LOS ACUERDOS NO INSCRITOS EN EL REGISTRO DE LA PROPIEDAD

17.1 de la Ley de Propiedad Horizontal, es decir, por unanimidad. Posteriormente, se procederá a su inscripción en el Registro de la Propiedad.

2.- No inscribir el acuerdo en elRegistro.

La validez del acuerdo no depende de su posterior inscripción toda vez que nuestro sistema registral no obliga a la inscripción de los acuerdos aunque les otorga el efecto de la fe pública registral.

Vinculación de terceros adquirientes:

¿Cómo vinculan a los nuevos adquirentes estos acuerdos cuando no se han inscrito en el Registro de la Propiedad?

A este respecto, el artículo 5 de la LPH establece que “El Título podrá contener, además, reglas de constitución y ejercicio del derecho y disposiciones no prohibidas por la Ley en orden al uso o destino del edificio, sus diferentes pisos o locales, instalaciones y servicios, gastos, administración y gobierno, seguros, conservación y reparaciones, formando un estatuto privativo que no perjudicará a terceros si no ha sido inscrito en el Registro de la Propiedad.

En cualquier modificación del título, y a salvo lo que se dispone sobre validez de acuerdos, se observarán los mismos requisitos que para la constitución”.

En consecuencia, aunque la comunidad adopte un acuerdo que modifique las disposiciones del Título o Estatutos, para que este acuerdo vincule a futuros adquirentes será necesario que se eleve a Escritura Pública notarial y proceder a su posterior inscripción notarial.

Si no se cumplieran estos requisitos, con la finalidad de evitar una indefensión jurídica del nuevo comprador que adquiere una propiedad en base a la situación jurídica descrita en el Título o Estatutos inscritos, este acuerdo solo vinculará a los propietarios que otorgaron su consentimiento y votaron a favor del acuerdo.

Jurisprudencia:

Las siguientes resoluciones de la Dirección General de los Registros y del Notariado ratifican lo anteriormente señalado:

Resolución de 23 de julio de 2005:

“(…) Tratándose de modificar los estatutos de un edificio en régimen de propiedad horizontal y apareciendo inscritos en el Registro derechos de dominio adquiridos por terceras personas en un momento posterior a la fecha de adopción de los acuerdos debatidos, es necesario que dicha modificación cuente con el consentimiento de esos nuevos titulares de elementos privativos, por cuanto estos terceros no pueden verse afectados por las modificaciones del título constitutivo que no hubieren sido inscritas oportunamente (cfr. artículos 5 de la Ley de Propiedad Horizontal y 13, 34 y 38 de la Ley Hipotecaria)(…)”.

Resolución de 22 de septiembre de 2009:

“(…) Según reiterada doctrina de esta Dirección General (cfr., las Resoluciones citadas en los «Vistos» de la presente), tratándose de modificar el título constitutivo de un régimen de propiedad horizontal y apareciendo inscritos en el Registro derechos de dominio adquiridos por terceras personas en un momento posterior a la fecha de adopción de los acuerdos debatidos, es necesario que dicha modificación cuente con el consentimiento de esos nuevos titulares de elementos privativos, por cuanto estos terceros no pueden verse afectados por las modificaciones del mencionado título constitutivo que, aun cuando se hubiesen acordado con anterioridad, pretenden acceder al Registro en un momento posterior (cfr. arts. 5 de la Ley de Propiedad Horizontal y 13, 20, 34 y 38 de la Ley Hipotecaria)”.

Por lo tanto, si se han producido transmisiones posteriores a la fecha de la adopción del acuerdo, para poder inscribirlo ahora, será necesario que sea ratificado incluyendo a los actuales propietarios.

En consecuencia, para que este tipo de acuerdos vinculen a los nuevos adquirentes será necesario que éstos muestren su conformidad de forma expresa al acuerdo adoptado votando a favor del mismo, que quede constancia de dicha modificación en el contrato de compraventa o se muestren conformes con las cuentas y presupuestos con un sistema de reparto de gastos diferente al previsto en el Título o Estatutos.

Fuente: Cafmadrid.es

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