Sergio Días López. Abogado Asociado.
Incumplida por el promotor la obligación de entrega de la vivienda en el plazo pactado y siempre que el comprador hubiera cumplido con sus obligaciones contractuales y el incumplimiento no derivara de caso fortuito o fuerza mayor, el promotor se encuentra en situación de mora conforme al artículo 1100 del Código Civil. A partir de este momento, nace para éste la obligación de indemnizar al comprador por los daños y perjuicios causados por el retraso en el cumplimiento de la obligación de entrega, si bien el promotor continuará obligado al cumplimiento de su prestación, ya que la constitución en mora, como señala la STS de 30-12-1971 «no quita la posibilidad de cumplimiento tardío, porque si por consecuencia del retraso desapareciera la posibilidad de cumplir, más que mora habría incumplimiento total “
Pues bien, ante el incumplimiento del promotor, el comprador puede adoptar alguna de las siguientes posturas, dependiendo de si estamos ante una falta de entrega en el plazo pactado o ante una entrega ya efectuada de forma tardía:
Si la vivienda no ha sido entregada en el plazo pactado, existen dos posibilidades:
Si la vivienda ya ha sido entregada aunque con retraso, es posible ejercitar la acción de resarcimiento prevista en el artículo 1101 del Código Civil, en reclamación de los daños y perjuicios causados al comprador a resultas del retraso en la entrega de la vivienda.
Caso de pactarse en el contrato de compraventa alguna cláusula penal destinada a penalizar el retraso, se aplicaría el módulo establecido en la misma, si bien sometida a la facultad de moderación del órgano judicial.
Conviene destacar, por último, una cuestión respecto de la acción por la que se insta la resolución del contrato de compraventa y devolución de las cantidades entregadas, y es que nuestros Juzgados y Tribunales, al interpretar los artículos 1100 y 1124 del Código Civil exigen para el éxito de la acción de resolución del contrato por incumplimiento de la obligación de entrega de la vivienda el que dicho retraso sea cualificado (STS 16-12-1968 y 22-3-1985 a modo de ejemplo). Así, el incumplimiento debe ser grave u obstativo para dar lugar a la resolución, sin que en nuestro ordenamiento jurídico exista una mayor derecho a favor del consumidor de resolver el contrato cuando se ha producido un incumplimiento en el plazo de entrega. Sobre la precisión de cuál es el plazo de retraso que constituye incumplimiento sustancial, no existen normas generales aplicables, debiendo examinarse la cuestión caso por caso al amparo de las circunstancias concurrentes.
Fotografía unsplash.com
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