A mortgage is a lien on a real estate, represents one of the most effective and most common forms of collateral / claims insurance; mainly due to the fact that the market value of real estate is already known in advance and it’s fairly stable. A mortgage allows a creditor/beneficiary a right, in the event of non-payment of the claim at expiration date, to be repaid from the value of the pledged real estate prior to other creditors of the mortgagor.
A mortgage is an ancillary right, which follows the legal fate of the secured claim. The mortgage must therefore be disposed of, and transferred to a new creditor, only in the case of a disposition of the claim that is secured by mortgage. Therefore mortgage can only be transferred together with the claim. The claim shall be transferred with the contract law of obligations i.e. agreement on an assignment or cession, but it can also be transferred by subrogation. It is possible to relocate "bare claim" without the simultaneous transfer of the mortgages, but only in case if the transferee and the transferor claims agree. Except for the transfer of a mortgage is the transfer of the maximum mortgage that protects the entire creditor-debtor relationship and not merely the individual claim. In the case of transfer of claims, which are secured with the maximum mortgage, the maximum mortgage cannot be transferred. With the purchase of receivables/claims insured with a maximum mortgage receivable acquirer takes huge risks of purchasing the receivables without collateral. Austrians and Croatians, unlike Slovenians, know institute of conversion of the maximum mortgage into a fixed mortgage. There is the exception to the rule of transferring a maximum mortgage in the case of transfer of receivables to DUTB. DUTB enjoys a special status and in the case of a transfer of the claim secured with maximum mortgage on DUTB, all collaterals are transferred to DUTB including maximum mortgage.
Mortgage and ancillary rights are passed to the new creditor by the simple transfer of assets. This means that the enrolment in the land register does not represent a constitutive but only publicity effect. This is also the point of view of the Supreme Court of the Republic of Slovenia. The rules governing the effect of the transfer of mortgages, known by the Slovenian legislation is also characterized by the Austrian, German and Croatian legal system.