A Proteção e a Vantagem Econômica ao Arrematante: Uma Análise do §4º do Artigo 7º da Resolução 236/2016 do CNJ com Ênfase na Due Diligence Pré-Leilão.
Resumo
Este artigo explora, de forma aprofundada, as implicações do §4º do Artigo 7º da Resolução 236/2016 do CNJ, destacando a proteção conferida ao arrematante e as vantagens econômicas decorrentes. Além da dedução da comissão do leiloeiro e das despesas de depósito e guarda dos bens, o estudo ressalta como a realização de uma due diligence pré-leilão pode permitir ao arrematante identificar oportunidades de utilizar parte do valor da arrematação para reduzir custos, reforçando seu papel como solucionador de problemas e promovendo maior efetividade nos processos de cobrança.
- Introdução
Os leilões judiciais desempenham um papel crucial na satisfação dos créditos e na execução de decisões judiciais, proporcionando a liquidação de ativos de maneira rápida e transparente. A Resolução 236/2016 do CNJ modernizou esses procedimentos, estabelecendo diretrizes que garantem a clareza dos encargos e das condições fixadas em edital. No contexto do §4º do Artigo 7º, observa-se que, quando o valor da arrematação excede o crédito do exequente e não há outros credores, a comissão do leiloeiro e as despesas de depósito e guarda poderão ser deduzidas do montante arrecadado. Este dispositivo não só protege o arrematante, como também oferece uma vantagem econômica que pode ser potencializada por meio de uma criteriosa due diligence pré-leilão.
- Contextualização e Objetivos do Dispositivo
Historicamente, os leilões judiciais enfrentaram desafios relacionados à falta de transparência e à inclusão de encargos imprevistos que onereiam o arrematante. A Resolução 236/2016 veio para estabelecer parâmetros claros, onde o edital define de forma precisa as condições da arrematação. Entre os objetivos do dispositivo, destacam-se:
- Previsibilidade dos Encargos: Assegurar que somente os custos previamente divulgados sejam efetivamente cobrados.
- Impedição de Benefícios Indevidos ao Devedor: Evitar que o devedor, cuja inadimplência deu origem à execução, se beneficie do saldo remanescente.
- Valorização do Arrematante: Reconhecer o arrematante como agente de resolução de problemas, incentivando sua participação ativa e estratégica no processo.
- Aspectos Econômicos e Jurídicos em Favor do Arrematante
3.1. Dedução dos Encargos e Reflexos na Arrematação
O §4º do Artigo 7º dispõe que, se o valor da arrematação ultrapassar o crédito do exequente e não houver outros credores, os valores referentes à comissão do leiloeiro e às despesas com depósito e guarda dos bens poderão ser deduzidos. Essa previsão gera dois efeitos relevantes:
- Redução do Custo Líquido: O arrematante não precisa arcar com um valor integralmente superior, pois os encargos são deduzidos, o que diminui o desembolso final.
- Não Benefício ao Devedor: Ao não haver devolução do saldo remanescente ao devedor, a medida reforça que o excedente não pode ser utilizado para beneficiar aquele que originou a execução.
3.2. Implicações no Equilíbrio Contratual e na Boa-fé
A dedução dos encargos previstos promove um equilíbrio contratual e reflete os princípios da boa-fé e da legalidade. Ao manter a integralidade dos termos estabelecidos no edital, a norma assegura que o arrematante opere com total previsibilidade, sem surpresas financeiras que possam comprometer a eficácia da arrematação.
3.3. Incentivo à Efetividade dos Processos de Cobrança
Ao impedir que o devedor se beneficie do saldo excedente, o dispositivo também atua como um incentivo aos processos de cobrança. O arrematante, que assume um papel ativo na resolução do conflito, é economicamente beneficiado, contribuindo para a efetividade e a celeridade dos procedimentos judiciais.
- A Importância da Due Diligence Pré-Leilão
Um aspecto de grande relevância para o arrematante é a realização de uma due diligence pré-leilão. Durante essa fase, o interessado pode:
- Identificar Oportunidades de Dedução: Verificar antecipadamente a possibilidade de deduzir os encargos previstos, planejando sua oferta de forma mais estratégica.
- Avaliar o Custo-Benefício da Arrematação: Analisar se a economia gerada pela dedução dos encargos compensa o investimento no leilão, aumentando a vantagem econômica.
- Mitigar Riscos Financeiros: Com uma análise detalhada dos termos do edital e das condições do leilão, o arrematante pode minimizar surpresas e assegurar que o custo líquido da aquisição seja compatível com seus objetivos.
Essa prática de due diligence é essencial para que o arrematante possa aproveitar plenamente as vantagens proporcionadas pelo §4º do Artigo 7º, contribuindo para uma tomada de decisão mais informada e para a maximização dos benefícios econômicos decorrentes da arrematação.
- Reflexões Finais
O §4º do Artigo 7º da Resolução 236/2016 do CNJ representa um avanço significativo na proteção do arrematante. Ao permitir a dedução dos encargos — comissão do leiloeiro e despesas de depósito e guarda dos bens — do valor da arrematação, o dispositivo impede que o devedor se beneficie de um saldo excedente, fortalecendo a segurança jurídica e a transparência dos processos de leilão.
Além disso, a possibilidade de realizar uma due diligence pré-leilão potencializa essa vantagem, permitindo que o arrematante identifique oportunidades de redução de custos e planeje sua oferta de maneira mais estratégica. Assim, o arrematante não só é protegido, como também se beneficia economicamente, confirmando seu papel de resolvedor de problemas e incentivador da efetividade dos processos de cobrança.
Em síntese, o dispositivo não apenas assegura a integridade dos leilões judiciais, mas também promove um ambiente onde a eficiência, a legalidade e a boa-fé são pilares essenciais para a dinamização e a justiça nas relações processuais.
Lucimar Joaquim Peres
Sócio fundador do Escritório Cunha & Peres Advogados Associados; Vice-presidente da Comissão de Direito Imobiliário, Notarial e Registral da OAB – Subseção de Biguaçu/SC; Membro da Comissão Nacional de Leiloes da Associação Brasileira de Advogados – ABA; Especializado em leilões de imóveis; Especializado em direito imobiliário, notarial, registral e sucessões; Expertise em procedimentos extrajudiciais (Tabelionato de Notas e Registro de Imóveis); Seis (06) anos de advocacia com enfoque no direito imobiliário.
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