법률상담 | 생활법률 –제 117편(호주의 부동산에 관하여 제 6 편)
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작성자 이계원 작성일2011-01-18 20:01 조회1,344회 댓글3건관련링크
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지난 법률칼럼에서는 호주부동산에 대한 관련법규, 부동산의 권리 (소유권, 임차권, Native
Title, Easement, Mortgage, 등) 부동산 등기제도, 부동산 시장의 종사자로서의 부동산
중개업자 및 변호사의 역할, 부동산 거래에 있어서 일반적인 절차, 법률적인 책임과 의무 중에서 Seller의 Disclosure Statement에 대해서 설명을 드린바 있습니다. 이번 주에는 부동산 거래에 있어서 Seller의 보증에 대하여 알아보도록 하겠습니다.
< 부동산 거래에 있어서의 법률적인 책임과 의무 >
2. Seller의 Warranty (보장)
일반적으로 부동산 계약법에서의 보증은 Buyer가 계약이전에 해당 부동산을 구매하기 위해 조사하여 알아낼 수 없는 부분을 Seller가 보장해주는 부분입니다. 즉 Buyer를 위해 부동산거래의 일반적인 보장을 해 줌으로서 편의를 제공하는 부분입니다.
법에서 보장하는 부분은 해당부동산에 정부로부터 도로공사에 따른 악영향이 없으며 해당 건물을 철거하라는 명령 등이 없다는 내용 등입니다.
그러므로 Seller는 본 계약이나 법에 따라 공개하거나 규정한 경우를 제외하고, 구입부동산의 사용권한에 대한 금지나 제한, Buyer 로부터 회복 가능한 필지나 구입부동산 에 영향을 미치는 침해나 클레임, 또는 이러한 것을 야기할 수 있는 상황에 대해 알고 있지 않다는 것을 계약서에 명기함 으로서 법적인 보장으로 인한 손해배상 청구를 피하기도 합니다.
이러한 법에서의 보장되는 부분이 어겨졌을 경우에는 Buyer 는 손해배상은 물론 계약이 원천무효 되게 할 수 있는 철회의 권리가 있기 때문입니다.
또 다른 법에서 보장하는 부동산 명의에 대한 보장은 Seller가 잔금을 치루기 직전 해당부동산의 적법한 명의자여야 하고 매매계약을 체결할 수 있는 법적능력이 있음을 보장해야 할 것입니다.
예를 들면 Seller가 부동산 명의들 가지고 있는 주인으로 부동산 등기부 등본에 등재되어 있으나 법적인 권리를 행사할 수 없는 금치산자나 한정치산자일 경우 법률행위를 무효화 할 수 있기 때문에 Seller의 법적인 보장이 있어야 한다는 점입니다.
그밖에 법에서 보장하는 부분은 부동산에 관련된 법적인 조치에서의 자유 즉 Seller를 상대로 어떠한 법적 조치가 취해지지 않았고 또한 Seller가 알고 있는 한 Seller가 청산이나 공식 관리인, 관재인, 재산관재인이나 청산인의 지명에 이를 수 있는 상황이 존재하지 않는다는 점입니다. 그리고 잔금을 치루기 전까지 Seller를 상대로 한 불이행된 판결, 명령, 포고나 기타 절차가 현재 존재하지 않고 존재하지 않는다는 점입니다.
Seller의 법적인 보장은 상기에서 설명드린바 계약을 철회하는 중요하고 근본적인 문제이나 이에 반해 Seller가 보장은 해주나 Buyer가 계약을 철회하지 못하는 부분도 있습니다.
세부내용을 살펴보면, Seller는 해당부동산이 적절하고 숙련된 방식으로 건설되고, 마감재, 부속물 및 동산을 구비한다든지, 계약에 의거하여, 정상규격에 의해 완료된 구입부동산 그리고 평면도에 따르고 마감재, 부속물과 동산으로 갖춰진 기준과 명세사항에 대한 권리를 Buyer가 획득한다는 보장입니다.
그러한 보장내용에 양자가 분쟁이 발생했을 경우에는 법적인 보장이 아니므로 Buyer입장에서 계약을 해지할 수 있는 권한은 없습니다. 다만 Buyer의 주장이 적절하다고 중재인이 판단할 경우에는 손해배상을 청구 할 수 있을 것입니다.
Buyer는 본인이 법적인 보장이 안 되는 항목이 매우 중요한 계약의 근간이라고 판단할 경우에는 계약서의 특약사항 세부내용을 명기하여 계약철회의 권리를 보장하기도 합니다.
2주간을 통해Seller의 보장에 대하여 설명을 드렸습니다. 다음주에는 Buyer의 보장에 대하여 설명을 드리도록 하겠습니다.
Disclaimer: 상기 내용은 어디까지나 현재의 관련법률 규정을 근거로 하였고 판례의 경우는 해당되는 개별 적인 상황에 의한 것이므로 독자의 상황을 적용하여 자체적으로 해석하는 것은 잘못된 판단을 할 수 있으므로 중요한 결정에 있어서는 반드시 변호사의 상담을 필요로 합니다. 그러므로 상기 내용에 대하여 어떠한 법률적인 책임이나 보증을 하지 않습니다.
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