José Luis Borreguero Ruíz. Abogado.
Buena parte de los procedimientos de ejecución hipotecaria de bancos contra particulares se han basado, al menos hasta ahora, en el ejercicio de la cláusula de vencimiento anticipado. Esta cláusula permite a las entidades financieras la resolución del contrato de préstamo ante el impago parcial del mismo de forma que ante el impago de un número indeterminado o muy pocos (normalmente tres cuotas) se daba por resuelto dicho contrato, pudiendo reclamarse la totalidad de la deuda del préstamo, sin necesidad de esperar al vencimiento pactado.
El Tribunal de Justicia de la Unión Europea (TJUE) en sentencia de fecha 26 de marzo de 2019, dando respuesta a las preguntas formuladas por el Tribunal Supremo y por un Juzgado de Primera Instancia de Barcelona (auto de 30 de marzo de 2017), ha venido a cambiar esta situación.
La sentencia del TJUE interpreta la Directiva 93/13CEE, de 5 de abril de 1993 sobre las cláusulas abusivas en los contratos celebrados con consumidores. El TUE incide en primer lugar en la idea de que los consumidores se hallan en situación de inferioridad respecto al profesional, tanto en lo que se refiere a negociación como en información, lo que los lleva a adherirse a las condiciones redactadas de antemano. Para ello la Directiva establece una serie de mecanismos para asegurar que toda cláusula contractual no negociada individualmente pueda ser controlada en cuanto a su abusividad. Y, en segundo lugar, el TJUE recuerda que, según la jurisprudencia comunitaria, cuando el contrato no pueda subsistir sin la existencia de la cláusula abusiva, el juez, en aplicación del derecho de los contratos, puede suprimir la cláusula controvertida y sustituirla por una disposición supletoria de derecho nacional, pues en caso contrario el consumidor quedaría expuesto a consecuencias especialmente perjudiciales.
Tras ello, el Tribunal Supremo en su sentencia, STS463/2019, de 11 de septiembre, ha resuelto sobre los efectos derivados de la nulidad de las cláusulas de vencimiento anticipado de los préstamos hipotecarios, estableciendo el criterio a seguir en estos casos, rechazando el sobreseimiento automático del procedimiento, y posibilitando la sustitución de la cláusula abusiva por la disposición legal que regula el vencimiento anticipado. En este caso, el Supremo recuerda que la doctrina jurisprudencial existente hasta el momento respecto del llamado vencimiento anticipado, previsto en el Código Civil con carácter general en los artículos 1129 y 1124, venía siendo la aplicación del artículo 693.2 de la Ley de Enjuiciamiento Civil (LEC), y tal y como ha fijado la doctrina, cuando el deudor es consumidor, es necesario que ese incumplimiento “supere los estándares” previstos, de modo que se debe modular su gravedad “en función de la duración y cuantía del préstamo, y permitir al consumidor evitar su aplicación mediante una conducta diligente de reparación”.
Recordemos que dicho precepto fue modificado en 2013 (por la Ley 1/2013, de 14 de mayo, de medidas para reforzar la protección a los deudores hipotecarios, reestructuración de deuda y alquiler social), que exigió, al menos, el impago de tres mensualidades para ejecutar anticipadamente la hipoteca. Por ello, el Supremo, interpretando la sentencia del TJUE, concluye que el vencimiento anticipado estará justificado si se cumple con las condiciones mínimas establecidas en el artículo 693.2 LEC antes citado (impago de tres mensualidades) y, si se dan los requisitos del artículo 24 de la ley de crédito inmobiliario (Ley 5/2019, de 15 de marzo), puesto que es posible sustituir una cláusula nula por “una disposición imperativa de derecho nacional aprobada con posterioridad”.
Según la Ley de Crédito Inmobiliario (art. 24), para la aplicación del vencimiento anticipado en préstamos suscritos con consumidores, el incumplimiento deberá incurrir en al menos 12 cuotas mensuales, en la primera parte del plazo total, o 15 cuotas mensuales, si corresponde a la segunda parte del plazo.
Photo by Michael Longmire on Unsplash
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