♣BESCHERMING particuliere koper bij aankoop onroerend goed in Aruba

3,320 comments

(Artikel is geschreven in maart van 2015)

 

Inleiding

 

Op 4 februari jl. zijn vertegenwoordigers van de makelaardij, het notariaat en de advocatuur door de Commissie Justitiële Aangelegenheden Integratie & Verzoekschriften uitgenodigd om hun mening te uiten over de voorstellen van Carlos Bollen (wetenschappelijk hoofdmedewerker Privaatrecht aan de Faculteit der Rechtsgeleerdheid van de Universiteit van Aruba) in verband met het voorgestelde artikel 7:2 BW, dat – gelijk de Nederlandse pendant – beoogt de particuliere koper te beschermen bij de aankoop van onroerend goed. Het voorgestelde artikel 7:2 BW introduceert de ‘consumentenkoop’ voor onroerende goederen. De consumentenkoop voor roerende goederen bestaat al enige tijd en ligt vast in artikel 7:5 BW.

 

Het voorstel zoals het thans voorligt

 

De twee relevante aspecten van het voorgestelde artikel 7:2 betreffen:

 

(i)het vereiste van een schriftelijke koopovereenkomst op straffe van vernietigbaarheid van de koopovereenkomst;

 

(ii)de invoering van de bedenktijd van 3 dagen voor de koper.

 

De voorstellen van Carlos Bollen

 

Met betrekking tot het wetsvoorstel heeft de heer Bollen het navolgende voorgesteld: 

(i)Voor wat betreft de sanctie voor het schriftelijk aangaan van de koopovereenkomst

 

De heer Bollen meent kort gezegd, dat de sanctie van nietigheid voor het schriftelijk aangaan van de koopovereenkomst helderder is en ook beter past in het stelsel van de wet.

 

(ii)Voor wat betreft de bedenktijd

 

De heer Bollen is fel tegen de bedenktijd gekant. Volgens hem biedt de bedenktijd geen echte bescherming en zou mogelijk opportunistisch handelen door de koper bevorderen.

 

De heer Bollen opteert voor bescherming door middel van de verplichte -juridische- ondersteuning van de koper door de notaris (hierna te noemen: de verplichte notariële bijstand). De koper zou beter beschermd worden indien in de wet wordt opgenomen, dat de notaris de koopovereenkomst dient mee te ondertekenen.

 

Standpunten van de makelaardij, het notariaat en de advocatuur

 

De makelaardij, het notariaat en de advocatuur zijn het unaniem met elkaar en de heer Bollen eens, dat de sanctie van nietigheid de voorkeur verdient boven de vernietigbaarheid.

 

De bedenktijd

 

Het standpunt van het notariaat

 

Het notariaat geeft te kennen, dat datgene wat de heer Bollen voorstelt voor het notariaat reeds bestaande praktijk is in Aruba. Aldus heeft zij daar (in beginsel) geen bezwaren tegen. Op dezelfde voet zal het voorgestelde niet tot hogere notariskosten leiden.

 

Het standpunt van de advocatuur

 

Namens de advocaten wordt erop gewezen dat de verplichte notariële bijstand geen extra bescherming aan de koper biedt, omdat de praktijk uitwijst dat de koper de weg naar de advocaat weet te vinden.

 

De advocatuur meent, dat het voorgestelde inbreuk maakt op het beginsel van de contractsvrijheid, in dier voege dat de koopovereenkomst tot stand komt door de overeenstemmende wilsuitingen van de verkoper en de koper, zonder dat de goedkeuring van een derde partij tevens is vereist (in casu van de notaris).

 

De advocatuur benadrukt dat de bedenktijd veeleer bedoeld is om de koper tegen onbezonnen koop(gedrag) te beschermen en, stelt voor aansluiting te zoeken bij de timeshare regeling die een bedenktijd van 5 dagen voorschrijft.

 

Op de zitting heeft de heer Bollen opgeworpen, dat tussenkomst van de advocaat tot hogere kosten voor de koper leidt. De advocatuur meent dat de koper van een huis in staat wordt geacht de kosten van juridische bijstand te kunnen dragen (‘wie een huis koopt, kan een advocaat betalen’). Persoonlijk acht ik dit geen valide argument.

 

Het standpunt van de makelaardij

 

De makelaardij is het met de advocatuur eens, dat de verplichte notariële bijstand geen toegevoegde waarde heeft.

 

De makelaardij wijst op het feit, dat de betere makelaren gebruik maken van modelovereenkomsten waarin de juridische aspecten, die bij de koop van een onroerend goed om de hoek komen kijken, zijn vervat.

 

Door de marktwerking zou de onderkant van de makelaardij (die hun klanten niet correct adviseren) worden weggedrukt omdat deze groep op den duur geen klanten meer krijgt.

 

Verdere behandeling

 

De parlementsleden hebben thans een maand de tijd om hun schriftelijke op en aanmerkingen over dit wetsvoorstel (als onderdeel van het wetsvoorstel in verband met het nieuwe Arubaans burgerlijk wetboek) in te dienen.

 

Mijn mening

 

Naar mijn mening beogen de bedenktijd en de door de heer Bollen voorgestelde verplichte notariële bijstand niet dezelfde bescherming te bieden. De lacune die ontstaat ingeval de bedenktijd uit het wetsvoorstel zou worden geschrapt, wordt niet gedekt door de invoering van de verplichte notariële bijstand. De bedenktijd voorkomt dat de koper het slachtoffer wordt van zijn eigen impulsief koopgedrag, terwijl de verplichte notariële bijstand meer toeziet op de correcte advisering van (en volledige beeldvorming omtrent het kostenplaatje door) de koper bij het kopen van het onroerend goed. Dat gezegd hebbende vormt de inbreuk op de contractsvrijheid voor mij persoonlijk hèt heikele punt.

 

Ik vergelijk de verplichte notariële bijstand met het geval van het minderjarige kind, dat in het kader van het sluiten van rechtsgeldige overeenkomsten de toestemming /medewerking van de ouder(s) nodig heeft. De consument behoort bescherming te genieten, echter de door de heer Bollen voorgestelde bescherming gaat mij te ver.

 

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