O prazo de 30 dias estipulado por lei para realização do leilão extrajudicial de bem alienado fiduciariamente após a consolidação da propriedade pelo credor não é decadencial. Sua não ocorrência é mera irregularidade, que não devolve a propriedade ao devedor, muito menos a incorpora definitivamente ao patrimônio do credor.
olegdudko
Com esse entendimento, a 3ª Turma do Superior Tribunal de Justiça afastou pedido de reconhecimento da nulidade de leilão extrajudicial designado após o transcurso do prazo decadencial de 30 dias que trata o artigo 27 da Lei 9.514/1997.
O caso trata de imóvel dado como garantia de alienação fiduciária de mútuo imobiliário. Por conta do atraso das parcelas, a propriedade foi consolidada pela credora, Caixa Econômica Federal, que designou o leilão extrajudicial para quitar o débito depois dos 30 dias previstos em lei.
Relator, o ministro Marco Aurélio Bellizze destacou que a promoção do leilão não é uma opção para o credor, mas sim uma imposição legal. Sua não ocorrência só é possível se credor quitar a dívida até a data da averbação da consolidação da propriedade fiduciária ou se exercer o direito de preferência de compra.
“Vê-se, desse modo, que a promoção do leilão pelo fiduciário após ultrapassados os 30 dias previstos no caput do artigo 27 configura mera irregularidade, a qual não tem o condão de desconstituir a propriedade consolidada”, concluiu o relator, acompanhado à unanimidade pelo colegiado.
Por outro lado, entender que, ultrapassados os 30 dias de prazo legal, a não realização do leilão simplesmente incorporaria o imóvel definitivamente ao patrimônio do credor significaria a existência de pacto comissório, vedado tanto pelo Código Civil quanto pela própria Lei 9.514/1997.
Lucas Pricken/STJ
“Conclui-se, assim, que o prazo de 30 (trinta) dias para a promoção do leilão extrajudicial contido no artigo 27 da Lei 9.514/1997, por não se referir ao exercício de um direito potestativo do credor fiduciário, mas à observância de uma imposição legal – inerente ao próprio rito de execução extrajudicial da garantia –, não é decadencial”, disse o ministro Bellizze.
Resolução do caso
No caso concreto, o leilão foi afastado porque o credor quitou a parte da dívida em atraso antes da entrada em vigor da Lei 13.465/2017, o que permitiu o desfazimento do ato de consolidação e retomada do contrato de financiamento imobiliário.
Se já estivesse em vigor a nova norma, seria assegurado ao devedor fiduciante tão somente o exercício do direito de preferência previsto no parágrafo 2º B do artigo 27 da Lei n. 9.514/1997.
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