{"id":6932,"date":"2023-12-13T01:40:32","date_gmt":"2023-12-13T01:40:32","guid":{"rendered":"https:\/\/mpcp-advogados.com\/?p=6932"},"modified":"2024-09-10T16:56:21","modified_gmt":"2024-09-10T16:56:21","slug":"insolvency-of-the-promising-seller","status":"publish","type":"post","link":"https:\/\/mpcp-advogados.com\/en\/insolvency-of-the-promising-seller\/","title":{"rendered":"Insolvency of the Promisor-Seller"},"content":{"rendered":"<div id=\"fws_69e2049d709e6\"  data-column-margin=\"default\" data-midnight=\"dark\"  class=\"wpb_row vc_row-fluid vc_row\"  style=\"padding-top: 0px; padding-bottom: 0px; \"><div class=\"row-bg-wrap\" data-bg-animation=\"none\" data-bg-overlay=\"false\"><div class=\"inner-wrap\"><div class=\"row-bg viewport-desktop\"  style=\"\"><\/div><\/div><\/div><div class=\"row_col_wrap_12 col span_12 dark left\">\n\t<div  class=\"vc_col-sm-12 wpb_column column_container vc_column_container col no-extra-padding inherit_tablet inherit_phone\"  data-padding-pos=\"all\" data-has-bg-color=\"false\" data-bg-color=\"\" data-bg-opacity=\"1\" data-animation=\"\" data-delay=\"0\" >\n\t\t<div class=\"vc_column-inner\" >\n\t\t\t<div class=\"wpb_wrapper\">\n\t\t\t\t\n<div class=\"wpb_text_column wpb_content_element\" >\n\t<div class=\"wpb_wrapper\">\n\t\t<h3>The insolvency of the prospective seller calls for a specific insolvency regime, with considerable and controversial jurisprudential development.<\/h3>\n<p>&nbsp;<\/p>\n<div>\n<p>The art. 106 of the Insolvency and Business Recovery Code (CIRE) is presented as the<br \/>\nrule of the insolvency regime applicable to the promissory contract. According to paragraph 1 of art. 106th of<br \/>\nCIRE, in the case of insolvency of the promisor-seller, the insolvency administrator cannot<br \/>\nrefuse to fulfill the promise contract with real effectiveness, a circumstance that binds both<br \/>\nparties to the conclusion of the definitive contract. We are faced with a special precept compared to the general rule<br \/>\ntranslated into art. 102 CIRE, according to which the insolvency administrator freely chooses the<br \/>\nfulfillment or not of ongoing business. However, this inadmissibility of refusing the<br \/>\nfulfillment of the purchase and sale promise contract depends on the verification of some<br \/>\nrequirements, it is required, in particular, that the promissory contract in question has real effectiveness and that<br \/>\nthere has been a tradition of the thing that is the object of the promissory contract.<\/p>\n<p>In view of this regime, the doctrine has discussed, within the scope of the effects on ongoing business and<br \/>\ndue to the frequency with which, in practice, the situation of promissory contracts is verified effectively<br \/>\nmerely mandatory relating to an urban building or autonomous fraction. Having no real effectiveness, the<br \/>\ninsolvency administrator is free to refuse compliance. Regarding this point, there are no<br \/>\nbig doubts.<\/p>\n<p>The fundamental question in this regard is whether, if the administrator refuses to comply,<br \/>\nthe promisor-buyer who has obtained the thing&#039;s tradition, enjoys the right to receive the deposit in<br \/>\ndouble, in accordance with art. 442, no. 2 of the Civil Code, on the one hand, and on the other, benefits from the<br \/>\nqualification of your credit as guaranteed through the right of retention provided for in art. 755, no. 1, al.<br \/>\nC) of the Civil Code.<\/p>\n<p>The art. 442.\u00ba, no. 2 of the Civil Code stipulates that the right to a double deposit presupposes verification<br \/>\ncumulative of three factors, namely:<\/p>\n<p>\u2013 default by the debtor;<br \/>\n\u2013 verification of an unlawful non-compliance;<br \/>\n\u2013 and, finally, it requires that the unlawful non-compliance be attributable to the debtor.<\/p>\n<p>The Supreme Court of Justice, systematically confronted with these questions, and with the<br \/>\nantagonism of decisions of the first and second instance courts, pronounced in two<br \/>\nimportant rulings standardizing jurisprudence.<\/p>\n<p>In the first of them, the Judgment of March 20, 2014 (proc. 92\/05.6TYVNG-M.P1.S1), the Supreme Court<br \/>\nCourt of Justice opted for an extensive interpretation of arts. 442.\u00ba, no. 2 and 755.\u00ba, no. 1, al. C) of<br \/>\nCivil Code and art. 106th of CIRE. It understood that the requirement of non-compliance was attributable to the<br \/>\ndebtor, included an indirect, mediate or reflex imputability, removing the concept of guilt to<br \/>\ncome to mean causality.<\/p>\n<p>But the Judgment does not directly address whether the refusal to comply by the<br \/>\nadministrator grants the right to refund the deposit in double, or if, on the contrary, you only owe the<br \/>\npromising buyer receives the deposit back, in simple terms.<\/p>\n<p>Regarding the right of retention set out in art. 755.\u00ba, n\u00ba1, al. f) of the Civil Code, the Supreme Court of<br \/>\nJustice opted for a restrictive interpretation, attributing the right of retention only to the promisor<br \/>\nbuyer who is, at the same time, a consumer.<\/p>\n<p>Detailing later, in the ruling that standardizes jurisprudence of February 12, 2019, proc.<br \/>\n(2384\/08.3TBSTS-D.P1.S1-A), the concept of consumer for this purpose, which presupposes that the<br \/>\nproperty object of the promissory contract is intended for the private use of the promisor-buyer,<br \/>\nIt does not include the exercise of professional or profit-making activities.<\/p>\n<p>On April 27, 2021, the Ruling of the Supreme Court of Justice (proc. no. 872\/10.0TYVNG-B.P1.S1-<br \/>\nA), came to declare itself for the removal of the regime of article 442\u00ba n\u00ba 2 of the Civil Code, and, therefore<br \/>\nrefusing the right to return double the deposit from the promising buyer, which<br \/>\none side seems to be justified, given that the administrator&#039;s conduct will not usually be illegal, for<br \/>\nanother logically confers less solidity on the promisor-buyer who finds himself deprived of the<br \/>\ncompensation to which he believed he was entitled when he signed the promissory contract.<\/p>\n<p>It should be noted that this and other jurisprudence has been controversial, even within the country itself.<br \/>\nSupreme Court of Justice, and in the aforementioned rulings, several unsuccessful votes can be found,<br \/>\nwhich demonstrate the divergence of opinions and the complexity of this issue.<\/p>\n<p>In view of what was decided in these judgments, the trend in jurisprudence is that, if there is a<br \/>\ntradition of the property, the credit of the prospective buyer overrides that of the mortgage creditor and always<br \/>\nIf the prospective buyer is a consumer, the right to refund the deposit will be a credit<br \/>\nguaranteed by virtue of the right of retention.*<\/p>\n<p>* This article is for informational purposes only and does not preclude the need for<br \/>\nadvice from a lawyer.<\/p>\n<p>&nbsp;<\/p>\n<\/div>\n\t<\/div>\n<\/div>\n\n\n\n\n\t\t\t<\/div> \n\t\t<\/div>\n\t<\/div> \n<\/div><\/div>","protected":false},"excerpt":{"rendered":"<p>The insolvency of the prospective seller calls for a specific insolvency regime, with considerable and controversial jurisprudential development.<\/p>","protected":false},"author":3,"featured_media":6826,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"footnotes":""},"categories":[26],"tags":[],"class_list":{"0":"post-6932","1":"post","2":"type-post","3":"status-publish","4":"format-standard","5":"has-post-thumbnail","7":"category-legal-mpcp"},"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.4 - 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