La discutida preferencia del crédito de la comunidad por cuotas impagadas

Si la comunidad pretende embargar el piso o local del propietario moroso la existencia de hipotecas u otros embargos o cargas anotados puede suponer un obstáculo infranqueable para el cobro de la deuda, y ello pese al carácter preferente que sobre éstas tienen las cuotas correspondientes a la anualidad vencida y las tres últimas anteriores a la fecha de transmisión, tal y como se desprende de lo dispuesto en el art. 9.1.e) LPH.

Una ya consolidada doctrina de la Dirección General de los Registros y del Notariado (DGRN) se ha encargado de introducir una serie de obstáculos prácticamente infranqueables.

En efecto, como dice la DGRN de 15 de enero de 1997, al pretenderse con la demanda no sólo la declaración judicial sobre la existencia, cuantía y exigibilidad de la deuda sino además la declaración de que dicho crédito goza de la afección real del art. 9.1.e LPH), es obvio que en este aspecto la relación jurídica procesal se está entablando con los titulares de esas cargas ya registradas al tiempo de la anotación de demanda, que se verán postergadas si efectivamente recae la declaración pedida y, en consecuencia, también contra ellos deberá dirigirse la demanda.

Esta doctrina registral ha tenido su continuidad en otras resoluciones, como las RRDGRN de 29 de diciembre de 1999, 7 de enero de 2000, 3 de abril de 2001, 10 de agosto de 2006 y 22 de enero de 2013, todas ellas amparándose en el derecho fundamental de tutela judicial efectiva del art. 24 CE, así como que los efectos de cosa juzgada impiden oponer a un tercero la declaración de preferencia de una carga real, por más que esté establecida por la Ley, sin que el mismo haya tenido la posibilidad de excepcionarla, sea por razón del plazo a que corresponde la deuda, el origen de las partidas o los conceptos que la han integrado entre otras razones.

Incompatibilidad de acudir al proceso monitorio

Si la intención del legislador era la de establecer una preferencia para el cobro de las cuotas de comunidad de propietarios no satisfechas por los morosos, la doctrina registral ahora analizada que corrige y matiza los requisitos que deben darse en tales casos introduce en la práctica una barrera que deja vacío de contenido el art. 9.1.e) LPH en orden a hacer valer tal privilegio frente a hipotecas y otros embargos inscritos con anterioridad.

Tal doctrina obliga a que la preferencia tenga que hacerse valer en un proceso declarativo plenario, llamando a los terceros cuyos derechos se verían afectados no sólo para darles a conocer la existencia del proceso sino para poder combatir tal derecho que, por otra parte, tiene origen legal. Ello excluye la posibilidad de acudir al procedimiento monitorio.

Existe pues una clara incompatibilidad entre el procedimiento monitorio y la preferencia del crédito que recoge el art. 9.1.e) LPH. La comunidad de propietarios que opte por el monitorio podrá obtener, a falta de otros bienes, el embargo del inmueble, pero no podrá hacer valer la preferencia frente al resto de acreedores que tengan anotados su crédito o derecho real sobre el bien de que se trate.

Por otra parte, si se pretende hacer valer ese derecho preferente sobre un hipotético embargo del bien, sin saber si finalmente será o no necesario, debe desde el primer momento iniciar un proceso declarativo al que ha de traer a todos los titulares de derechos anteriores inscritos, en un proceso costoso y desproporcionado para el cobro de una deuda de comunidad para la cual el legislador de 1999, aún antes de la vigente LEC, había pensado en el proceso monitorio.

En vía ejecutiva ordinaria lo que se solicitará es ya el embargo ejecutivo directamente, no el embargo como medida cautelar, bien como consecuencia de la sentencia de condena dictada en el previo proceso declarativo, bien como consecuencia del Decreto del Secretario judicial dando por finalizado el proceso monitorio que se convierte en título ejecutivo. El problema estribará en que en el posterior proceso ejecutivo ya no resultará posible hacer valer la preferencia que reconoce el art. 9.1.e) LPH frente al resto de titulares de cargas inscritas, al no resultar ya posible traer al proceso a los titulares de estas últimas, y al haber finalizado el procedimiento declarativo, agotándose la posibilidad de que este tercero pueda discutir contradictoriamente la preferencia que ahora se pretende hacer valer. El hecho de que ya haya cosa juzgada en cuanto a la deuda obligaría a iniciar un proceso dirigido exclusivamente a declarar la preferencia del crédito y la preferencia a efectos registrales a la vista de la doctrina registral actualmente existente.

La forma de corregir este problema pasaría por una modificación legislativa introduciendo en el proceso monitorio, o en el proceso de ejecución derivado del proceso monitorio, un trámite de audiencia a los titulares de derechos que pudieran verse afectados que, en caso de oponerse a tal derecho, permitiese abrir un incidente declarativo en el que el juez definitivamente y tras la práctica de la prueba necesaria declarase el carácter preferente del crédito y ordenase la correspondiente adecuación registral a tal declaración.

Fuente: CAF MADRID

737 Responses to “La discutida preferencia del crédito de la comunidad por cuotas impagadas”

  367. Perry Vandusen

    I was wondering if you ever considered changing the page layout of your website? Its very well written; I love what youve got to say. But maybe you could a little more in the way of content so people could connect with it better. Youve got an awful lot of text for only having 1 or 2 images. Maybe you could space it out better?|

  370. Dalton Cedar

    Wow, amazing blog layout! How long have you ever been running a blog for? you make running a blog look easy. The overall glance of your site is excellent, as neatly as the content!

  374. Audrea Zachery

    Hi there colleagues, how is all, and what you wish for to say regarding this paragraph, in my view its actually remarkable for me.|

  375. Polly Bitetto

    Hi, i think that i saw you visited my weblog thus i came to “return the favor”.I am attempting to find things to improve my website!I suppose its ok to use a few of your ideas!!|

  376. Missy Au

    Wow, incredible weblog format! How lengthy have you ever been blogging for? you make running a blog look easy. The whole look of your site is fantastic, as neatly as the content!

  468. Dexter Oman

    I love your blog.. very nice colors & theme. Did you make this website yourself or did you hire someone to do it for you? Plz reply as I’m looking to construct my own blog and would like to find out where u got this from. kudos|

  479. Savannah Labuda

    Hi there i am kavin, its my first occasion to commenting anywhere, when i read this article i thought i could also create comment due to this good article.|

  480. Eleonor Eichenberger

    I’m really enjoying the design and layout of your blog. It’s a very easy on the eyes which makes it much more enjoyable for me to come here and visit more often. Did you hire out a developer to create your theme? Outstanding work!|

  494. Monnie Stalford

    This is very fascinating, You are an excessively skilled blogger. I have joined your feed and sit up for looking for extra of your excellent post. Additionally, I’ve shared your website in my social networks|

  495. Dagmar Pesnell

    What’s up to every body, it’s my first visit of this webpage; this webpage carries amazing and in fact excellent material in favor of readers.|

  496. Ramon Spaugh

    Hello! Quick question that’s completely off topic. Do you know how to make your site mobile friendly? My site looks weird when viewing from my iphone. I’m trying to find a template or plugin that might be able to resolve this problem. If you have any suggestions, please share. Cheers!|

  500. Clay Sealy

    My spouse and I stumbled over here different page and thought I should check things out. I like what I see so now i am following you. Look forward to looking over your web page yet again.|

  561. Nakisha Weisfeld

    Your style is really unique compared to other people I have read stuff from. I appreciate you for posting when you’ve got the opportunity, Guess I will just bookmark this blog.|

  619. Austinphora

    The best no deposit casinos make it simple to turn the no deposit signup bonus into real-money for withdrawal. In select states, players have access to several of the best no deposit casinos, including the Golden Nugget promo code: PLAYBONUS for $10 free on signup, no deposit required. But players in 48 out of 50 states also have access to sweepstakes casinos, where you can win cash prizes without making a purchase. With so many real money casinos available to players, it's easy to become overwhelmed by the choice and you can end up choosing a site that doesn't offer a good, safe gambling experience. By giving free money away, casinos attract new players to test their casinos and play without risking their own money. I personally don’t believe on a way to get rich or make money, but more as a way to test a new casino and have fun before making my first deposit. https://solaceandthecity.com/community/profile/violette8171490/ The Bet365 app is simplistic and effective, much like the website. The differences between the website and the app are marginal, but it does an excellent job of condensing the website experience down to a mobile phone. The Bet365 app can be found on the App Store and the Google Play Store. One primary selling point for the app is the live streaming options, which are abundant. Overall, it’s a great app that Canadian rely on. Now, let’s take a look at the typical online gambler. Genders aside, 24.5% of those between the ages of 25 and 34 admit to gambling at least once every month and they are followed closely by those aged between 35 and 44. These are just the types of people to own iOS mobile devices. They are also likely to have enough disposable income to gamble with, so it makes nothing but sense for online gambling sites to target them with iOS gambling apps.

  653. wes

    USL League One The Red Bulls attempted 15 shots on the night, while they delivered a mammoth 36 crosses into the box. But only five of them connected (14%), with Atlanta’s defense putting everything on the line. Their three center-backs – Miles Robinson, Alan Franco, and Anton Walkes – alone combined to make 26 clearances while they totaled 15 successful aerial duels between them. If you want to watch it on internet, VAVEL US is your best option! Choose a date to view the past soccer results or upcoming match fixtures. See how Atlanta United deploy their players in various used formations. The graphic shows the player position on the pitch in the selected formation. You can also see how much a formation by this team has been used. Noteworthy: FC Cincinnati’s Ronald Matarrita and Gustavo Vallecilla are both listed as questionable for the season finale while Nick Hagglund (wrist) is out. Maikel van der Werff is listed as out, confirming he won’t play have seen the field for FCC since preseason. Sunderland is also out (concussion). https://www.sneeka.com/community/profile/lamontgumm57963/ OLIVER HOLT: United have a CEO of media and it seems his job is to turn players into people he thinks we want them to be. They want to be themselves but United don’t trust them. “And though it hadn’t gone perfectly, both of them were shocked at being at the bottom of the scoreboard and finding themselves in the dance-off after the public vote. So getting shown the door on Sunday was utterly devastating.” On BBC Breakfast, Dan said: “I had a chat with a lovely fella called Cecil in the park when I walked the dog on Sunday. He said that his wife died 30- odd years ago. And they used to dance together and he said that he stopped dancing when his wife died. On BBC Breakfast, Dan said: “I had a chat with a lovely fella called Cecil in the park when I walked the dog on Sunday. He said that his wife died 30- odd years ago. And they used to dance together and he said that he stopped dancing when his wife died.

  691. arink

    The most popular way of getting BTC for free are bitcoin faucets. Originally bitcoin faucets existed to promote the use of cryptocurrency. Since adoption of crypto is on a much higher level nowadays bitcoin faucets are not a popular anymore and a lot of them closed because they were running at a loss. Fortunately for free bitcoin hunters there is still a couple of casinos with bitcoin faucets. Users browsing this forum: No registered users and 3 guests Luckily there are ways to find out if you can truly trust the casino you want to spend your time on. The best way is to check if the casino has a valid license for online gambling. All casinos need this to run their casino legally, and it is not free, so it wouldn’t be something they hide. Some casinos choose to obtain more than one of these licenses. This is a red flag for some, and we are here to tell you that it is not a red flag. A casino can have as many licenses as they please, but they can also have one. http://aat.or.tz/en/index.php/community/profile/matildahollis8/ Image credit: Evolution Gaming Evolution and the Ontario Lottery and Gaming Corporation (OLG) have launched live casino services for players in the province. Under the agreement, Evolution will launch its full suite of online games on Ladbrokes, Coral and Gala online platforms, with the initial roll-out to see a selection of its game shows go live with Ladbrokes and Coral. Evolution Gaming received the award dubbed “Online Casino Supplier of the Year” at the Global Gaming Awards London 2019, according to a press statement issued by the company. According to Evolution Gaming, the online Salle PrivГ©e will operate in the same way as a land-based version of a private room, and it will only be offered on a Business to Business (B2B) basis to selected online operators. Δdocument.getElementById( “ak_js_2″ ).setAttribute( “value”, ( new Date() ).getTime() );

  710. AnthonyRic

    The concept of a progressive jackpot has appeared in the online casino industry relatively recently. The progressive jackpot means a gradually increasing prize fund. The more the players play and bet – the prize pool increases as well. It should be noted that such jackpots are usually offered in slots, but once in a while, you can encounter them in blackjack or poker. So, if you decided to play a progressive jackpot and you want to make a deposit via Bitcoin, you will be glad to find out that the most prominent software developers back the acceptance of Bitcoin as a payment method equal to the well-established e-wallets. In this guide, we’ll review the 10 Best Bitcoin Slots Casinos taking the online gaming scene by storm. We’ll cover everything you’ll ever need to know about Bitcoin Slots Machines, with expert reviews, tips for signing up, the benefits of playing in Bitcoin, and more. We’ll even throw in a quick terminology guide of the most frequently used Bitcoin and Bitcoin casino slots machine games terms. https://waylonsmcr753208.bloguerosa.com/12523433/luckstars-no-deposit-bonus Yes! No deposit bonuses are absolutely worth it. While there will be some limitations to your no deposit experience, these promotions are designed with the single goal of improving your gaming sessions. Like most bonuses, there will be a maximum bet and winning amount set, but this is a small price to pay, provided that you can use free spins and free bonus funds to play through a plethora of games. On some occasions, you may find a no deposit bonus to be unsatisfying in the sense that there are better options available. A no deposit bonus on its own is always worth it if you are interested and know that a casino issuing the bonus is a good and trusted brand. Perhaps this part of the review seemed tedious and lengthy to you. However, if you do not understand the basic rules of real money online casino no deposit bonus, the gameplay can turn into a pun. Moreover, if you learn to assess your strengths and understand which WR indicator is the most suitable for you, then choosing a decent casino will take a few minutes.

Deja un comentario

  • (no será publicado)