The Law 4/2013 of 4 de Junio measures easing of the rental market has introduced a series of measures to, in expression of its Explanatory Memorandum, "Normalize the legal status of rental housing for the protection of rights, both the lessor and the lessee, not be achieved at the expense of traffic safety law ". He adds that "Achieving this goal requires that rental housing governed by Law 29/1994, of 24 de noviembre, de Arrendamientos Urbanos, It is subject to the general rules established by our security system and real estate legal transactions, en consecuencia, en primer lugar, that leases not registered on urban properties can not be enforceable against third party purchasers who register their right and, en segundo lugar, the third party purchaser of a dwelling which meets the requirements of the artículo 34 de la Ley Hipotecaria, I can not be harmed by the existence of a lease not registered ".
Consequence of this submission the general system of legal security of tenure, many tenants want to enroll in the registry rights, which audience a series of questions:
1º What contracts the new rules on registration of rental applies?
The Disposición Transitoria 1ª de la Ley He says it will continue to be governed by the regulations in force at the time held the leases existing. So, the new rules on registration in the Register of leases will not hurt tenants under contracts predate the 6 de Junio de 2013, they continue to oppose third without registration.
2º ¿Qué pasa si no se inscribe?
La inscripción del arrendamiento no es obligatoria. Sin embargo, if the lessor leased property forward, the acquirer will not be bound by the lease and may request that the lease is terminated. For non-registered leases rule applies known as "sale removes income" (Art. 13, 14 Tenancies Act –LAU‐ y 1571 Código Civil –CC‐).
3º ¿Qué pasa si se quiere inscribir pero la finca no está inscrita?
To register the lease the farm must be previously registered (Art. 7 Ley Hipotecaria – LH‐). Should not be and not be able to achieve registration, the general rule "sale removes income" and the purchaser of the leased property may request that the lease is terminated force in carrying out the transmission applies (Art. 14.2. LAU). It will therefore be important to check, if you want to lease a property and register the lease, que la finca esté inscrita.
3º ¿Qué protección ofrece la inscripción al arrendatario?
The tenant who inscribes his contract in the registry can oppose it to all counterparties receiving the estate of his landlord (Art. 13.1 and 14. 1 LAU). Por el hecho de transmitirse la finca, or when the landlord loses by enforcement or other cause of those provided for in the Act, the tenant will not be harmed and may be preceded their right to the acquirer.
4No. What if a lease has been signed but not to extend it?
In practice the inscription lease in the Register shall state the agreed period. Trascurrido dicho plazo, nothing happens not to affix the extension in the Registry, because the registration becomes effective for the agreed period and for the duration of legal extensions (Art. 10.2 LAU). Only a new registration will be required if further extensions are agreed beyond the legally established.
5º ¿Qué requisitos son necesarios para la inscripción?
La inscripción se regula en la Ley Hipotecaria y en el Royal Decree 297/1996 of 23 de Febrero (en adelante RD, that according to Provision 2 of the Final Act should be amended by the Government in the next six months). Of those rules it shows that both the lease to register their extensions or modifications, es necesario:
- deed or notarially private lease (Art. 2 RD).
- In the contract describing the farm with all the data on the population, calle, number and location within the building of the leased property, superficie y linderos de ésta
(Art. 3 RD). - Que se haga constar la identidad de los contratantes, the agreed duration, the initial income of the contract and the other provisions which the parties have freely agreed (Art. 4
RD). - Que el contrato esté liquidado de impuestos (Art. 254 LH).
6º Una vez inscrito el arrendamiento, si se resuelve, You can disenroll without the consent of the lessee?
El nuevo Artículo 27 de la Ley de Arrendamientos admits that if he had stipulated in the contract that the lease will be terminated for nonpayment of rent and must be returned immediately in that case the property to the lessor, the resolution will take place in full once the landlord has required judicial or notary to the lessee at the address designated for that purpose in the registration, instándole al pago o cumplimiento, and he has not replied to the request within ten business days, or reply accepting full resolution, all by the same judge or notary who made the request. That is to say, which may disenroll at the request of the lessor only if it presents:
- El contrato inscrito donde conste la condición resolutoria.
- El requerimiento judicial o notarial del que resulte, While the tenant accepts the resolution; well that according to the judge or notary has not responded 10 días.
Thereby it creates a more flexible means of resolving leases: ensure compliance by condition subsequent.
7º What requirements are needed for this flexible means of resolution?
Son necesarios dos requisitos:
- Que en el contrato se pacte expresamente, as conditions precedent, "That the lease will be terminated for nonpayment of rent and must in that case be returned immediately to the landlord".
- Que dicha condición resolutoria se inscriba, to register the lease, en el Registro de la Propiedad.