Noemí Hernández Merchán. Abogada Asociada.
EL 15 de junio de 2019 entrará en vigor la nueva ley que regula los contratos de préstamo hipotecario y que, entre otras normas, modifica la ley hipotecaria. Esta ley fomenta la protección al consumidor y equilibra el reparto de los gastos que conlleva la constitución de una hipoteca como garantía de un crédito.
Los puntos más importantes que la ley establece, además de eliminar la posibilidad de establecer una clausula suelo, son los siguientes:
El banco debe facilitar el borrador del préstamo hipotecario con una antelación mínima de diez días a la fecha de la firma. Además del borrador debe entregar al menos:
Además, el notario ante el que se firme la escritura de préstamo, que será el elegido libremente por el prestatario, deberá comprobar que en el préstamo no se incluyen clausulas abusivas e informar y asesorar adecuadamente al futuro deudor, ya que dará fe de qué este último conoce y entiende las condiciones del préstamo que suscribe.
La ley regula de manera inequívoca quién tiene que asumir cada gasto. Será el banco el que deba abonar todos los gastos de formalización del préstamo hipotecario menos el correspondiente a la tasación de la finca y las segundas copias notariales de la escritura de préstamo, que, en caso de solicitarlas deberán ser abonadas por el prestatario. Así, el banco hará frente a los gastos de gestoría, de notaría, de inscripción en el registro de la propiedad y abonará el impuesto de actos jurídicos documentados.
El Banco solo puede cobrar aquellos servicios que pueda acreditar que ha prestado y se abaratan las comisiones en general.
La comisión de apertura se devengará en un solo pago que comprenderá todos los gastos de tramitación, estudio y concesión.
El interés de demora no podrá superar en tres puntos el tipo de interés remuneratorio de la hipoteca contratada y sólo podrá devengarse sobre el principal vencido y pendiente de pago.
Cambiar la hipoteca a otro banco, no tiene coste, estableciéndose entre las entidades bancarias un mecanismo de compensación basado en los intereses cobrados y los pendientes de cobro vinculados al coste por los gastos de constitución del préstamo.
El banco no puede obligar a contratar otros productos vinculados a la hipoteca como planes de pensiones o tarjetas de crédito, ni siquiera un seguro de vida, si bien se permite la aplicación de bonificaciones en el diferencial del préstamo por cada producto que se contrate con el banco que concede el préstamo.
La nueva ley impide a un declarar el vencimiento anticipado del préstamo e iniciar un procedimiento de ejecución hipotecaria hasta que se produzca alguna de las siguientes situaciones:
Por último, se debe indicar que se impone al banco la obligación de estudiar a fondo la solvencia y capacidad económica del solicitante del préstamo, consultando, en todo caso, el historial crediticio de aquel en el Banco de España.
Fotografía unsplash.com
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