Gerardo Parejo Fernández. Abogado Asociado.
Resulta lógico que tras la ruptura de una relación sentimental no matrimonial, quienes antes fueron pareja se planteen qué hacer con la vivienda que tienen en copropiedad, y con la hipoteca. En el presente artículo hablaremos de cómo podemos actuar en el plano jurídico con la propiedad de la vivienda y la hipoteca, en el caso de ruptura de relaciones análogas al matrimonio, es decir, de parejas de hecho o parejas que no hubieran contraído matrimonio.
¿Qué hacemos con la copropiedad de la vivienda?
Si uno de los dos decide quedarse con la total propiedad de la vivienda y ambas partes llegan a un acuerdo en cuanto a la compensación económica de la parte que dejará de ser copropietaria, la fórmula jurídica adecuada para llevarlo a cabo es la extinción de condominio, mediante la cual uno de los dos copropietarios compra al otro su 50% (o el porcentaje de propiedad que tuviera), de tal forma que la comunidad de bienes queda disuelta y adquiere el 100% del pleno dominio, convirtiéndose en el único titular del inmueble.
Se otorga mediante escritura pública notarial, tributa por el Impuesto de Actos Jurídicos Documentados (en Andalucía es el 1,5% sobre el precio de la transmisión del porcentaje de propiedad que se adquiere) y no devenga plusvalía. Los costes por tanto que se generan son bastante inferiores a una compraventa, ya que aparte del impuesto referido, los únicos gastos a soportar serían los de Notaría y Registro de la Propiedad.
¿Y qué ocurre con la hipoteca?
Aquí la cosa puede complicarse, ya que ya no depende de los copropietarios del inmueble y cotitulares de la hipoteca (y responsables solidarios del pago de la misma), que quede vinculada exclusivamente a quien vaya a ser el único propietario, quedando el otro liberado, sino que aquí la decisión es del banco.
Si se desea continuar con el mismo banco, se empieza por solicitar de éste una subrogaciónde la hipoteca. Para el estudio de esta operación se nos requerirá una serie de documentación acreditativa de la solvencia de quien pretende ser el único titular (nóminas, declaraciones de la renta, etc.). Si resulta suficiente al banco, se concederá la subrogación y el otro cotitular de la hipoteca quedará liberado mediante el otorgamiento de una escritura pública notarial, que podrá firmarse a la par que la extinción de condominio. Pero si le resulta insuficiente, puede solicitar que se aporten nuevas garantías (avalistas, distribuir la responsabilidad en otro inmueble, etc.) o se realicen amortizaciones parciales del capital de hipoteca, y en caso de que no puedan ser asumidas por el solicitante, denegar la subrogación.
Ante esta circunstancia, los cotitulares tienen otra opción, que es subrogar la hipoteca a otro banco que se muestre más “flexible” en cuanto a los requisitos de solvencia. O dicho de otro modo, contratar una nueva hipoteca con otro banco, con la que se cancelaría la hipoteca que tiene actualmente junto con su expareja, de tal forma que ésta quedaría definitivamente liberada de la misma.
El abanico de entidades financieras dispuestas a captar clientes de otras entidades (ya que normalmente quien cambie su hipoteca a otro banco, se llevará también sus ingresos e incluso otros productos financieros), asumiendo en algunos casos riesgos de solvencia, puede resultar muy amplio. Por ello, siempre recomendamos no desesperar y darse por vencido ante la primera negativa del banco, y acudir a las distintas entidades que nos ofrece el mercado financiero, ya que incluso puede darse la circunstancia de que con el cambio se mejoren las condiciones de la hipoteca.
Por supuesto, también recomendamos contar con un abogado que acompañe y asesore al cliente durante todo el proceso, que a buen seguro será largo y complejo.
Photo by Soroush Karimi on Unsplash
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