Friday, November 03, 2006

LECCIÓN XXXVII

EFECTOS DE LA HIPOTECA

1. GENERALIDADES.

Los efectos de las hipotecas son las consecuencias jurídicas que ella produce a partir de su constitución. El propietario conserva todas las atribuciones inherentes al dominio, pero no puede realizar actos de disposición material o jurídica que produzcan una disminución del valor de la cosa.

2. EFECTOS CON RELACIÓN A TERCEROS.

El art. 2369 establece: “La hipoteca no producirá efectos respecto a terceros sino desde su inscripción en el Registro respectivo. Las partes contratante, sus herederos y los demás que han intervenido en el acto, así como el escribano y los testigos, no pueden prevalerse de la falta o defecto de inscripción. Respecto de ellos, la hipoteca constituida por escritura pública, se considerará registrada”.

3. EFECTOS EN CUANTO AL CRÉDITO.

Se refiere al privilegio del acreedor, quien en caso de que el crédito se torne exigible, y cuando el deudor no ha dado cumplimiento a la obligación principal, así el art. 2373 expresa:

“La hipoteca inscripta confiere al acreedor un derecho preferente para ser pagado sobre el precio del inmueble. Podrá demandar la ejecución y venta de la cosa hipotecada, sea que ella esté en poder del deudor, del constituyente, o de un tercero”.

En relación a la ejecución y venta de la cosa hipotecada, siempre se relaciona con el propietario del inmueble, sea éste el propio deudor o un tercero que lo gravó también llamado “tercero poseedor”.

El art. 2374 establece:

“La hipoteca comprende, además del capital adeudado, los intereses estipulados y adeudados por dos (2) años, y los que corran durante la ejecución, hasta el pago efectivo, se hayan o no convenido. En las obligaciones que no sean cantidades de dinero, comprende los daños y perjuicios causados por la inejecución, si fueren estimados en el acto constitutivo. En caso contrario no podrán exceder los intereses legales por el tiempo expresado en este artículo, asimismo, las costas judiciales”.

De acuerdo al principio de especialidad, que rige en materia hipotecaria, es necesario que los intereses estén determinados en el acto constitutivo. Los intereses que cubre la garantía hipotecaria son los que corren con posterioridad a la constitución; se refieren a los terceros, porque en las relaciones de las partes entre sí, la garantía se extiende a todos los intereses debidos por el deudor, a condición que no se hallen prescriptos.

La disposición legal que establece que la hipoteca garantiza los intereses que corren desde su constitución, no obsta para que las partes convengan la cobertura de intereses devengados desde una fecha anterior a la celebración del acto.

Si una hipoteca se constituye para garantizar una obligación anteriormente contraída, los intereses devengados deben ser precisamente determinados, conforme lo dispone el art. 2370:

“Al constituirse una hipoteca en garantía de un crédito, deben liquidarse los intereses atrasados y expresarse en una suma cierta. La sola indicación de que la hipoteca comprende los intereses vencidos, sin indicación de la cuantía, no produce efecto alguno”.

La hipoteca garantiza los intereses comunes y punitorios o moratorios, devengados desde su constitución por dos años y los que corra durante su ejecución. Este efecto no obstante es con relación al privilegio frente a terceros, porque entre las partes la exigibilidad de los intereses recién caduca a los cinco años

El otro rubro cubierto por la garantía hipotecaria es el de las costas judiciales y todos los gatos realizados para la conservación de la cosa que se consideran accesorios al crédito. Esto es lo que establece el art. 438:

“Son créditos privilegiados sobre determinados inmuebles: a) los gastos de justicia para realizar el inmueble y distribuir su precio…”.

Según la doctrina predominante se consideran comprendidos en el privilegio hipotecario:
a) los gastos y honorarios de la ejecución;
b) gastos realizados para la tasación del inmueble;
c) gastos de remate y otros indispensables;
d) los de administración durante el juicio.-

4. EFECTOS ENTRE EL ACREEDOR Y DEUDOR.

El principio es que “El propietario del inmueble hipotecado conserva el ejercicio de todas las facultades inherentes al dominio” (art. 2375); entonces el propietario del inmueble hipotecado puede vender o enajenar el inmueble, constituir sobre el mismo otros derechos reales (otras hipotecas, dar el inmueble en usufructo, uso, habitación constituir servidumbres y arrendarlo, y realizar todos los actos de goce, disfrute y explotación del inmueble.

Lo que no puede realizar el propietario del inmueble son los actos de disposición material o jurídica que directamente tenga por consecuencia disminuir el valor del inmueble hipotecado, tal sería el caso de una demolición de una construcción por ejemplo; o en cuanto a los actos de disposición jurídica (constituir servidumbres, usufructo, uso habitación, arrendamientos, etc.) tales actos disminuyen el valor económico del inmueble, por lo cual el propietario puede constituirlo, siendo validos tales contratos entre las partes, pero no pueden ser oponibles al acreedor hipotecario, quien al ejecutar el inmueble puede hacerlo libre de gravámenes.

En cuanto al acreedor hipotecario, puede este puede solicitar medidas conservatorias en caso de deterioro de la cosa hipotecada, esto lo estable el art. 2376 y el 2377:

Art. 2376: “El acreedor hipotecario aunque su crédito fuere a término subordinado a condición o evento, podrá solicitar todas las medidas conservatorias para asegurar su derecho, e impedir los actos previstos en el artículo anterior. Cuando los actos perjudiciales se hubieren realizado, el acreedor podrá exigir al deudor la estimación de los deterioros, aunque provinieren de caso fortuito o de terceros, y el depósito judicial de su valor, o bien demandar un suplemento de hipoteca”

Art. 2377: “Iguales derechos tienen los acreedores hipotecarios en los casos de deterioro o separación de los muebles accesorios, sufridos o ejecutados contra la reglas de la buena administración”.

Caducidad del plazo: El art. 2378 establece: “En los casos de los tres artículos anteriores, los acreedores hipotecarios podrán aunque sus créditos no estén vencidos, demandar que el deudor sea privado del beneficio del plazo otorgado en el contrato”.

Esta facultad de demandar la caducidad del plazo no restringe el derecho del acreedor de solicitar, en su caso, las medidas conservatorias, estimación de deterioros y depósito judicial del valor o demandar un suplemento de hipoteca.

5. CLÁUSULAS PROHIBIDAS.

El art. 2368 establece;

“En la convención hipotecaria, serán nulas las siguientes cláusulas:

a) La que prohíba al deudor oponer excepciones;
b) La que permita al acreedor exigir el capital en caso de mora por intereses, antes que se adeudare un semestre vencido;
c) La que autorice el remate del inmueble gravado, sobre una base inferior a las dos terceras partes de la valuación fiscal para el pago del impuesto inmobiliario;
d) La que prohíba al propietario vender o gravar el bien hipotecado;
e) La que, concertada antes del vencimiento de la deuda, otorgue al acreedor el derecho de quedarse con la propiedad del bien en caso de falta de pago, o el de enajenarlo de otra manera que por la ejecución judicial; y,
f) La renuncia de la facultad del deudor de redimir la carga que grave el inmueble, establecida por éste Código, o la designación de un plazo mayor para ejecutarla”.


6. EFECTOS ENTRE EL ACREEDOR HIPOTECARIO Y EL TERCER POSEEDOR.

Al hablar del tercero poseedor, no se hace referencia a un sujeto completamente extraño a la relación jurídica contractual, sino al que ha entrado en contacto con el objeto de la hipoteca, vinculándose con una de las partes del acto. Se hace referencia sí, al que adquirido el inmueble hipotecado, en propiedad, pero sin estar obligado personalmente.

Se sostiene asimismo que el tercer poseedor, que no responde personalmente de la obligación sino hasta la concurrencia del valor de la cosa, es tanto el adquirente del inmueble hipotecado, por cualquier título que sea, como también lo es el propietario (tercero) que constituyó el gravamen en garantía de la deuda de otro, e igualmente el legatario del inmueble.

Es que la situación de preferencia del acreedor hipotecario no sufre alteración sustancial por la transmisión de la propiedad del inmueble, porque él tiene el “jus persequendi” y puede hacer valer sus privilegios aunque se encuentre en poder de terceros. El art. 2384 establece:

“Cuando el inmueble hipotecado estuviere en todo o en parte en poder de terceros constituyentes o adquirentes, debe el acreedor, antes de pedir a éstos el pago de la deuda, intimar judicialmente al deudor, con los intereses exigibles. Si éste no pagare en el acto, podrá el acreedor exigir a los terceros poseedores el pago de la deuda, o el abandono del inmueble hipotecado”

Esta norma establece que el acreedor hipotecario luego de haber intimado judicialmente al deudor, al pago del capital y los intereses, y al no abonarse la obligación, puede dirigir la acción contra los terceros poseedores que hubieren adquirido la cosa por enajenación derivada del deudor o por haber sido el propietario constituyente en garantía de la obligación del deudor.

Los derechos del tercer poseedor están contenidos en la normativa del art. 2385 y 2386:

Art. 2385: “El tercer poseedor o propietario de un inmueble hipotecado goza de los plazos concedidos al deudor por el contrato, o por un acto de gracia y la deuda hipotecaria no puede serle demandada sino cuando fuere exigible a este último. Pero no aprovechan al tercer poseedor, los plazos dados al deudor concursado para facilitarle el pago de los créditos del concurso”.

En el supuesto que el acreedor resuelva exigir el pago de la obligación al tercero9 poseedor, luego de haber intimado al deudor, a aquél lo benefician los plazos que se hubiesen acordado en el contrato, o por un plazo de gracia, y sólo podrá ser demandado cuando fuere exigible la obligación al deudor y no antes.

En cuanto a los plazos dados al deudor concursado y que no benefician al tercero poseedor, se explican porque ellos no alcanzan a los co-obligados o garantes, por cuanto esa concesión es personal del acreedor y no puede aprovechar el deudor.

El art. 2386: “Si el tercer poseedor rehusare pagar la deuda hipotecaria y abandonar el inmueble. El acreedor sólo tiene derecho a perseguir la venta de éste. El tercer poseedor puede excepcionar la ejecución del inmueble, alegando la no existencia, o la extinción del derecho hipotecario, como también la nulidad de la toma de razón o la inexigibilidad de la deuda”

Es que la no existencia del crédito hipotecario podría provenir de la nulidad de la hipoteca (tal por ejemplo si fuere constituida por quien no era el propietario o por defectos esenciales del contrato).

La extinción del derecho podría surgir de que la obligación ya fue cumplida, o de que prescribió o que aún hallándose vigente, el derecho real hubiera caducado por falta de reinscripción.

La nulidad de la toma de razón por algún defecto que ella tuviera sólo puede ser opuesta por parte del tercero poseedor, ya que é no fue parte en la escritura de hipoteca.

Los derechos del acreedor están dados en la misma normativa (2386) al expresar “Si el tercero poseedor rehusare pagar la deuda hipotecaria y abandonar el inmueble, el acreedor sólo tiene derecho a perseguir la venta de éste…”

Este norma mantiene el principio para los casos de garantías reales de limitar el derecho del acreedor hasta la sola venta del inmueble afectado a la hipoteca, en el caso que el tercero poseedor se negare a pagar la deuda o hacer abandono del inmueble. Cabe recordar que el tercero poseedor no responde del saldo que no se hubiese podido percibir por la obligación debida y ejecutada.

ABANDONO DEL INMUEBLE POR PARTE DEL TERCERO POSEEDOR:

El art. 2387 establece:

“El tercero poseedor puede abandonar el inmueble hipotecado, si no estuviere personalmente obligado como deudor directo o subsidiario, o no hubiere asumido el pago del crédito por el contrato de adquisición, o por un acto posterior.
Puede hacer abandono sólo el que fuere capaz de enajenar sus derechos.
El abandono no autoriza al acreedor a apropiarse del inmueble. Su derecho se reduce a vender para cobrarse con su precio.
Abandonado el inmueble hipotecado, el juez nombrará un curador, con el cual seguirá el juicio.”

El abandono del inmueble a que se hace referencia no significa desprenderse de la propiedad del mismo, sino simplemente de la entrega de la posesión del mismo a los acreedores para que puedan ejecutarlo.

Forma del abandono: esto es una cuestión de carácter procesal, que normalmente debe realizarse por declaración escrita al juzgado ante el cual se lleva adelante la ejecución hipotecaria. El art. 580 del Cód. procesal Civil establece:

“Si del informe a que se refiere el artículo anterior o por denuncia del deudor, resultare que este transfirió el bien hipotecado, dictada la sentencia de remate, se intimará al adquirente para que dentro del plazo de cinco días pague la deuda o haga abandono del bien. En este caso se observarán las reglas establecidas en el Código Civil sobre los efectos de las hipotecas en relación a terceros poseedores”.

7. PRIVILEGIOS DEL ACREEDOR HIPOTECARIO.

El derecho a ser pagado con preferencia a otros acreedores es el factor que confiere a la hipoteca su importancia jurídica y económica que se le reconoce.

El art. 2373 establece:

“La hipoteca inscripta confiere al acreedor un derecho preferente a ser pagado sobre el precio del inmueble. Podrá demandar la ejecución y venta de la cosa hipotecada, sea que ella esté en poder del deudor, del constituyente, o de un tercer poseedor”.

El art. 2381 establece:

“Los acreedores hipotecarios gozan de privilegio sobre el precio del inmueble, en el orden de prioridad determinado por la fecha de de las inscripciones respectivas. Cuando fueren efectuados en el mismo día, la preferencia se determinará por la hora de su presentación. El privilegio subsiste sobre el precio no pagado de los accesorios vendidos”


8. MEDIOS DE EXTINCIÓN DE LA HIPOTECA: A) DIRECTOS; B) INDIRECTOS.

La extinción de la hipoteca puede producirse por vía indirecta o de consecuencia, y por vía directa o principal.

Extinción por vía directa o principal: En primer lugar, la renuncia del acreedor provoca la extinción de la hipoteca, el art. 2401 establece: “La hipoteca termina: …b) por renuncia del derecho del acreedor hipotecario hecha en escritura pública…”; esta renuncia no significa renuncia al crédito. Se admite (en doctrina) que la presencia y participación del acreedor hipotecario en la convocatoria de acreedores del deudor y la emisión del voto por el proyecto de concordato puede tomarse con el efecto de renuncia tácita al privilegio hipotecario. Se extingue también la hipoteca por el transcurso del plazo de veinte años desde el día de la inscripción, aunque se hubiere convenido un plazo mayor (art. 2402), y cuando el inmueble fuese enajenado en remate judicial con citación de los acreedores hipotecarios, toda vez que fuese aprobada la subasta, el adjudicatario consignare judicialmente el precio de venta. El privilegio subsistirá sobre éste.

Extinción por vía indirecta: Se por extinción de la obligación, siendo que la hipoteca es accesoria a la misma, el art. 2401 establece: “La hipoteca termina: a) Por extinción total de la obligación principal;…c) Por la reunión de la calidad de propietario y acreedor hipotecario en la misma persona…”, en este último caso se produce la confusión extinguiendo la deuda con sus accesorios.

9. EXTINCIÓN DE LA PRIMERA INSCRIPCIÓN. CANCELACIÓN DE HIPOTECAS.

La inscripción de la hipoteca en el registro es un requisito indispensable para la oponibilidad del gravamen contra terceros: tal inscripción constituye la exteriorización, por decirlo así, de la hipoteca, y, en su defecto, solo produce efecto entre las partes. La hipoteca se extingue por el plazo de veinte años contados desde el día de su inscripción, aunque se hubiere convenido un plazo mayor (art. 2401 inc. D).

El art. 2404 establece:

“La inscripción de la hipoteca será cancelada en virtud de escritura pública en la que el acreedor hipotecario declare la extinción de su crédito, o su renuncia a él, o por resolución judicial”.

El art. 2405 establece:

“Cuando se hubieren pagado las letras o pagarés otorgados por el importe de la deuda, y éstos se hallaren registrados, el deudor o un tercero podrá solicitar al juez la cancelación de la hipoteca, presentando los documentos que deben archivarse en el Registro de Hipotecas, con la constancia de que representan el importe integro de la deuda. Si las letras o pagarés representaren el importe integro de la deuda, no se cancelará la hipoteca, pero se anotará el pago parcial efectuado”.-

11. PAGARÉS HIPOTECARIOS.

Se califica de “pagares hipotecarios”, como una figura híbrida, por un lado un pagaré cuya esencia es la movilidad, el carácter abstracto, el valor en sí mismo, autónomo; y por el otro lado un derecho real de hipoteca, ligando concretamente a la obligación y a una cosa.

El art. 2371 establece:

“La obligación podrá fraccionarse y documentarse en pagarés endosables, haciéndolo constar el escribano en la escritura y en los documentos, que deberán ser registrados, así como sus endosos”.

La práctica del pagaré hipotecario confiere al acreedor la ventaja de poder negociarlo mientras que el deudor obtiene el beneficio de los pagos parciales.

Los documentos (pagarés hipotecarios) deben ser firmados por el anotador de hipotecas como condición para participar de las ventajas que confiere al acreedor esta modalidad especial.

En la escritura de constitutiva de la hipoteca se debe consignar la división del crédito, los plazos estipulados y el otorgamiento de los pagarés como requisito para la individualización de los documentos, los cuales, deben ser registrados en la oficina respectiva (registro público).

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