Noemí Hernández Mercan. Abogada Asociada.
Según se dispone en la Sentencia de 7 de diciembre de 2.016 dictada por el Juzgado de lo Mercantil nº 10 de Barcelona, la entrega de la vivienda al banco salda completamente la deuda hipotecaria.
Considera el Magistrado en su Sentencia que la cláusula en la que se establece la responsabilidad personal universal del deudor, es abusiva y por lo tanto nula de pleno derecho; esta clausula de responsabilidad personal universal del deudor significa que quien pide un préstamo hipotecario, está obligado a abonar con todos sus bienes, presentes y futuros, la totalidad de la deuda que ha contraído y por lo tanto sigue siendo deudor del Banco por la cantidad que no haya sido saldada con la entrega de la vivienda.
Es lo cierto que en el escenario actual, en el que los precios de la vivienda están muy devaluados y hay escasez de compradores, lo que está ocurriendo de modo habitual es que la vivienda se está adjudicando al banco en un precio muy inferior al de tasación, por lo que el deudor se ve privado de su casa y además sigue debiendo una gran cantidad de dinero al banco por la aplicación precisamente de ese principio de responsabilidad universal.
El magistrado entiende que la clausula que establece el principio de responsabilidad universal está pre-redactada por el banco vulnerando el principio de buena fe; considera que, en conformidad con la doctrina del tribunal Supremo, la clausula no cumple con los controles de transparencia necesarios y así refiere que no se ha facilitado una información suficientemente clara ni sobre el carácter de la clausula como elemento definitorio del objeto principal del contrato, ni sobre su incidencia económica.
Además de lo que se acaba de exponer, se debe llamar la atención sobre dos extremos más que recoge la Sentencia.
El primero es que la intervención del notario en la firma del contrato no es una garantía suficiente para considerar que se cumple con los requisitos de control de transparencia y abusividad de la clausula.
Y el segundo es que se declara nula, por las mismas razones por las que se declara nula la clausula de responsabilidad personal universal del deudor, la garantía adicional de los avalistas solidarios en lo que respecta a su renuncia a los beneficios legales de orden, excusión y división.
El beneficio del orden implica que en el caso de producirse un incumplimiento de pago, el acreedor debe reclamar primero al deudor principal y después al fiador o avalista; el beneficio de excusión asegura que el acreedor se va a dirigir en primer lugar contra el bien hipotecado, y solo en el caso de que su valor no cubra el importe de la deuda, puede exigir el pago del resto de la misma, dirigiéndose contra bienes del deudor, del fiador o del avalista; y el beneficio de división conlleva que si hay dos o más fiadores o avalistas de una misma deuda, ésta tendrá que ser dividida entre ellos por partes iguales.
Pues bien, la Sentencia declara nula la renuncia a estos beneficios, si bien es cierto que una de las consecuencias directas de declarar la nulidad de la cláusula de responsabilidad personal universal del propio deudor es la plena liberación de los fiadores o avalistas.
Esta sentencia es susceptible de recurso de apelación por lo que habrá que esperar a lo que resuelva, en su caso, la Excma. Audiencia Provincial de Barcelona, si bien parece que se va abriendo un nuevo camino en el que ya, aunque son aislados y escasos, se han dado algunos pasos, así las Excmas. Audiencias Provinciales de Navarra y Gerona han dictado resoluciones, la primera un Auto de 17 de diciembre de 2.010 y la segunda un Auto de 16 de septiembre de 2.011 por los que se niega a la entidad bancaria la posibilidad de seguir adelante con la ejecución al considerar que, atendiendo al valor de tasación de la vivienda, el resultado de la subasta era suficiente para cubrir el principal de la deuda.
Por último es necesario indicar que la nulidad de la clausula de responsabilidad personal universal no obliga al banco a quedarse con la vivienda (dación en pago) sino que limita la posibilidad del acreedor de dirigirse contra otros bienes del deudor o del fiador o avalista para lograr cobrar lo que se le debe, de tal modo para el pago de esa deuda sólo podrá ejecutar el bien sobre el que recae la garantía hipotecaria.
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