1억 보증금 못받고 쫓겨날 뻔한 '상가 임차인'
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작성자 짱알이 작성일14-02-28 09:52 조회24,104회 댓글119건관련링크
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부동산 담보신탁시 임차인 보증금에 대한 보호장치가 없어 보완이 필요하다는 지적이다. 2013년 4월 강남의 한 소형빌딩을 재건축하기 위해 대출을 받아 건물을 매입한 B씨는 채권자의 권유로 부동산신탁회사에 담보신탁을 맡겼다.
문제는 B씨가 이 건물 외에는 자산이 전혀 없는 터라 임차인에게 보증금을 주지 못한 것. 그해 5월 중순 임대계약 만기가 지났지만 임차인 A씨는 보증금을 돌려받지 못했기 때문에 상가를 비울 수 없었다.
하지만 신탁회사는 A씨를 상대로 상가를 비워달라는 명도소송을 제기했다. 명도소송이란 계약만료 등 점유할 수 있는 권리가 없어졌음에도 임차인(A씨)이 부동산을 비워주지 않을 때 소유주가 제기할 수 있는 소송이다.
1심 결과는 신탁회사의 승소였다. B씨가 대출을 받기 위해 신탁회사에 소유권을 이전했기 때문에 신탁회사는 임대계약 만기가 지난 임차인 A씨에게 명도이전을 요구할 수 있다. 반면 보증금 반환의무는 신탁회사가 아닌 B씨에게 있다.
통상 임차인(A씨)은 동시이행항변에 따라 보증금을 받지 못하면 상가를 비워주지 않아도 된다. 하지만 임차인 A씨의 경우 건물 소유주(B씨)가 신탁회사에 소유권을 이전하면서 보증금을 받을 곳과 명도요구를 받는 곳이 이원화돼 보증금을 받지 못한 상태에서 상가를 비워줘야 하는 상황이 된 것.
임차인 A씨는 변호사를 선임해 항소했다. 신탁회사에 대한 손해배상을 담보하기 위한 공탁도 했다. 재판부는 2심에서 임차인의 손을 들어줬다. A씨는 소송을 진행한 8개월 동안의 월세 3000만원을 제한 나머지 보증금 7000만원을 반환받았다. 임차인이 억울한 상황이란 점을 감안, 강제 임의조정이 이뤄졌다는 게 사건 관계자의 설명이다.
업계 관계자는 "이미 임차인에게 불리한 상황이라고 판결도 나왔지만 담보신탁 계약시 임차인 보호를 위한 장치가 필요하다"며 "임차인이 피해를 보는 이같은 상황이 반복되지 않도록 신탁회사가 보증금 반환의무도 갖는 특약이 의무화돼야 할 것"이라고 지적했다.
특히 A씨의 경우 소송이 끝난 후 월세를 제하고도 받을 수 있는 보증금이 남았지만 보증금이 적거나 소송이 길어질 경우 소송에서 이기더라도 돌려받을 수 있는 보증금이 거의 남지 않을 수 있다. B씨도 소송이 길어질수록 금융비용 확대 등 사회적 비용이 크다는 게 업계 관계자의 설명이다.
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