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Preço vil nos leilões extrajudiciais

Resumo

O presente artigo analisa as mudanças introduzidas pelo Marco Legal das Garantias nos artigos 26 e 27 da Lei nº 9514/97, abordando as motivações por trás dessas alterações, seus impactos jurídicos e econômicos, bem como a interpretação prática sobre o tema pelo STJ no julgamento do REsp 2096465-SP.

Introdução

A Lei nº 9.514/97, que dispõe sobre o Sistema de Financiamento Imobiliário e institui a alienação fiduciária de coisa imóvel, sofreu significativas alterações com a implementação do Marco Legal das Garantias. As mudanças nos artigos 26 e 27 visam modernizar e tentar tornar mais eficientes os processos de execução de garantias imobiliárias, buscando um equilíbrio entre os direitos dos credores e a proteção dos devedores.

Este artigo objetiva examinar em profundidade essas modificações e suas implicações práticas.

Alterações nos Artigos 26 e 27 da Lei nº 9.514/97 – Redução dos Prazos Processuais

Uma das principais alterações no artigo 26 é a redução dos prazos para a consolidação da propriedade em nome do credor. Antes das mudanças, o devedor tinha um período mais longo para purgar a mora. Com as novas disposições, os prazos foram encurtados, visando maior celeridade na execução da garantia.

Dentre essas alterações, podemos destacar que a purgação da mora atualmente só é possível até a data da averbação da consolidação da propriedade em nome do credor fiduciário, ou seja, praticado o ato perante o Registro de Imóveis competente, não pode mais o devedor purgar a mora, tendo apenas o direito de preferência a ser exercido até a realização do segundo leilão.

Para o exercício deste direito de preferência deverá o devedor fiduciante: pagar o valor da dívida, somado às despesas, aos prêmios de seguro, aos encargos legais, às contribuições condominiais, aos tributos, inclusive os valores correspondentes ao imposto sobre transmissão inter vivos e ao laudêmio, se for o caso, pagos para efeito de consolidação da propriedade fiduciária no patrimônio do credor fiduciário, e às despesas inerentes aos procedimentos de cobrança e leilão, hipótese em que incumbirá também ao fiduciante o pagamento dos encargos tributários e das despesas exigíveis para a nova aquisição do imóvel, inclusive das custas e dos emolumentos.

Modificações no Artigo 27

Simplificação da Venda Extrajudicial

O artigo 27, que regula a venda extrajudicial do imóvel, foi alterado para simplificar o processo e reduzir os custos associados. As novas regras permitem que a venda seja realizada de maneira mais rápida, proporcionando uma solução eficiente para a recuperação do crédito pelo credor.

Apesar da tentativa de simplificação, o projeto de lei objetivou a inclusão de um instituto até então, inexistentes nos leilões extrajudiciais: o preço vil.

No entanto o texto trazido no artigo 27, gera mais dúvidas do que certezas se este era realmente a intenção do legislador. Abaixo transcrevemos:

Art. 27. Consolidada a propriedade em seu nome, o fiduciário promoverá leilão público para a alienação do imóvel, no prazo de 60 (sessenta) dias, contado da data do registro de que trata o § 7º do art. 26 desta Lei.     (Redação dada pela Lei nº 14.711, de 2023)

  • 2º No segundo leilão, será aceito o maior lance oferecido, desde que seja igual ou superior ao valor integral da dívida garantida pela alienação fiduciária, das despesas, inclusive emolumentos cartorários, dos prêmios de seguro, dos encargos legais, inclusive tributos, e das contribuições condominiais, podendo, caso não haja lance que alcance referido valor, ser aceito pelo credor fiduciário, a seu exclusivo critério, lance que corresponda a, pelo menos, metade do valor de avaliação do bem.     (Redação dada pela Lei nº 14.711, de 2023)

Destacamos as palavras, pois parece que o legislador buscou oferecer alternativas ao credor, e não uma obrigação. Observem que o texto da lei menciona “podendo” e “a seu exclusivo critério”, permitindo ao credor aceitar um valor correspondente a pelo menos metade do valor da avaliação. Não nos parece razoável que o texto, da forma como está escrito, tenha essa intenção.

Em contrapartida, o Superior Tribunal de Justiça, no REsp 2096465-SP, decidiu aplicar o instituto do preço vil, até então inexistente nos leilões extrajudiciais, em uma venda que superava o valor da dívida mais encargos, mas ficava abaixo de 50% do valor de avaliação.

O entendimento foi o de que, com a entrada em vigor da lei 14.711/2023, o legislador resolveu a divergência sobre a aplicação do art. 891, parágrafo único do CPC.

Os reflexos desse entendimento, para os processos em andamento e para aqueles em que, já existe leilão agendados são imensuráveis, uma vez que também as mudanças nos artigos 26 e 27 da Lei 9514/97, introduzidas pelo Marco Legal das Garantias, representam um passo importante e trazem desafios tanto para credores quanto para eventuais interessados.

Dos reflexos da decisão do STJ

Em que pese a redação da nova lei ser clara ao conferir a faculdade do credor em receber ou não quantia igual ou superior à metade do valor da avaliação do imóvel, o STJ contrariamente, entendeu se tratar em verdade, de uma obrigatoriedade, extrapolando assim as competências do Poder Judiciário, que neste caso, interviu diretamente na relação contratual pactuada entre às partes, mesmo ausentes situações de imprevisibilidade.

A afronta aos princípios basilares da liberdade contratual, como a boa-fé objetiva, autonomia da vontade, a força obrigatória dos contratos (pacta sunt servanda) e a relatividade dos efeitos contratuais, causa um verdadeiro efeito cascata em todo sistema jurídico e econômico.

Sobre o sistema judiciário, os reflexos da judicialização em massa já são notados pelos atuantes na área. Onde antes se via apenas a pretensão de nulidade de um leilão baseada em suposto vício nas intimações obrigatórias, agora vemos teses mirabolantes como a da avaliação unilateral, que busca a aplicação do instituto do preço vil antes mesmo da ocorrência do certame.

Muito embora nos pareça desarrazoado, teses como a citada acima já foram capazes de suspender leilões, e nos dão o alerta para uma crise de insegurança jurídica.

Já sobre o sistema econômico, as duas consequências primárias causadas pela insegurança jurídica são: o desestímulo dos potenciais compradores nesta modalidade de aquisição e a ineficácia na recuperação de crédito pelo credor.

E, na contração da simplicidade que o procedimento extrajudicial requer, veremos em breve o reflexo disso com a subida dos preços de juros aplicados aos contratos de financiamento imobiliário, o que inviabilizará a contratação de crédito por milhares de brasileiros.

Sob a ótica do arrematante e em face do presente cenário, observamos com mais cautela as circunstâncias aptas a inviabilizar uma futura arrematação.

A Due Diligence nos leilões extrajudiciais ganhou mais um ponto de atenção, mas limitado à exposição dos riscos e do cenário atual ao pretendente arrematante, lembrando que, na qualidade operadores do direito nos cabe a atuação enérgica em prol da segurança jurídica e do cumprimento da lei.

E, embora diante de decisões nocivas ao sistema, vemos ainda relevante divergência de entendimentos entre câmaras, turmas e seções, o que além de nos trazer um certo otimismo, também confere imenso desafio aos magistrados, que nos casos concretos, deverão considerar o pacta sunt servanda como o principal pilar para a manutenção da ordem na esfera econômica e social.

 

 

A necessária análise dos riscos antes da arrematação

Diante desse novo cenário inaugurado pela lei nº 14.711/2023 que alterou a Lei nº 9.514/1997 e do entendimento do STJ estampado no REsp 2.096.465-SP, os arrematantes e as partes envolvidas no contrato de alienação fiduciária (tanto o banco quanto o devedor) deverão ter atenção, visando evitar eventual anulação do leilão.

Para tanto, será imprescindível que o arrematante interessado em arrematar tenha ao seu lado um especialista na área de leilões, a fim de verificar se houve a devida consolidação do imóvel e registro em nome do credor fiduciário.

A anulação de um leilão extrajudicial pode gerar sérios prejuízos ao arrematante. Além de perder o valor já investido no imóvel, como o pagamento do lance e as despesas iniciais, o arrematante pode enfrentar longos processos judiciais para tentar reaver o montante, o que implica em custos adicionais com advogados e custas processuais.

O arrematante também pode sofrer perdas com a depreciação do valor do imóvel durante o tempo em que ele fica indisponível, bem como com a frustração de um planejamento financeiro que incluía a utilização ou revenda do bem. Esses fatores, somados ao tempo perdido, tornam a anulação uma situação de grande impacto negativo, evidenciando a importância de uma avaliação minuciosa e da assessoria de um especialista em leilões de imóveis antes de qualquer arrematação.

AUTORES:

Felippe Cunha

Especializado em Leilão de Imóveis, Especialista em direito civil e direito imobiliário, notarial e registral, Experitise em procedimentos extrajudiciais (Registro de imóveis), 5 anos de advocacia com enfoque no direito imobiliário, Membro da subcomissão de leilões da OAB-SC e Membro da Comissão Nacional de Leilões da ABA.

Laís Macucci

Advogada desde 2015 e com mais de 12 anos de experiência na área jurídica, sócia fundadora do escritório Laís Macucci Advocacia na Capital de São Paulo, pós graduada em Direito Empresarial pela Escola Paulista de Direito, Membro da Comissão de Direito Imobiliário da OAB Ipiranga em São Paulo/SP, Membro da Comissão Nacional de Leilões da ABA e associada do IBRADIM.

Sanzia Silva

Advogada com mais de 5 anos de experiência na área jurídica, pós-graduada em Direito Imobiliário e especialista em leilões de imóveis. Integra as comissões de Direito Imobiliário da OAB-DF e da Comissão Nacional de Leilões da ABA. Além disso, é associada ao IBRADIM.

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  510. Thanks for making me to achieve new suggestions about pc’s. I also have the belief that certain of the best ways to keep your laptop computer in prime condition is with a hard plastic-type material case, or shell, that suits over the top of your computer. These kinds of protective gear will be model specific since they are made to fit perfectly across the natural covering. You can buy these directly from owner, or via third party sources if they are for your mobile computer, however not all laptop may have a shell on the market. Once more, thanks for your suggestions.

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  514. Thanks for your publication. What I want to comment on is that while looking for a good on the internet electronics retail outlet, look for a site with full information on critical factors such as the privacy statement, protection details, payment procedures, along with other terms along with policies. Generally take time to read the help and FAQ sections to get a far better idea of what sort of shop functions, what they are capable of doing for you, and just how you can use the features.

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