With the publication of Law 1/2000, of January 7, on Civil Procedure, which came into effect in January 2001, the order for payment procedure was the main jurisdictional innovation for credit protection in Spain. Making the debt collection process more efficient, faster and lower costs were its main objectives. Currently, it is a process focused on claiming monetary, liquid, past-due, enforceable and determined debts mainly for small and medium-sized entrepreneurs despite the fact that, in practice, it is also used by large corporations.

Since its enactment and as a result of its operation, the payment order has undergone several changes, but after them, the process has been losing its effectiveness year after year. Bearing in mind that in our legal system there are other means to claim monetary debts and that the Monitory is a voluntary process and the one most used today. Is it viable and effective? Is it the process it was intended to be today?

The following graph, based on the latest data collected from the General Council of the Judiciary, corresponding to 2016, displays the different forms of termination of the order for payment process. Many are those who criticize this process, however, based on objective data we will analyze its viability:

With the figures presented and, mainly based on the 44.6% that ends in payment or execution, I join the opinion of authors who consider that the order for payment process fulfills its function in the collection of debts. I think that in a short period of time, about half of the initial requests end with either payment or an executive title. It is true that the figure could be higher and that over the years it has only decreased but even so, it continues to comply.

On the other hand, 8.1% end up in opposition. After it, the corresponding lawsuit is opened for the corresponding amount; that is, verbal judgment – art.250.2 LEC- if the amount is less than € 6,000 and in ordinary – art. 249.2 LEC- when this limit is exceeded. We appreciate a certain ease when filing the opposition, a dangerous weapon in the hands of those debtors whose aim is to delay the procedure. In this case, the order for payment process will only have served to delay the credit right more.

The high number of inadmissions represented by 47.3% is striking; that is, almost half of the initial monitoring petitions end with the inadmissibility of the court clerk due to doubts about the legal requirements, lack of procedural requirements … (Appeal order). Therefore, due to this strict control, we must be cautious and strictly respect the requirements established in the LEC otherwise we want to see our request inadmissible. It is important to have the debtor’s domicile well determined since, otherwise, the proceedings will be filed without further formalities.

Other data to take into account are its duration and cost. Regarding the first, despite not complying with the European mandate, according to statistics from the CGPJ, it has an average durability of 5.9 months, so it is still more laconic than the rest of the routes. Regarding the second, the intervention of a lawyer or solicitor is not mandatory for the initial request (regardless of the amount), once the threshold of € 2,000 has been exceeded, by virtue of RD 1/2015 it will be necessary to pay Court Fees for legal persons. By way of example, for a claim of € 2,500, € 112.5 must be paid as Court Fees, not counting the attorney and attorney fees. These rates go up progressively as the amount of the debt to be claimed increases.

In conclusion, the legislator partially sees his will fulfilled, either because of his facilities or because of its low cost; it is an eminently practical and to a certain extent efficient process. The fact that he considers that this process fulfills its mission does not imply that he affirms that the creditor’s credit rights cannot be protected in any way; However, it must be taken into account that this is difficult to achieve without affecting and undermining the right of the “debtors”; The fact that the word debtors is in quotation marks is not a coincidence because they are not debtors, until the contrary is proven and, the mere action of presenting a simple request for payment that is not answered within 20 days already considers you as such. It is a useful and at the same time strict tool whenever a person can be immersed in an executive process, because his opposition has not been presented in a timely manner.

In short, the order for payment process will be recommended to a greater or lesser extent depending on the case. On some occasions, the process that the legislator intended may be fast and efficient; and in others, it can be a mere delay in the collection of the debt.

In most cases, the sale of a property means the most important investment and expense that a family must face throughout their life. Therefore, buying a home should be a decision previously considered and carefully studied; and not only from an economic-financial, practical, or aesthetic point of view; it must also be assessed from a legal point of view.

As an expert lawyer in real estate law, I have observed how it is an unusual practice to hire the services of a lawyer to manage a sale; either as a buying party or as a selling party. On many occasions, it is necessary to go to the doctor to prevent illnesses, as well as to go to the lawyer to prevent potential problems or contingencies. Especially when it comes to one of the most important decisions of our existence that carries great responsibilities.

For this reason, we will deal with the sale of the house from a real estate-urban point of view; analyzing certain necessary elements or at least, valued prior to the decision to acquire, or not, a property. It is about giving an approximation or brushstroke, without prejudice to the particularities that may arise in each case (rustic or urban housing, new construction, second hand, etc).

Simple note

It is a fundamental document. In this regard, for less than 5 euros we can obtain a simple note issued by the Property Registry that will let us know that the person who claims to sell the property is really the owner, as well as observe what type of charges the property carries (for example, a mortgage or a usufruct). In case you have charges, in many cases it is necessary to cancel them.

Certificate of Habitability or First Occupation License

It is a document that certifies that a home, premises or residential building, meets the minimum conditions of measurement, hygiene and adequate facilities to house people. It is a mandatory document and the services of water supply, electricity, gas or any other energy or telecommunications product cannot be definitively contracted if the property does not have a valid habitability certificate or equivalent document.

End of work certificate

Probably if you have a certificate of occupancy, the property will have a certificate of completion. This document certifies that the property was built in accordance with the plans approved in the building permit approved by the city council.

This is not to say that it was not subsequently subjected to illegal reforms. This fact should be bought. It is important to mention that in the case of illegal works, the works should be legalized or demolished, in case it is impossible to legalize them according to current regulations. If there are illegal works, it will be almost impossible to obtain a building permit from the city council.

Certificate of no urban infringement

It is a document that certifies that a home or property does not have any file in the town hall for having committed some type of urban infraction. Fundamental since, otherwise, the new owner could become responsible for said infractions and could even be the case of demolition orders.

Debt-free certificate with the Treasury, the town hall and the community of owners

The seller can request such certificates. As a new owner, you could become a subsidiary or direct liable in case of acquiring the home with debts with the community of owners or the Treasury. Therefore, it is necessary to make sure that the property does not have any type of outstanding debt.

It is advisable to request the receipt of the IBI payment for the last 4 years (if there is a pending IBI, the new owner becomes liable).

Energy efficiency certificate

It contains the energy rating of the home, mandatory since 2013. It does not entail problems, since a competent technician must simply be hired for its issuance prior to the sale.

Statutes of the community of owners

Especially relevant in the event that it is intended to carry out some type of activity other than that of habitual residence, since the statutes of the neighborhood community could prohibit vacation rentals or other activities.

Finally, it is recommended to sign and enter in the different documents that are signed during the purchase or sale operation (purchase option contract, public deed of sale, etc.) the statements and guarantees that best defend our interests and expectations (such as that it is sold debt-free or that there is no illegality).

As can be seen, there are a series of procedures and documents necessary when buying a home. It is a demanding process which can be

Dada la situación que estamos atravesando, conviene recordar algunos de los mecanismos jurídicos que pueden mitigar o reducir aquello que los propietarios tanto temen (y con razón) como es el impago.

Si bien hay una gran demanda en el mercado del arrendamiento de vivienda, impulsada en estos últimos meses debido a la crisis del covid, debemos extremar las precauciones más que nunca, ya que muchos de estos inquilinos vienen (y permítanme la expresión) “rebotados” de otros inmuebles; en muchas ocasiones porque han sido desahuciados, no podían seguir pagando la renta, o no han llegado a un acuerdo de modificación de las condiciones del contrato. Estas son algunas de las muchas razones que han hecho crecer exponencialmente el tráfico arrendaticio estos últimos meses.

Por ello, es necesario seleccionar bien las personas a las que les confiamos nuestro inmueble y asegurar, en la medida que esté en nuestras manos, el cumplimiento de las obligaciones dimanantes del contrato de arrendamiento. A continuación, resumo algunos consejos y mecanismo jurídicos adicionales (permitidos por el artículo 36.5 de la Ley de Arredamientos Urbanos -LAU-) con tal objeto:

Asegurarse de la solvencia del potencial arrendatario

Deviene necesario a este respecto solicitar las nóminas o declaraciones de la renta más recientes para comprobar que se trata de una persona con ingresos periódicos suficientes para hacer frente el alquiler y las rentas acordadas.

Por otro lado, existen otros mecanismos como la comprobación de los datos del potencial inquilino en los registros morosos que existen actualmente, como la base de datos de inquilinos morosos de idealista.

Adicionalmente, aquellos inquilinos que no estén dispuestos a hacer frente a determinadas garantías exigidas (tales como un aval, o un fiador solidario) puede que no nos interesen, dado que ya demuestra su poca solvencia o falta de seguridad al suscribir el contrato.

Suscribir un seguro de impago de alquiler

Si queremos quedarnos tranquilos y olvidarnos de los impagos de alquiler, posibles destrozos que puedan causarse en la vivienda…, y no nos importa perder una mensualidad de la renta (aproximadamente) entonces es 100% recomendable suscribir un contrato de seguro de impago de alquiler.

Contrato de arrendamiento

Tener un buen contrato de alquiler es fundamental, en el mismo es muy recomendable incluir cláusulas penales en caso de impago de alquiler (tales como intereses de demora o carga de gastos extrajudiciales), anexo con fotografías de la vivienda para dar fe del estado en que se encuentra en el momento del arrendamiento, un inventario del mobiliario arrendado junto con el inmueble, etc.

Es también necesario incluir a todas las partes del contrato en el mismo y establecer un régimen de responsabilidad solidaria (por ejemplo, si se trata de una pareja, que suscriban el contrato ambos pues cuantas más personas suscriban el contrato, más personas devienen responsables del mismo). Para ello, conviene redactar con cautela el contrato y acudir a un buen profesional que lo redacte o revise para garantizar que se ajusta a las necesidades de cada caso.

Aval bancario

A parte de la fianza obligatoria, es muy recomendable exigir un aval bancario al arrendador, si es posible a primer requerimiento y sin beneficio de excusión.

Depósito

A diferencia de la fianza obligatoria, esta garantía adicional no es una mensualidad de la renta, sino que es una cuantía libremente pactada entre las partes (sin sobrepasar dos mensualidades de renta). Esta cláusula se debe incluir en el contrato con la cantidad exacta que se va a entregar como depósito de garantía.

Otra diferencia con la fianza es que el depósito no debe entregarse al organismo pertinente en la Comunidad Autónoma, sino que lo custodia el propietario. Este depósito de garantía se devuelve al finalizar la relación inquilino-propietario, siempre y cuando no haya deudas pendientes, no se haya producido una rotura contractual y no haya desperfectos en el piso, provocados por un mal uso del inmueble.

Fiador Solidario

Se trata de una tercera persona ajena al contrato de arrendamiento que, en caso de incumplimiento del mismo, se convierte en responsable solidario. De esta forma aumentamos nuestras posibilidades de cobro ante un eventual incumplimiento.

Por supuesto, es recomendable acudir a un experto para realizar estos trámites; como siempre, es mejor ir al médico para prevenir la enfermedad y no cuando ya se ha enfermado.