auction
What is it and how it develops an auction division common thing?
Posted by admin on July 20th, 2009 | No Comments »
The auction DIVISION COMMON THING are usually caused by a co-owner who wishes to obtain a higher price than other co-owners can or are willing to give on their part ( Article 400 Civil Cod ). However only force the sale of the property after the division if it proves unusable ( Art. 401 C. Civil )
The conditions for the auction of the property-owners that agreed ( Art. 2049 1881 LEC ), even though the bidders may accept the auction bids as and when amending certain conditions ( Art. 2051 1881 LEC ), will then hand who promoted the file to accept such changes before the third day.
Art 397 to 406 of the Civil Code (see full Civil Code)
Article 397.
None of the joint owners may, without consent of the other, make alterations in common, although they could be advantages for everyone.
Article 398.
For the administration and better enjoyment of the common thing agreements are mandatory in most of the participants.
There will be no majority but where the agreement is taken by the members who represent the greatest amount of interest that are the subject of the community.
Most if not lead, or the approval of this was seriously detrimental to the interest in common, the court shall provide, at the request of a party, as appropriate, including appointing an administrator.
Where part of the strength belongs thing privately to a participant or some of them, and other courts, it applies only to the previous provision.
Article 399.
Any co-owner will have full ownership of his hand and the fruits and utilities that are appropriate and may in consequence alienate, assign or mortgage it and even substitute another in its use, except in the case of personal rights. But the effect of the alienation or mortgage regarding the co-owners is limited to the portion awarded to the division upon leaving the community.
No co-owner is obliged to remain in the community. Each of them may at any time to split the common thing.
This however, shall the covenant to keep the thing undivided by time, which shall not exceed ten years. This period may be extended for a new convention.
Notwithstanding the provisions of the preceding article, the co-owners may require the division of the common thing, when it proves useless for the purpose for which it is intended.
In the case of a building whose characteristics allow, at the request of any of the villagers, the division may be made by the award of local apartments or independent, with common elements which are annexed, as provided by Article 396.
Para. 2 ° added by Art. 1 of Law 49/1960, of July 21 (RCL 1960, 1042).
Article 402.
The division of the common thing can be done by interested parties or arbitrators or conciliators appointed at the discretion of unitholders.
For verified by arbitrators or conciliators, should be proportional to the right parts of each, avoiding as far as possible the cash supplements.
Article 403.
The creditors or assignees of members may attend the division of the common thing and oppose to verify without them. But they can not challenge the division accomplished, except in cases of fraud, or has been verified yet filed formal opposition to prevent it, and always without the rights of the debtor or assignor to sustain its validity.
Article 404.
When the thing be essentially indivisible and the co-owners fail to agree on which one of them awarded compensation to the other, will be sold and distributed its price.
Article 405.
The division of a common thing will not harm third, which will retain the rights of mortgage, servitude or other real rights owned by him prior to the partition. Also retain their strength, notwithstanding the division, personal rights belonging to a third party against the community.
Article 406.
Shall apply to the division among the members of the community the rules concerning the division of inheritance.
2048-2055 Art of the LEC not been repealed in 1881 (see Civil Procedure Act 1881 in full)
PART XIII
COURT OF VOLUNTARY AUCTIONS
2048. He who requested the holding of a judicial auction must show, displaying the appropriate documents in order:
1. Who has legal capacity to enter into proposed contract.
2. That may have the thing or object in the way that attempts by the auction.
2049. With the written statement calling for the conclusion of the auction will present the specification under which it has held.
2050. Attests referred to in Article 2048, the judge will enter the auction listing, in the manner and under the conditions which intends to have requested, indicate date and time for it; send edicts that set in customary places and the people in the estates to file or has executed the contract and to be published in newspapers which had appointed the petitioner.
The edicts were expressed that the specification and the title is reflected by the Clerk for the instruction of those who want to take an interest in the auction.
2051. Should such a proposal acceptable, it complied with the conditions set out in the statement, the Judge accepted, as also that after this is done to improve posture.
Once the ceremony, awarded the auction for the sole or highest bidder, unless you request the auction has expressly reserved the right to approve, in which case we will ask to view the file at the end of third day ask what of interest.
The same communication shall be given in the event that a bidder's offer is made to accept the finish modifying one of the conditions.
2052. Accepting that promoted the record the statement referred to the second paragraph of the preceding article shall issue an order taking by the auction held for the author of the proposition, and will be sent to take effect.
In the case of not to accept it manifest whether to approve the auction or would like to hold new auction under the same conditions, or fix it deems appropriate, or desist from his purpose.
2053. When new auction to be held will prevent the ads that are necessarily eligible positions that are always made to cover the minimum time has affixed which has encouraged.
2054. If the second auction bidder has not, the applicant shall be free to do whatever it deems most appropriate, but may not be accessed until the third auction within a year, after which they may request to instruct new record with the same object.
2055. The issues that may arise during the auction shall be conducted by the procedures established for the incident.
Filed under Voluntary Auctions | Tags: condominium , common thing , division of common thing , heirs , inheritance , courts , auction
What can be done before a claim of foreclosure?
Posted by admin on July 20th, 2009 | 2 Comments »
Has begun a process of execution against you, why the applicant has requested that we make the payment of the debt and notify the resolution initiating the enforcement. Here we report on a number of issues that may arise during the claim and may be of interest to you.
1 .- PAYMENT OF DEBT
2 .- AVAILABLE ON THE IMPLEMENTATION AGREEMENT
3 .- Acceleration and potential for rehabilitation loan (693 ART. LEC)
4 .- OPPOSITION TO THE EXECUTION.
5 .- CLAIM BACK THE SALE OF FARM MORTGAGE
6 .- LOSS OF POSSESSION OF THE FARM
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If paid in the requirement or before entry of the execution, will the sum of money available to the performer, be issued to the executed proof of payment made and, where appropriate, it will terminate execution.
Although pay on the spot of the order, will be responsible for all costs incurred, although it can justify, on grounds that it is responsible, could not make the payment before the creditor promote the implementation.
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2 .- AVAILABLE ON THE IMPLEMENTATION AGREEMENT
If you come to some agreement with the performer or performing any type of payment on account of debt, make sure it has been made known to the court by the performer. While it does not say otherwise execution will not be paralyzed, being able to generate costs for which they could respond.
You should know also that the quantities to be delivered through the account of the Court shall be applied first to principal claimed, thus reducing the amount of interest on arrears. Only apply to interest and costs if, after deduction of the principal, these are determined by appropriate assessment or appraisal. At any rate, confirm this point with the court to take your case.
In any event, any amount delivered directly to your creditor without a receipt indicating that the concept be applied, stating that it intended to pay the debt claimed in court.
In addition, you can ask the court to convene a hearing in order to agree on the most effective embodiment of the property against which performance targets.
If the performer be agreed with the hearing and the court found no reasonable grounds for refusal, the agreed without suspension of execution, calling on the parties and those recorded in the process that might be interested.
At the hearing, may propose any form of realization of assets subject to execution and submit to person, entering or strengthening, offered to acquire the property for a price higher than expected could be achieved by judicial auction. Also fit to propose other forms of satisfaction of the right of the performer.
If it were an agreement between the performer and you, they will not cause injury to third parties whose rights protect this Act, the court will approve an order and suspend execution against the property or assets covered by the agreement. Also approve the deal, with the same suspensive effect, they include the compliance of the subject, other than performing and implemented, would affect those.
When certifying compliance with the agreement, implementation will be archived on the good or goods to be referred.
If the agreement is not met within the agreed period or, for whatever reason, not achieved the satisfaction of performing on agreed terms, he may ask to lift the stay of execution, and calls for the auction, as provided in this law.
If no agreement is reached, the hearing to try may be repeated, as provided in the first two paragraphs of this Article, if the circumstances warrant, a court, to the best performance of the property.
If the performer is no reason to deny that appearance you can report the possible abuse of rights, since those involved in all sorts of processes in their actions must conform to the rules of good faith and the courts are obliged to reject requests and incidents that are formulated with manifest abuse of law or involving fraud or procedural law.
In addition, the law allows that if the courts consider that a party has acted violated the rules of procedural good faith, may impose, giving reasons, and respecting the principle of proportionality, a fine may be between one hundred and eighty to six thousand euros.
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3 .- And Acceleration possibility of restoring the LOAN (lesson ART. 693)
The Act states that can only be claimed the entire amount owed for capital and interest if it had been agreed the total due if failure to pay any of the different terms and this agreement is entered in the Land Registry. This means that the creditor may claim not only the time you have left to pay but all that remains outstanding until the end of the loan, which will surely be a much higher amount for which payment can not service immediately.
First check if the pact, which is called "early termination" of the debt for non-payment of contributions is registered in the Land Registry for the purpose of being able to oppose the claim for lack of debt maturity that is being sought.
Even if they claim the entire amount owed for such a covenant is registered in the registry, you should know that if the mortgaged property is your homestead may, but do not want the institution to demand FREE GOOD by showing the exact amount of overdue principal and interest is pending on the date of filing the application, plus, where appropriate, with the maturity of the loan and default interest as they occur throughout the proceedings and all outstanding result or in part.
This means you can see for yourself or ask the Court to indicate what amounts were due as of the demand for unpaid bills (four, five or six months, whatever), and default interest at the same date .
Once you do that, it will be the entity shall submit a final settlement of debt maturities including principal and interest paid during the execution. If this settlement was consistent with the enforceable and would not have entered the amount of the maturities included therein, the payment will be made to the plaintiff under the settlement resulting from the filed. If you do not agree to such settlement shall be entitled to challenge it, and be what it is resolved.
If you make the payment of all such amounts shall be paid the costs, in case he was forced to pay for lack of legal aid, and the court issue an order declaring the procedure is over, and you can continue paying the bills in successive manner specified by the mortgage deed to the end of the loan.
This power of what is called "rehabilitation loan" has it ONCE. If you stop attending the receipts back to be auctioned can turn your home without the possibility of rehabilitation.
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4 .- OPPOSITION TO THE EXECUTION.
In these procedures is only allowed its opposition when it merges in the following cases:
1. ª Extinction of warranty or obligation secured, provided that this certificate of registry expressive of the cancellation of the mortgage or, where appropriate, the non-possessory pledge, or deed of receipt of payment or cancellation warranty.
2. ª Error in determining the amount due, when the guaranteed debt is the balance that yields the closure of an account between performer and performed.
In this case, you must accompany your copy of the book in showing the seats of the account and only allowed the opposition when the balance throw the book is different from that resulting from the one presented by the performer.
Book need not be accompanied, where the proceedings relate to the balance resulting from the closure of accounts or similar operations arising from commercial contracts issued by credit institutions, savings or funding which has been agreed that the amount payable if the execution is specified in a certificate issued by the lending institution, but must be expressed with sufficient precision the points where they disagree with the settlement made by the entity.
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5 .- CLAIM BACK THE SALE OF FARM MORTGAGE
They also need to know that despite selling his house or premises may not be paid off the debt. So if the proceeds of the sale were insufficient to cover the credit (if requested one hundred thousand euros, plus interest and costs, and the auction will get ninety thousand), the player may request the seizure by the missing amount and continue execution under the ordinary rules applicable to any execution.
This means that if you have other real or perceived some type of fee may also be seized once sold the property to cover the total debt.
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6 .- LOSS OF POSSESSION OF THE FARM
Because it started implementing this procedure you do not lose the rights to the mortgaged property. You can only lose its management or ownership if the performer asks the court, after a period of ten days from the payment or from the office of enforcement.
Thus, the creditor may request that would give the interim administration or possession of the property or mortgaged. Charged in this case the rents due and unpaid, if they had stipulated, and the fruits, rents and subsequent products, thus covering the cost of maintenance and operation of the property and then his own credit.
For the purposes referred to above, the interim administration will notify the occupant of the property, a statement that is required to make the administrator should make payments to the owner.
Are you the occupant of his family home, or if the estate does not produce any income or gains the attention of the court put it when notified of the request of the creditor if it deems that the administration is not appropriate in this case.
Filed under Legal Auction | Tags: attorney , help , Help me , seized my house , however , but from my house , mortgage , need help , I can not pay , I lose the house , auctions , estate auctions , auction floors , Judicial Auctions
Can the performer to suspend an auction without the express consent of the debtor?
Posted by admin on July 20th, 2009 | Comments Off
NO.
The suspension must necessarily agreed by all parties ( Article 565.1 LEC ), alleging just cause in the opinion of the court ( Art. 188.3 LEC ) and agreed by order by the court without such suspension to harm the public interest or third party ( Art . 4.19 LEC ), which can hardly be met because:
- Damages the court with a consequent increase and delay the procedure
- It hurts to run the new signaling increased to the amount payable in respect of default interest
- Damages the bidder awarded the legitimate interest of a property by public auction, dispose freely of their time and financial resources to be mobilized to gain access to the auction.
However in the case that both parties deem discontinue the court first examine the legal capacity and power of the parties or their representatives to carry out the agreement. ( Art. 415.1 LEC )
If the performing party raised the possibility of suspending the auction by default arguing the impossibility of people that day and time in court will have done it before, and reasons for its postponement ( Art.183.1 and Art.430 LEC ). Likewise, and in case the Court found intent in delaying the proceedings may be fined the amount of 600 € a person who has caused such a circumstance ( Art.183.5 LEC ).
If the court finally agreed, by order, the suspension of the hearing will be the new signage in the same act on which it agrees to the suspension, this being the day most immediate possible ( Art. 189 LEC ). Such suspension shall not exceed 60 days ( Art. 4.19 LEC ), the proceedings shall be resumed if requested by either party, otherwise the file will be archived and remain temporarily in such a situation while not requested the continuation of the process or Expiration occurs instance. ( Art 179.2 LEC )
Important: The fact that the executive is in "default" does not carry the raid ( Article 496.2 LEC ) and the approval of the proposal appear to a suspension which could present the performing party.
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Article 19 LEC. Right of disposition of the litigants. Transaction and suspension.
1. Litigants are entitled to dispose of the object of the trial and may waive, withdraw from the trial, admit, be submitted to arbitration and compromise on whatever subject matter hereof, except where prohibited by law or set of restrictions for reasons of general interest or for the benefit third.
2. If the parties might intend a legal settlement and an agreement or convention which it may attain as provided in the preceding paragraph shall be approved by the court hearing the case who is to be terminated.
3. The acts referred to in the preceding paragraphs may be, by nature, at any time of the first instance or the resources or the execution of sentence.
4. The parties may request the suspension of the process, which will be agreed, by order, by the court, provided they do not harm the public interest or to third and that the period of suspension not exceeding sixty days.
Article 179 LEC. Impulso proceedings and suspension of proceedings by agreement of the parties
1. Unless otherwise provided by law, the court will automatically process the course as appropriate, shall order the necessary resolutions.
2. The course of proceedings may be suspended in accordance with the terms set out in paragraph 4 of art. 19 of this Act and shall resume if requested by either party. If, after the period for which it was agreed that no one may require, within five days following the resumption of the process, the file will be archived and remain temporarily in such a situation while not requested the continuation of the process or expiration occurs instance.
Article 183 LEC. Request for new signs of view
1. If any of those who have to go to a hearing it proves impossible to attend it on the appointed day, by reason of force majeure or other cause of similar entity, the court immediately manifest, certifying the cause or motive satisfactorily and requesting signaling a new hearing or resolution of the court to redress the situation.
2. When counsel for a party who considers it impossible to attend the hearing, if deemed meritorious and credited the state alleged, the court shall further signs of view.
3. Where the person claiming such status is not possible, under the first paragraph, the court, if deemed meritorious and accredited claims the situation, take one of the following resolutions:
1st If the view was of processes in which the party is not assisted by counsel or represented by proxy, the court made new signal.
2nd If the hearing was for actions that, even when the lawyer assisted or represented by proxy, is necessary the personal presence of the party, the court shall
also new signs of view. In particular, if the party had been summoned to the hearing to respond to interrogation regulated in the arts. 301 and following, the court made new signs, with subpoenas as appropriate. The same resolve when you are cited for questioning a party to submit proof he cites the inability to attend.
4. If a witness or expert who has been summoned to the court hearing by stating and proving be in the same impossible situation expressed in the first paragraph of this provision, the court, if he accepts the excuse, shall, after hearing the parties to the common term three days, revokes a determination of the hearing and makes a new appointment or if the witness or expert for the practice of acting outside the evidentiary hearing fixed. If the court did not consider meritorious or credited the excuse of the witness or expert, keep the marking of the hearing and shall so notify those, requiring them to appear, with the warning that provides the second paragraph of art. 292.
5. When the court ruled on the situations described in the previous paragraphs, notice that the lawyer, litigator, expert or the witness has acted with undue delay or without foundation, may impose a fine of up to 600 euros, without prejudice of the ruling on the new signage.
Article 188 LEC. Suspension views
1. The conduct of hearings on the appointed day shall not be suspended by an Order:
1 to prevent the continuation of another pending the previous day.
2 For lack of the number of judges necessary for decision or unwillingness occurrence of the judge or of the clerk, if this can not be replaced.
3 For the parties agree to apply, saying just cause to that court.
4 by the absolute impossibility of any of the parties listed for questioning at the trial or hearing, provided that such failure justified enough in the opinion of the court, had occurred when it was not possible to apply for new signage in accordance with the provisions of art. 183.
5 ° By the death, illness or absolute impossibility of the party's attorney requests a stay, sufficiently justified in the opinion of the court, provided that such events would have occurred when it was not possible to apply for new signage in accordance with the provisions of art. 183.
6th defense attorney for having two signs of view for the same day in different courts, proving impossible for the scheduled time, his assistance to both, provided sufficient evidence that, under art. 183, tried, without success, a new signaling that avoid the coincidence. In this case, the hearing shall take precedence on any criminal in jail, in the absence of this action, the oldest of pointing, and if both signs were of the same date, the hearing will be suspended for the more modern procedure. Not agree to suspend the hearing if the communication of the request for which it is agreed will place more than three days of delay of notification of the received signal in second place. For this purpose the application should be accompanied by a copy of the notification of that remark. Nothing in the preceding paragraph shall not apply to any hearing to a criminal to prison, without prejudice to the responsibility which could have been incurred.
7 have been agreed by the suspension of the course of the proceedings or result from such suspension in accordance with the provisions of this Act
2. Any suspension that the court agreed will be sent immediately to the parties in person and those who had been subpoenaed as witnesses, experts or other status.
Article 189 LEC. again stated the view suspended
1. In case of suspension of the hearing will be pointing to remember the new suspension and, if not possible, disappears as soon as the reason that caused.
2. The new signage will be done for the day immediately possible, without changing the order of which we were already made.
Article 193 LEC. Adjournment of hearings
1. After the start of a hearing may only be discontinued:
1 When the court must resolve a procedural issue that can not decide on the spot.
2 When a due diligence test to practice outside the courthouse and could not be verified in the intervening time between each session.
3 When not appear or expert witnesses subpoenaed and the court deems necessary to the statement or report them.
4 When, after the start of the hearing, one or other of the circumstances that may have determined the suspension of its conclusion.
2. The hearing will resume after missing the grounds for his termination.
3. When you can not resume the hearing within twenty days of its termination shall be holding a new hearing and became the appropriate signage for the earliest possible date. The same will apply even if no such period, provided that the judge must be replaced before it began to be held the hearing interrupted and, for collegiate court when the hearing resumed with Judges can not those already acted on it in sufficient numbers for decision.
Article 415 LEC. Attempted conciliation or settlement.
Dismissed for bilateral withdrawal. Approval and effectiveness of the agreement.
1. Appeared the parties, the court will open the event and check if there is still a dispute between them. If you said they agreed or were willing to complete it immediately, they may withdraw from the process or ask the court approves the agreement. In this case, the court first examine the existence of the conditions of legal capacity to dispose of the parties or their duly accredited representatives, to attend the event.
2. The court approved agreement shall have the meaning assigned by law to the court settlement and may be effected by the procedures provided for enforcement of judgments and court approved agreements. This agreement may be challenged on such grounds and in the manner expected for the court settlement.
3. If the parties have not agreed or were unwilling to conclude immediately, the hearing will continue as planned in the following articles.
Article 430 LEC. Request for new trial marking
If any of those acts have to go to trial it is unable to attend due to force majeure or other cause of similar signaling entity may request a new trial. This request shall be dealt with and resolved in accordance with the provisions of art. 183.
Article 496 LEC. Declaration of rebellion and effects
1. Will be declared in default a defendant who fails to appear in the form on the date or within the time specified in the subpoena or summons.
2. The declaration of default is not considered as raid or as an admission of the truth of the allegations, except where the law expressly provides otherwise.
Article 565 LEC. Scope and general rule on stay of execution
1. Suspend performance only in cases where the Act expressly instructed to do, or agree to do so all parties in person in the execution.
2. A suspension, may, however, adopt or maintain measures to ensure agreed embargoes and will be practiced in any case, those who have already been agreed.
Filed under Legal Auction | Tags: attorney , court , stop auction , auction , suspend
¿Puedo liberar el bien pagando únicamente lo que se adeuda hasta la fecha de la subasta?
Posted by admin on July 20th, 2009 | No Comments »
Yes, but only if the well is running is his homestead (Art. 693 LEC)
Even if they claim the entire amount owed for such a covenant is registered in the registry, you should know that if the mortgaged property is your homestead may, but do not want the institution to demand FREE GOOD by showing the exact amount of overdue principal and interest is pending on the date of filing the application, plus, where appropriate, with the maturity of the loan and default interest as they occur throughout the proceedings and all outstanding result or in part.
Filed under Legal Auction | Tags: 693 , debt , foreclosure , mortgage , court , civil procedure law , release , payment , auction
Can they rescind the award following the conclusion of the auction?
Posted by admin on July 20th, 2009 | Comments Off
Yes, the law includes several assumptions. The most common are:
1 .- For the implementation of 670.7 LEC 1 / 2000:
At any time prior to the approval of the sale or award to the creditor, the debtor may release their goods by paying in full what is owed to the plaintiff for principal, interest and costs.
2 .- On the application of legal right of withdrawal (art. 1521 Civil Code):
Article 1521 Civil Code gives a definition of legal redemption saying that is the right of subrogation under the same conditions stipulated in the contract, instead of acquiring one thing. Including judicial sales made at public auction.
The basic requirement for its applicability is perfected and consummated a contract of sale for delivery of the thing.
Para un mejor conocimiento del Retracto podemos agrupar los retractos legales de la forma siguiente:
I) For situations of community.
a) withdrawal of community.
El artículo 1.522 del Código Civil dispone que el copropietario de una cosa común podrá usar del retracto en el caso de enajenarse a un extraño la parte de todos los demás condueños o de algunos de ellos, y cuando dos o más copropietarios, quieran usar del retracto sólo podrán hacerlo a prorrata de la porción que tengan en la cosa común.
Para la concesión del retracto de comuneros es imprescindible estar ante una comunidad por cuotas a la que le sea aplicable el artículo 399 del Código Civil, que permite a cada comunero enajenar o ceder su cuota, debiendo afectar la situación de comunidad al dominio. Dicha comunidad por cuotas debe existir en el momento en que se realiza la venta y persistir en el que se ejercite el retracto.
b) Retracto de herederos.
Si alguno de los herederos vendiera a un extraño su derecho hereditario antes de la partición, podrán todos o cualquier de los coherederos subrogarse en lugar del comprador, reembolsando el precio de la compra, con tal que lo verifique en término de 1 mes, a contar desde que esto se les haga saber”.
c) withdrawal of fellow members.
According to Article 1708 Civil Code will not apply to retract the articles and community heirs
II) For situations of divided property.
a) withdrawal in the lease.
When the property is divided into two domains, the direct and useful. Thus, Article 1636 regulates the rights of first refusal and withdrawal that may be exercised by both the lessor (owner directly) and by the leaseholder (owner useful).
In judicial sales is a single common term to exercise the withdrawal of nine working days starting from the granting of the deed.
I II) adjacent retract.
The law raised as a remedy to the excessive division of land ownership allows the owner of a farm subrogation buyer's place when it is not adjacent and sold a farm of one hectare lesser extent.
V) retracts the law of leases.
a) Urban Leases.
In the Urban Leases Act Article 25 for the housing lease and art. 31 for purposes other than housing, collecting the right of first refusal and among them, as there may be less, the right of withdrawal under market conditions.
But still applicable Urban Leases Act of 1964, for contracts concluded by it.
The foundation of the LAU. of 1964 was that the tenant could buy just the apartment or premises occupied by the building but nothing else.
As indicated at the beginning of this paragraph, Article 25 of the Urban Leases Act of 1994 regulates the right of first refusal of the tenant of the house and in particular the right of withdrawal pursuant to Art. Civil Code 1518, collecting the novelty of the pact possible waiver of the right of withdrawal when we agreed term contracts with more than five years (art. 25.8).
On the other hand, Article 31 regulates the right of first refusal on the same terms and viewed the art. 25, in the leases for uses other than housing.
b) leases.
The recent Rural Lets Act has removed the rights of the tenant and the tenant to the score, repurchase or first refusal.
Urban Leases Act of 1994 states the tenant preference over any other except the withdrawal of co-owner of the house or the conventional withdrawal if he is registered in the Land Registry when they held the lease. For its part, the urban rental agreement of 1964 regulating the right of repurchase of the lessor of commercial premises is preferable to any other except the co-owner of the business (art. 40).
Further information on the withdrawal
The demand for withdrawal must be raised against the buyer
if before the expiration of the term of exercise of the action of withdrawal, other transmission has occurred, and this is also known by the actor retrayente, it can direct its action against both successive purchasers eligibility requirement documentary evidence of title and price allocation .
Deadlines for filing the action of withdrawal
The law provides nine days for the withdrawal of community and neighboring (art. 1524 CC)
Article 1067 Civil Code sets the period of one month for the exercise of the action of withdrawal of co-heirs and fellow members.
Sixty days are fixed for the exercise of the action in the leases under Article 88 of the LAR. 1,980
In the Urban Leases Act 1964 is granted within sixty calendar days Tenancies (art. 48.2) except the repurchase of the lessor on local business will be transferred to 30 business days (arts. 36.3 and 39 LAU 1964), second current urban legislation sets the rental agreement within thirty calendar days for the withdrawal of housing (art. 25.3 LAU. of 1994).
Two months are covered by the withdrawal of Spanish Historical Heritage assets
In the conventional retract regulated in art. 1508 of the Civil Code sets the period of four years for its exercise, on the assumption that nothing has been agreed on, or the agreed, but the same can exceed ten years.
The starting day for the computation of the period is, in principle, the knowledge of the sale, unless previously carried out the registration thereof in the Land Registry, computed from the date of registration and from the seat or from the filing of the deed of sale and point of departure the day following the sale should have knowledge of or registration on the register on knowledge of the sale must refer to its consummation and only to its perfection.
Special mention cases of judicial sales, where the most recent case law states that the action of withdrawal arises from the time of the adoption of the auction and judicial adjudication.
About the price of withdrawal
The Constitutional Court considers that there is no requirement that the appropriation is sufficient cash being a certified check, also supported the bank guarantee or bond.
The law understands that he must enter the actual price, not to put on the deed of sale.
The appropriation does not include those amounts deferred from the price not paid the buyer or the seller was
When the transmission has taken place in previous judicial auction, the amount of withdrawal will be determined by the auction price or value of the award, not the market value nor the appraisal of the property
Rationale for the title.
It is not necessary that the title of retrayente public document recorded in a private document is sufficient.
* We attach an interesting and lengthy article on the Special Trial withdrawal
Filed under Legal Auction | Tags: 70 percent , 70% , adjudication , court , seventy percent , auction
Should you change the "type" (value of output) of the auction if any previous charges?
Posted by admin on July 20th, 2009 | No Comments »
YES, must vary.
Sin embargo, los secretarios judiciales pasan por alto la aplicación del Art. 666 de la LEC por considerar que no le es de aplicación en los procedimientos de ejecución hipotecaria ya que el tipo para subasta se pacta con antelación y queda reflejado en la escritura de constitución de hipoteca (art 682.2.1)
No obstante, tras la detenida lectura de la nueva LEC 1/2000, en la “Exposición de Motivos” ya se habla de este tema, y en el Capítulo V sobre las particularidades de la ejecución sobre bienes hipotecados, la LEC (Art. 691.4) es muy clara al respecto: La subasta de bienes hipotecados se realizará con arreglo a lo dispuesto para la subasta de bienes inmuebles . Así pues le es de aplicación el Art. 666 Sección Sexta sobre la subasta de bienes inmuebles: Los bienes inmuebles han de salir a subasta por el valor pactado para su subasta menos el importe de todas las cargas anteriores. A su vez, el art 666 nos remite al 637 que define perfectamente el avalúo (que no el tipo) del bien.
De hecho, la falta de aplicación de la Ley a este respecto lesionaría gravemente los intereses del licitador pues:
1º Habría de consignar un importe superior para acceder a la subasta,
2º Para ser adjudicatario directo por el 70% debería abonar mucho más,
3º y además seguiría respondiendo de las cargas anteriores a la que ha originado la ejecución.
Ni que decir tiene que esta situación provoca en muchos casos la falta de concurrencia de licitadores a las subastas con el correspondiente PERJUICIO PARA EL DEUDOR, que ve como su propiedad es adjudicada por el mínimo precio.
Si en el mismo acto de una subasta se encontrara ante una situación como ésta, no dude en ponerla en conocimiento del secretario judicial para que, en aplicación del Art. 666, modifique el tipo que ha de servir para la celebración de dicha subasta. Tenga en cuenta que no es lo mismo adjudicarse una propiedad por el 70% del valor de tasación habiendo descontado las cargas anteriores que no habiendo sido descontadas.
Posiblemente el “error de concepto” que se viene produciendo en los juzgados se deba a que desde el 8 de enero de 2001 ha entrado en vigor la Nueva Ley de Enjuiciamiento Civil, lo que ha provocado que en materia de subastas judiciales se hayan producido ciertas modificaciones. No obstante, y durante algún tiempo nos encontraremos con subastas señaladas al amparo de la anterior regulación legal, y subastas que empiecen a señalarse de acuerdo con la Nueva Ley. A continuación se establecen las diferencias entre una y otra regulación sobre determinados aspectos:
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Of course it goes without saying that the term "exit value" (which is constantly repeated in Article 670) and bidders benefit us dramatically.
Legislation to which he referred:
Párrafo 23 del capítulo XVII extractado de la EXPOSICIÓN DE MOTIVOS declarada en la nueva LEC 1/2000
La convocatoria de la subasta, especialmente cuando de inmuebles se trate, se regula de manera que resulte más indicativa del valor del bien. La enajenación en subasta de bienes inmuebles recibe la singular atención legislativa que merece, con especial cuidado sobre los aspectos registrales y la protección de terceros. En relación con la subsistencia y cancelación de cargas se ha optado por mantener el sistema de subsistencia de las cargas anteriores al gravamen que se ejecuta y cancelación de las cargas posteriores , sistema que se complementa deduciendo del avalúo el importe de las cargas subsistentes para determinar el valor por el que los inmuebles han de salir a subasta . Esta solución presenta la ventaja de que asegura que las cantidades que se ofrezcan en la subasta, por pequeñas que sean, van a redundar siempre en beneficio de la ejecución pendiente, lo que no se conseguiría siempre con la tradicional liquidación de cargas.
CHAPTER V
DE LAS PARTICULARIDADES DE LA EJECUCION SOBRE BIENES HIPOTECADOS O PIGNORADOS
Artículo 691.4 La subasta de bienes hipotecados, sean muebles o inmuebles, se realizará con arreglo a lo dispuesto en esta Ley para la subasta de bienes inmuebles.
SECCIÓN SEXTA
De la subasta de bienes inmuebles
Artículo 666. Valoración de inmuebles para su subasta
1. Los bienes inmuebles saldrán a subasta por el valor que resulte de deducir de su avalúo , realizado de acuerdo con lo previsto en los arts. 637 y siguientes de esta Ley, el importe de todas las cargas y derechos anteriores al gravamen por el que se hubiera despachado ejecución cuya preferencia resulte de la certificación registral de dominio y cargas. Esta operación se realizará por el Secretario Judicial descontando del valor por el que haya sido tasado el inmueble el importe total garantizado que resulte de la certificación de cargas o, en su caso, el que se haya hecho constar en el Registro con arreglo a lo dispuesto en el apartado 2 del art. 657.
2. Si el valor de las cargas o gravámenes iguala o excede del determinado para el bien, el tribunal alzará el embargo.
SECCIÓN SEGUNDA
Valoración de los bienes embargados
Artículo 637. Avalúo de los bienes
Si los bienes embargados no fueren de aquéllos a que se refieren los arts. 634 (Entrega directa al ejecutante) y 635 (Acciones y otras formas de participación sociales), se procederá a su avalúo, a no ser que ejecutante y ejecutado se hayan puesto de acuerdo sobre su valor, antes o durante la ejecución.
La puesta de acuerdo de ejecutante y ejecutado sobre el valor de los bienes pudo efectuarse como cláusula de un negocio jurídico previo (y así puede verse el caso especial del art. 682) o como acto expreso para la ejecución ya iniciada.
CAPITULO V
DE LAS PARTICULARIDADES DE LA EJECUCION SOBRE BIENES HIPOTECADOS O PIGNORADOS
Artículo 682. Ambito del presente capítulo
1. Las normas del presente capítulo sólo serán aplicables cuando la ejecución se dirija exclusivamente contra bienes pignorados o hipotecados en garantía de la deuda por la que se proceda.
2. Cuando se persigan bienes hipotecados, las disposiciones del presente capítulo se aplicarán siempre que, además de lo dispuesto en el apartado anterior, se cumplan los requisitos siguientes:
1º Que en la escritura de constitución de la hipoteca se determine el precio en que los interesados tasan la finca o bien hipotecado, para que sirva de tipo en la subasta.
May 2nd, in the same writing, stating an address setting out the debtor, to practice requirements and notifications. En la hipoteca sobre establecimientos mercantiles se tendrá necesariamente por domicilio el local en que estuviere instalado el establecimiento que se hipoteca.
3. El Registrador hará constar en la inscripción de la hipoteca las circunstancias a que se refiere el apartado anterior.
Artículo 668. Contenido del anuncio de la subasta
La subasta se anunciará con arreglo a lo previsto en el art. 646, expresándose en los edictos la identificación de la finca, que se efectuará en forma concisa, la valoración inicial para la subasta, determinada con arreglo a lo dispuesto en el art. 666 y los extremos siguientes:
1º Que la certificación registral y, en su caso, la titulación sobre el inmueble o inmuebles que se subastan está de manifiesto en la Secretaría.
2º Que se entenderá que todo licitador acepta como bastante la titulación existente o que no existan títulos.
3º Que las cargas o gravámenes anteriores, si los hubiere, al crédito del actor continuarán subsistentes y que, por el sólo hecho de participar en la subasta, el licitador los admite y acepta quedar subrogado en la responsabilidad derivada de aquéllos, si el remate se adjudicare a su favor.
Filed under Legal Auction | Tags: court , auction , Appraisal , auction type , value
¿Existen deudas que aún siendo posteriores a la que provoca la ejecución tienen preferencia?
Posted by admin on July 20th, 2009 | Comments Off
Sí. Y no es que unos corran más que otros a la hora de cobrar. Las preferencias de pago principalmente son dos las que con más asiduidad se pueden presentar:
Las deudas con el Estado. Que gravarán la propiedad como máximo con un importe igual a la última anualidad vencida y no pagada de impuestos.
Las deudas con la Comunidad de Propietarios. Podrán ser reclamadas como máximo las cuotas imputables a la parte vencida de la anualidad en curso y al año natural inmediatamente anterior.
Leyes que le son de aplicación:
Artículo 9 de la LEY 49/60 DE PROPIEDAD HORIZONTAL
… Los créditos a favor de la comunidad derivados de la obligación de contribuir al sostenimiento de los gastos generales correspondientes a las cuotas imputables a la parte vencida de la anualidad en curso y al año natural inmediatamente anterior tienen la condición de preferentes a efectos del artículo 1.923 del Código Civil y preceden, para su satisfacción, a los enumerados en los apartados 3. o , 4. oy 5. o de dicho precepto, sin perjuicio de la preferencia establecida a favor de los créditos salariales en el Estatuto de los Trabajadores.
El adquirente de una vivienda o local en régimen de propiedad horizontal, incluso con título inscrito en el Registro de la Propiedad, responde con el propio inmueble adquirido de las cantidades adeudadas a la comunidad de propietarios para el sostenimiento de los gastos generales por los anteriores titulares hasta el límite de los que resulten imputables a la parte vencida de la anualidad en la cual tenga lugar la adquisición y al año natural inmediatamente anterior. El piso o local estará legalmente afecto al cumplimiento de esta obligación. …
Artículo 1923 del Código Civil
Con relación a determinados bienes inmuebles y derechos reales del deudor, gozan de preferencia:
1. Los créditos a favor del Estado, sobre los bienes de los contribuyentes, por el importe de la última anualidad vencida y no pagada, de los impuestos que graviten sobre ellos.
2. Los créditos de los aseguradores, sobre los bienes asegurados, por los premios del seguro de dos años; y, si fuere el seguro mutuo, por los dos últimos dividendos que se hubiesen repartido.
3. Los créditos hipotecarios y los refaccionarios, anotados e inscritos en el Registro de la Propiedad, sobre los bienes hipotecados o que hubiesen sido objeto de la refacción.
4. Los créditos preventivamente anotados en el Registro de la Propiedad, en virtud de mandamiento judicial, por embargos, secuestros o ejecución de sentencias, sobre los bienes anotados, y sólo en cuanto a créditos posteriores.
5. Los refaccionarios no anotados ni inscritos sobre los inmuebles a que la refacción se refiera y sólo respecto a otros créditos distintos de los expresados en los cuatro números anteriores.
Artículo 1924 del Código Civil
Con relación a los demás bienes muebles e inmuebles del deudor, gozan de preferencia;
1. Los créditos a favor de la provincia o del municipio, por los impuestos de la última anualidad vencida y no pagada no comprendidos en el artículo 1.923, número 1 .
2. Los devengados:
a. Por gastos de justicia y de administración del concurso en interés común de los acreedores, hechos con la debida autorización o aprobación.
b. Por los funerales del deudor, según el uso del lugar, y también los de su cónyuge y los de sus hijos constituidos bajo su patria potestad, si no tuviesen bienes propios.
c. Por gastos de la última enfermedad de las mismas personas, causados en el último año, contado desde el día del fallecimiento.
d. Por los salarios y sueldos de los trabajadores por cuenta ajena y del servicio doméstico correspondientes al último año.
e. Por las cuotas correspondientes a los regímenes obligatorios de subsidios, seguros sociales y mutualismo laboral por el mismo período de tiempo que señala el apartado anterior, siempre que no tengan reconocida mayor preferencia con arreglo al artículo precedente.
f. Por anticipaciones hechas al deudor, para sí y su familia constituida bajo su autoridad, en comestibles, vestido o calzado, en el mismo período de tiempo.
g. Por pensiones alimenticias durante el juicio de concurso, a no ser que se funden en un título de mera liberalidad.
3. Los créditos que sin privilegio especial consten:
a. En escritura pública.
b. En sentencia firme, si hubiesen sido objeto de litigio.
Estos créditos tendrán preferencia entre sí por el orden de antigüedad de las fechas de las escrituras y de las sentencias.
Filed under Subastas Judiciales | Tags: deuda , ejecucion , posterior , subasta
Does bankruptcy suspends foreclosure?
Posted by admin on July 20th, 2009 | No Comments »
Sí, pero solo desde el momento en que se insta el concurso hasta que este queda resuelto, con un plazo máximo de 1 año.
Se paralizan de esta forma temporal todas las ejecuciones sobre bienes del concursado afectos a su actividad profesional o empresarial, en tanto se negocie un convenio o se abra la liquidación, con el máximo de un año a partir de la declaración de concurso. Salvo que al tiempo de la declaración de concurso ya estuviese anunciada la subasta, las actuaciones de ejecución iniciadas con anterioridad se suspenderán y no se reanudarán, ni podrán iniciarse otras, hasta que transcurran los plazos señalados.
Naturalmente, los créditos con garantía real gozan en el concurso de privilegio especial y el convenio sólo les afectará si su titular firma la propuesta, vota a su favor o se adhiere a ella o al convenio aprobado. De no estar afectados por un convenio, los créditos con privilegio especial se pagarán con cargo a los bienes y derechos sobre los que recaiga la garantía.
Si una persona llega a la conclusión de que con los ingresos que tiene, no puede hacer frente a los compromisos de pago que tiene adquiridos, tiene la obligación de acudir a los tribunales mercantiles para pedir la llamada declaración de concurso.
Esto coloca al particular en situación parecida a como quedaba antiguamente una empresa en suspensión de pagos . Como primera medida. se paralizan los procedimientos de embargo, pues hasta que no se establezca el monto total de la deuda y la lista de deudores, nadie puede cobrar unilateralmente su deuda retirando bienes del moroso. Ello da un respiro al deudor, que a veces, tiene suficiente con un aplazamiento temporal de los pagos, para volver a encontrar una nueva vía de sus ingresos. Un particular en ese tiempo, puede encontrar el trabajo que le permita hacerse nuevamente cargo con normalidad, de sus deudas. De otra parte en este tiempo, el deudor puede liquidar libremente en el mercado, con el permiso del Administrador Judicial , su patrimonio, por ejemplo la vivienda, a precios superiores de lo que normalmente obtendría en procedimientos judiciales, como la subasta pública.
Otra ventaja del procedimiento, es que alcanzado un acuerdo de quita con los deudores, el cumplimiento del acuerdo, da por eliminada totalmente la deuda, aunque los acreedores se hubieran quedado sin cobrar una parte. El panicular inicia desde ahí su vida, limpio de dudas pasadas. Conviene aclarar que la Ley Concursal no perdona la deuda sino que prevé un mecanismo para favorecer a sus titulares el pago de acuerdo a sus posibilidades, mediante reducciones de hasta un 50 por ciento y un aplazamiento de cinco años.
El problema está en el coste de aplicar la Ley Concursal . Este medio exige como hemos indicado la participación de un Administrador Judicial , que actúa como árbitro y autoriza (o deniega), con los ingresos que se reciben, la realización de los pagos imprescindibles para el mantenimiento de la familia y puede autorizar operaciones que supongan cambios en el patrimonio del titular, como venta de bienes, si ello redunda en beneficio del deudor y de los acreedores.
Filed under FAQ's | Tags: Help , Help me , bankruptcy , debt , foreclosure , mortgage , need help , bankruptcy , auction
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