Pogodbena hipoteka in nevpisani lastninski položaji

Železnikar, Trini (avtor), Juhart, Miha (mentor)

Hipoteka je zastavna pravica na nepremičnini, katere namen je zavarovanje točno določene terjatve upnika do dolžnika. Vpis pogodbene hipoteke v zemljiško knjigo je konstitutivnega pomena, saj se le s tem doseže absolutni učinek in učinkovanje zoper tretje osebe. Upniki se ob ustanovitvi hipoteke zanašajo na podatke v zemljiški knjigi kot javni evidenci nepremičnin. Zemljiškoknjižni podatki načeloma veljajo za pravilne, vendar lahko v določenih primerih prihaja do razhajanj med vknjiženim in resničnim lastnikom nepremičnine. V slednjem primeru gre za t.i. nevpisane lastninske položaje, kateri v pravni promet vnašajo pravno negotovost. Med slednje spadajo zlasti skupna lastnina, pričakovana lastninska pravica, priposestvovana lastninska pravica in lastninska pravica, pridobljena z gradnjo na tuji stvari. Sodišča pogosto sodijo v spornih med nevpisanimi lastninskimi položaji in hipotekarnimi upniki. Za rešitev spora je ključno razlikovanje med hipoteko, nastalo na podlagi pravnega posla (pogodbeno hipoteko) in hipoteko, nastalo na podlagi sodne odločbe (prisilna hipoteka). Sodna praksa in teorija stojita na stališču, da ima dobroverni hipotekarni upnik s pogodbeno hipoteko prednost pred nevpisanim lastnikom, saj je upnik varovan z načelom zaupanja v zemljiško knjigo. Načelo varuje dobroverne pridobitelje pravic, ki so v pravnem prometu pošteno ravnali in se zanesli na podatke v zemljiški knjigi. Posledično pogodbeni hipotekarni upnik ne sme trpeti škodljivih posledic napačnega zemljiškoknjižnega stanja. Na nasprotnem stališču pa stojijo sodišča in teorija v primeru konkurence položajev nevpisanega imetnika lastninske pravice in upnika s prisilno hipoteko. Načelo zaupanja v zemljiško knjigo ne varuje upnika s prisilno hipoteko ne glede na njegovo morebitno dobro vero.

• Jezik: Slovenski jezik
• Ključne besede: hipoteka, pogodbena hipoteka, prisilna hipoteka, načelo zaupanja v zemljiško knjigo, dobra vera
• Vrsta gradiva: Magistrsko delo/naloga
• Tipologija: 2.09 - Magistrsko delo
• Organizacija: PF - Pravna fakulteta
• Status publikacije: Objavljeno
• Različica publikacije: Objavljena publikacija
• Leto izida: 2025
• PID: 20.500.12556/RUL-168777
• COBISS.SI-ID: 235822339
• Datum objave v RUL: 24.04.2025

Sekundarni jezik

• Jezik: Angleški jezik
• Naslov: Contractual mortgage and unregistered property positions

Izvleček

A mortgage is a lien on immovable property, the purpose of which is to secure a specific claim by a creditor against a debtor. The registration of a contractual mortgage in the land register is of constitutive significance, as it is the only way to achieve absolute effect and effectiveness against third parties. Creditors rely on the information in the land register as a public record of immovable property when creating a mortgage. Land registry data are generally considered to be correct, but in certain cases there may be discrepancies between the registered and the true owner of the property. In the latter case, these are so-called unregistered property positions, which introduce legal uncertainty into the legal transations. The latter include joint property, anticipated right to property, right to property based on adverse possession and right to property acquired by building on a foreign object. Courts often litigate disputes between unregistered right to property positions and mortgage creditors. The distinction between a mortgage created by a legal transaction (contractual mortgage) and a mortgage created by a court order (forced mortgage) is crucial for the resolution of the dispute. Case law and theory take the view that a bona fide mortgage creditor with a contractual mortgage has priority over an unregistered holder of the right to property, as creditor is protected by the principle of trust in the land register. The principle protects bona fide acquirers of rights who have acted honestly in the legal transaction and relied on the information in the land register. As a consequence, the contractual mortgage creditor should not suffer the adverse consequences of an incorrect land registry status. However, the opposite position is taken by the courts and theory in the case of the competing positions of the unregistered holder of the right to property and the creditor with forced mortgage. The principle of reliance on the land register does not protect a creditor with a forced mortgage, regardless of his possible good faith.

• Ključne besede: mortgage, contractual mortgage, forced mortgage, the principle of trust in the land register, good faith (bona fide)