{"id":3741,"date":"2017-12-15T11:01:49","date_gmt":"2017-12-15T10:01:49","guid":{"rendered":"https:\/\/gavelsabogados.com\/?p=3741"},"modified":"2025-04-22T21:30:38","modified_gmt":"2025-04-22T19:30:38","slug":"mortgage-loan-agreements","status":"publish","type":"post","link":"https:\/\/gavelsabogados.com\/en\/mortgage-loan-agreements\/","title":{"rendered":"Mortgage Loan Agreements"},"content":{"rendered":"<p class=\"\" data-start=\"203\" data-end=\"412\">The first rulings from courts specifically designated to adjudicate disputes between individuals and banking institutions concerning general terms included in <strong data-start=\"362\" data-end=\"390\">mortgage loan agreements<\/strong> have now been issued.<\/p>\n<p class=\"\" data-start=\"414\" data-end=\"1122\">The <strong data-start=\"418\" data-end=\"446\">Agreement of 25 May 2017<\/strong> of the <strong data-start=\"454\" data-end=\"518\">Permanent Commission of the General Council of the Judiciary<\/strong>, which assigned exclusive yet non-excluding jurisdiction to certain courts\u2014each with defined territorial competence\u2014to adjudicate matters relating to general conditions in <strong data-start=\"691\" data-end=\"735\">real estate secured financing agreements<\/strong> where the borrower is a natural person (the \u201cAgreement\u201d), was published in the <strong data-start=\"815\" data-end=\"847\">Official State Gazette (BOE)<\/strong> on <strong data-start=\"851\" data-end=\"866\">27 May 2017<\/strong>. The Agreement designated <strong data-start=\"893\" data-end=\"906\">54 Courts<\/strong> to resolve conflicts between individuals with mortgage loans over their residences and banks, whether regarding <strong data-start=\"1019\" data-end=\"1036\">floor clauses<\/strong>, or <strong data-start=\"1041\" data-end=\"1069\">mortgage expense clauses<\/strong> relating to constitution, novation, or cancellation.<\/p>\n<p class=\"\" data-start=\"1124\" data-end=\"1610\">This measure has resulted in <strong data-start=\"1153\" data-end=\"1183\">uniform judicial decisions<\/strong>. Prior to the Agreement\u2019s entry into force, court rulings varied, with some granting full reimbursement of all mortgage-related expenses, while others only granted partial recovery. The legal landscape could then be characterised by:<br data-start=\"1417\" data-end=\"1420\" \/>(i) <strong data-start=\"1424\" data-end=\"1445\">legal uncertainty<\/strong> in deciding in which court to bring a claim, and<br data-start=\"1494\" data-end=\"1497\" \/>(ii) <strong data-start=\"1502\" data-end=\"1520\">discrimination<\/strong> among claimants receiving different outcomes on identical issues, depending on the court.<\/p>\n<p class=\"\" data-start=\"1612\" data-end=\"1800\">Now, the outcome of legal proceedings concerning the <strong data-start=\"1665\" data-end=\"1676\">nullity<\/strong> of expense clauses (constitution, novation, or cancellation) and the <strong data-start=\"1746\" data-end=\"1763\">reimbursement<\/strong> of amounts paid is <strong data-start=\"1783\" data-end=\"1799\">standardised<\/strong>.<\/p>\n<p class=\"\" data-start=\"1802\" data-end=\"2073\">Current case law has unified its position, recognising that both the action to claim the nullity of a clause assigning all mortgage constitution costs to the borrower, and the <strong data-start=\"1978\" data-end=\"1998\">ancillary action<\/strong> for restitution of amounts unduly paid, are <strong data-start=\"2043\" data-end=\"2072\">not subject to limitation<\/strong>.<\/p>\n<p class=\"\" data-start=\"2075\" data-end=\"2160\">The recoverable expenses related to constitution, novation or cancellation include:<\/p>\n<ul data-start=\"2161\" data-end=\"2378\">\n<li class=\"\" data-start=\"2161\" data-end=\"2203\">\n<p class=\"\" data-start=\"2163\" data-end=\"2203\"><strong data-start=\"2163\" data-end=\"2178\">notary fees<\/strong> for the mortgage loan,<\/p>\n<\/li>\n<li class=\"\" data-start=\"2204\" data-end=\"2260\">\n<p class=\"\" data-start=\"2206\" data-end=\"2260\"><strong data-start=\"2206\" data-end=\"2228\">land registry fees<\/strong> for registering the mortgage,<\/p>\n<\/li>\n<li class=\"\" data-start=\"2261\" data-end=\"2308\">\n<p class=\"\" data-start=\"2263\" data-end=\"2308\"><strong data-start=\"2263\" data-end=\"2278\">agency fees<\/strong> if imposed by the bank, and<\/p>\n<\/li>\n<li class=\"\" data-start=\"2309\" data-end=\"2378\">\n<p class=\"\" data-start=\"2311\" data-end=\"2378\"><strong data-start=\"2311\" data-end=\"2329\">appraisal fees<\/strong> when the valuation was commissioned by the bank.<\/p>\n<\/li>\n<\/ul>\n<p class=\"\" data-start=\"2380\" data-end=\"2581\">Courts hold that <strong data-start=\"2397\" data-end=\"2412\">notary fees<\/strong> must be borne by the lender, as it is the bank\u2019s own interest, pursuant to <strong data-start=\"2488\" data-end=\"2514\">Royal Decree 1926\/1989<\/strong> of <strong data-start=\"2518\" data-end=\"2533\">17 November<\/strong> and <strong data-start=\"2538\" data-end=\"2580\">Article 63 of the Notarial Regulations<\/strong>.<\/p>\n<p class=\"\" data-start=\"2583\" data-end=\"2819\">Regarding <strong data-start=\"2593\" data-end=\"2615\">land registry fees<\/strong>, since the bank files for registration, it must bear these costs, in accordance with <strong data-start=\"2701\" data-end=\"2751\">Annex II, Rule Eight of Royal Decree 1427\/1989<\/strong>, of <strong data-start=\"2756\" data-end=\"2771\">17 November<\/strong>, approving the Fees of the Property Registrars.<\/p>\n<p class=\"\" data-start=\"2821\" data-end=\"3086\"><strong data-start=\"2821\" data-end=\"2836\">Agency fees<\/strong> must be paid by the bank, as it benefits from the services. Furthermore, the bank often <strong data-start=\"2925\" data-end=\"2936\">imposes<\/strong> the use of a specific agency, without informing the borrower of alternatives, in breach of <strong data-start=\"3028\" data-end=\"3069\">Article 40 of Royal Decree-Law 6\/2000<\/strong>, of <strong data-start=\"3074\" data-end=\"3085\">23 June<\/strong>.<\/p>\n<p class=\"\" data-start=\"3088\" data-end=\"3423\"><strong data-start=\"3088\" data-end=\"3106\">Appraisal fees<\/strong> are also the bank\u2019s responsibility, as the appraisal is necessary to formalise the mortgage and is used by the bank for foreclosure proceedings (<strong data-start=\"3252\" data-end=\"3294\">Article 682 of the Civil Procedure Act<\/strong>) and to determine the loan amount pursuant to <strong data-start=\"3341\" data-end=\"3355\">Law 2\/1981<\/strong>, of <strong data-start=\"3360\" data-end=\"3372\">25 March<\/strong>, regulating the mortgage market (<strong data-start=\"3406\" data-end=\"3421\">Article 5.2<\/strong>).<\/p>\n<p class=\"\" data-start=\"3425\" data-end=\"3629\">Finally, contrary to the <strong data-start=\"3450\" data-end=\"3474\">Supreme Court ruling<\/strong> of <strong data-start=\"3478\" data-end=\"3498\">23 December 2015<\/strong>, the <strong data-start=\"3504\" data-end=\"3524\">Stamp Duty (AJD)<\/strong> must be paid by the borrower, in accordance with <strong data-start=\"3574\" data-end=\"3613\">Article 68 of Royal Decree 828\/1995<\/strong>, of <strong data-start=\"3618\" data-end=\"3628\">29 May<\/strong>.<\/p>\n<p class=\"\" data-start=\"3631\" data-end=\"3848\">In conclusion, under current judicial doctrine, the borrower may claim from the bank the <strong data-start=\"3720\" data-end=\"3737\">expenses paid<\/strong> for mortgage constitution, novation, and cancellation, including notary, registry, agency, and appraisal fees.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>The first rulings from courts specifically designated to adjudicate disputes between individuals and banking institutions concerning general terms included in mortgage loan agreements have now been issued. The Agreement of 25 May 2017 of the Permanent Commission of the General Council of the Judiciary, which assigned exclusive yet non-excluding jurisdiction to certain courts\u2014each with defined [&hellip;]<\/p>\n","protected":false},"author":3,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_et_pb_use_builder":"off","_et_pb_old_content":"","_et_gb_content_width":"","footnotes":""},"categories":[58,7,57],"tags":[],"class_list":["post-3741","post","type-post","status-publish","format-standard","hentry","category-administrative-and-regulatory-law-administrativo-regulatorio-en","category-derecho-procesal-contencioso","category-legal-news"],"yoast_head":"\n<title>Mortgage Loan Agreements - GAVELS ABOGADOS<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/gavelsabogados.com\/en\/mortgage-loan-agreements\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Mortgage Loan Agreements - GAVELS ABOGADOS\" \/>\n<meta property=\"og:description\" content=\"The first rulings from courts specifically designated to adjudicate disputes between individuals and banking institutions concerning general terms included in mortgage loan agreements have now been issued. 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