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법률상담 | 변호사 이계원의 생활법률 (상업리스; 보증 및 제 문제들)

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작성자 이계원 작성일2009-04-27 00:00 조회1,178회 댓글1건

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안녕하세요 ? 변호사 이계원 입니다.
지난 칼럼들에서는 상업리스에 관한 내용을 이슈별로 정리하여 연재해왔습니다. 이번주는 상업리스에서의
보증 및 저당권이 있는건물의 상업리스를 정리하고 상업리스를 일단락 지도록 하겠습니다.

임차인이 회사인 경우 보증인은 보통 해당 회사의 임원이 개인 연대보증을 하게 됩니다. 일반적으로 상업
리스의 보증인은 연대보증 즉 임차인과 동등한 책임과 의무를 가진 지위를 가지게 됩니다. 따라서 임차인
의 계약위반에 의한 건물주의 권리행사는 임차인과 보증인에 대하여 동시에 행사할 수 있을 것입니다. 건
물주가 해당 소유권을 양도했을 경우에도 보증인의 책임과 의무는 소멸하지 않으며 그대로 잔존합니다.

다만 그러한 새로운 건물주의 보증인에 대한 권리유지는 임차인에 대한 적절한 통지와 기존 상업리스에 명
문화가 선행되어야 할것입니다. 기존 상업리스에서의 명문화, 즉 다시 말하면 건물주가 바뀌어도 보증인의
지위는 유지된다는, 구절이 없을 경우에도보증인의 책임, 의무가 지속된다는 원칙은 다수의 판례에서도 입
증된바가 있습니다. 다수설의 법리에 의하면 부동산의 가치는 리스의 가치에 의해 상당부분 결정된다는 것
입니다. 리스의 가치는 Rent의 수치가 우선적인 판단기준이지만 보증이 적절이 되어있는가도 영향을 미치
므로 결국 부동산의 내재가치에 영향을 준다는 이론입니다.

다음으로 은행이 담보가 설정되고 건물주가 임차인에게 3년 이상의 상업리스를 줄 경우에는 반드시 은행의
동의를 구해야 할 것입니다. 특히 물건법에서는 3년 이상의 상업리스는 등기와 더불어 은행에 동의를 구하
지 못 할 경우에는 임차인을 은행이 담보권자로서 Trespassers(불법적인 침입자)로 간주할 수가 있겠습니
다. 특히 건물주가 Mortgage를 내지 못하여 은행에 압류되어 부동산 시장에 나왔을 경우 ( Power of Sale)
관련 상업리스가 은행의 동의를 구하지 못한 경우 새로운 건물주에게 인정받지 못하는불안한 지위의 임차
인이 될 것입니다. 따라서 3년이상의 임차인은 반드시 은행의 동의여부를 확인하여야 할 것입니다.


한편 위임권한 ( Power of Attorney)에 있어서는 임차인은 건물주나 제 3자를 로 선임함으로써 리스의 등
기 및 등기의 해제, 권리의 이전등의 일을 부여하는 것이 보통입니다. 그러한 위임권한은 취소될수 없는
위임권자의 권리의 성격이 짙으므로 권한내에서의 위임권자의 실행은 보장받을수 가 있겠습니다. 기타사
항으로는 외국인이 25년이상의 Lease를 구할 경우에는 반드시 ForeignOwnership of Land Register
Act에 의해 Lease후 90일 이내에 보고해야만 할 것입니다.

상업리스는 비즈니스 매매에 있어 중요한 부분을 차지합니다. 본 칼럼에서 다루어 왔던 상업리스에 있어서
의 중개업자의 역할,Lease 계약전의 문서들, 허용범위, 제한사항, 임대목적물, Outgoings, 유지보수, 임차
인의 권리, 리스의 양도, 보험, Option,Ratchet Clause, Default, 포기, 보증 등을 이해하시면 많은 도움
에 되리라 생각됩니다.

Disclaimer: 상기내용에 대하여 어떠한 법률적인 책임을 지지 않습니다. 자료제공; 이 계원

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