경매재테크, 명도를 잘하는 방법
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작성자 짱알이 작성일14-06-23 15:31 조회23,946회 댓글117건관련링크
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첫 번째 계약.
기존 점유자와 계약을 할 경우 가장 이상적인 협상이 된다. 점유자는 그 동안 경매 진행으로 인해 발생된 불안한 상태를 종식시키고 새로운 낙찰자와 임대차 계약을 통해 안정된 주거 생활을 할 수 있을 뿐 만 아니라 이사 등으로 부담해야 할 비용 등을 아낄 수 있어 좋다.
낙찰자 입장에서도 새로운 임차인을 구할 필요 없고 기존 점유자와 명도 협의를 위해 발생할 수 있는 비용(미납관리비, 이사비 등)을 아낄 수 있는 등 금전적이나 시간적으로 최상의 선택이 될 수 있다. 그렇지만 기존 점유자와 계약을 하기까지 많은 고비가 있다.
일반임대와 달리 중개사를 포함한 3자간 협의가 아닌 당사자간 협의로 임대 계약을 해야 하기 때문에 의견 충돌 등으로 조율이 쉽지 않고, 전세계약을 했던 임차인에게 낙찰자가 월세 계약을 요구할 경우에는 월세에 대한 부담으로, 전 소유자에게 전세계약을 요구할 경우에는 목돈에 대한 부담으로 인해 계약이 성사되기 쉽지 않은 것이다.
또한 임차인이 전액 임차보증금을 배당 받거나 받을 수 있을 때가 아닌 일부만 받거나 전부 받지 못할 경우에는 현재의 조건으로 다시 계약을 한다는 것이 여간 부담스러운 일이 아닐 수 없기 때문에 긍정적인 결과를 기대하기 어렵다.
점유자라도 소유자와 임차인에 따라 접근 방법에 차이가 있다.
전 소유자는 이미 다른 사람의 채무를 변제하지 않아 경매를 당한 경험이 있는 사람이다. 모든 사람이 다 그렇다고 볼 수는 없지만 채무 변제에 대한 약속을 잘 지키지 않는 사람이 매달 월세를 꼬박 꼬박 납부할 가능성은 상대적으로 낮다. 실제 전 소유자와 계약을 했을 경우 10명 중 6~7명은 계약을 후회한다고 말한다.
특히 전 소유자의 총 채무 금액이 낙찰금액으로 모두 변제되지 못하거나 전 소유자의 채무가 소액 건으로 여러 채권자에 의해 가압류 등이 되어 있을 경우에는 주의를 요한다. 전 소유자의 채무 상황이 매우 좋지 않다는 반증이기 때문에 월세를 성실히 납부하지 못할 가능성이 높기 때문이다.
매번 강조하는 말이지만 사람이 나빠서 거짓말을 하는 것이 아니라 상황이 사람을 거짓말 하게끔 만드는 것이다. 실제 이와 같은 상황에 있었던 전 소유자와 임대차 계약을 했는데 그 이후에 임대보증금에 가압류가 들어오면서 낙찰자가 송사에 휘말렸던 사례도 있었다.
임차인과 계약을 할 때도 주의할 점은 있다.
대항력이 없는 전 임차인이더라도 낙찰자와 새로운 임대차 계약을 할 경우 임차인이 낙찰자(임대인)에게 대항할 수 있어 낙찰자는 더 이상 임차인을 상대로 인도명령을 할 수 없다.
실제 낙찰자가 대항력 없는 임차인과 명도 협상하는 과정에서 임차인이 갑자기 임대차 계약을 요구했다. 낙찰자는 명도를 빨리 마무리할 수 있다는 생각에 계약에 합의했고, 계약서도 작성 했다. 대신 보증금 중 일부는 배당을 받을 때 그리고 나머지 잔금은 그로부터 3개월 후에 받기로 하고 계약의 효력은 보증금 중 일부를 받을 때부터 적용하기로 했다. 그런데 그 이후부터 임차인은 단 한 번도 월세를 지급하지 않았으며 관리비 역시 미납하기 시작했다.
뒤늦게 인도명령을 신청했지만 이미 임대차 계약을 했기 때문에 기각되었고 어쩔 수 없이 명도소송을 진행했는데 강제집행을 통해 명도를 모두 마무리하는데까지 9개월이라는 시간이 소요 되었으며 그 전에 이미 보증금은 소진되어 금전적인 손해뿐만 아니라 마음고생도 이만 저만 아니었다.
따라서 이럴 경우 안전장치가 필요한데 무턱대고 임대차계약을 하는 것 보다 명도이행협의서를 작성하는 것이 좋다. 이 때 주의할 점은 문구에 절대 임대차, 임차인, 월세 등 임대차계약으로 볼 수 있을만한 용어를 사용하지 않아야 한다.
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