction, Hanauer considers it impossible to demand that a property buyer conduct a search for negative certificates in all states of the federation. "States, municipalities, and the federal government should be responsible for creating a system that facilitates this consultation," he concludes.
L'esperto raccomanda una maggiore cautela nelle trattative immobiliari:
In practice, what can be done to reduce risks? The starting point is to pay close attention to the ownership history of the property, demanding negative certificates from all previous owners listed in the property's registry - even the construction company involved, if applicable.
To conduct a safe transaction, in cases where a previous owner has a debt listed in the government's registry, it is necessary to contact the debtor to regularize the debts. The problem arises when the debtor fails to address the debt, leading to a domino effect of collections and, in the worst-case scenario, the loss of the property.
Diego Gama, a lawyer specialized in real estate law and secretary-director of Creci-DF, explains that the STJ's decision is based on Article 185 of the Tax Code, modified by Complementary Law 118/2005.
The article reads as follows: "The alienation or encumbrance of property or income, or the beginning thereof, by a taxpayer in debt to the Public Treasury for a tax claim duly enrolled as an active debt, shall be presumed fraudulent." In other words, the Judiciary assumes bad faith on the part of both the seller and the buyer, considering all property transfers made since 2005 by owners with pre-existing debts as fraudulent.
"Although the enactment of LC 118/2005 has been in force for 18 years, its applicability and legal interpretation have varied over the years, especially in Regional Courts. Therefore, until there is a legislative modification, I always recommend obtaining all certificates. If they are positive, measures should be taken to ensure that the debtor guarantees the debt and/or regularizes the debts listed as active," advises Gama.
"Even if the decision allows for the waiver of certificates, a risk analysis must be conducted. The decision to waive them should be conscious and not induced. The buyer needs to understand that the transaction is secure. Of course, it is possible to conduct transactions in cases involving active debt listings, but the necessary precautions must be taken. It is worth noting that the STJ establishes good faith when the debtor offers additional guarantees besides the alienated property, i.e., when they do not deplete their assets by making the transfer," adds the attorney.
Tags: #former proprietario #CUPOLA #diego Gama 1TP5Legge immobiliare 1TP5Debito 1TP5Debito attivo 1TP5Frode #Imobi Report 1TP5Mercato immobiliare 1TP5Attacco #STJ
Fonte: https://imobireport.com.br/perda-de-imovel-por-divida-do-antigo-dono-decisao-do-stj-inquieta-o-mercado/
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