{"id":11447,"date":"2024-07-22T09:54:29","date_gmt":"2024-07-22T07:54:29","guid":{"rendered":"https:\/\/www.arcoabogados.es\/alertas-legales-%c2%b7-julio-2024"},"modified":"2024-09-17T11:43:34","modified_gmt":"2024-09-17T09:43:34","slug":"alertas-legales-%c2%b7-julio-2024","status":"publish","type":"post","link":"https:\/\/www.arcoabogados.es\/ca\/alertas-legales-%c2%b7-julio-2024","title":{"rendered":"Alertes legals \u00b7 Juliol 2024"},"content":{"rendered":"\n

1. La indemnitzaci\u00f3 per clientela en contrates d\u00b4arrendament de locals comercials.<\/h2>\n\n\n\n

El Tribunal Suprem s’ha pronunciat recentment sobre la indemnitzaci\u00f3 per clientela en contractes d’arrendament de locals comercials establerta en l’article 34 de la Llei d’Arrendaments Urbans (\u201cLAU\u201d)\u00a0davant la reclamaci\u00f3 d’una indemnitzaci\u00f3 per part de l’arrendat\u00e0ria d’un local destinat a hostaleria, despr\u00e9s de la negativa de l’arrendador a renovar el contracte.<\/p>\n\n\n\n

El contracte d’arrendament en q\u00fcesti\u00f3 va establir una durada inicial de deu anys amb possibilitat de pr\u00f2rrogues anuals excepte notificaci\u00f3 en contra. Aconseguit el terme inicial, les parts van acordar una pr\u00f2rroga addicional de dos anys, fins a juny de 2016. Abans d’aconseguir-se el venciment, l’arrendat\u00e0ria va sol\u00b7licitar una nova pr\u00f2rroga de deu anys, la qual va ser rebutjada per l’arrendador, qui va notificar la finalitzaci\u00f3 del contracte per a juny de 2016. Despr\u00e9s de la negativa de l’arrendador a prorrogar el contracte, l’arrendat\u00e0ria va procedir al lliurament del local i a reclamar una indemnitzaci\u00f3, al\u00b7legant el dret a compensaci\u00f3 per clientela segons l’article 34 de la LAU, al qual no s’havia renunciat expressament en el contracte.<\/p>\n\n\n\n

El jutjat de primera inst\u00e0ncia va desestimar la demanda, argumentant que, donada la naturalesa de l’activitat (hostaleria en una zona tur\u00edstica) i les circumst\u00e0ncies espec\u00edfiques, no es complien els requisits de l’article 34 de la LAU. No obstant aix\u00f2, l’Audi\u00e8ncia Provincial va revocar aquesta decisi\u00f3, condemnant a l’arrendador a pagar la indemnitzaci\u00f3 sol\u00b7licitada. L’Audi\u00e8ncia va considerar que es complien els requisits legals, at\u00e8s que l’activitat del bar generava una clientela transferible al nou arrendatari, qui va continuar la mateixa activitat en el local.<\/p>\n\n\n\n

El Tribunal Suprem, en resoldre el recurs de cassaci\u00f3, analitza els requisits de l’article 34 de la\u00a0LAU\u00a0per a la proced\u00e8ncia de la indemnitzaci\u00f3 per clientela, els quals s\u00f3n:<\/p>\n\n\n\n

    \n
  1. que el contracte d’arrendament sigui per a \u00fas diferent d’habitatge;<\/li>\n\n\n\n
  2. que s’hagi executat una activitat comercial de venda al p\u00fablic durant almenys cinc anys;<\/li>\n\n\n\n
  3. que l’extinci\u00f3 del contracte s’hagi donat pel transcurs del temps pactat;<\/li>\n\n\n\n
  4. i que l’arrendatari hagi sol\u00b7licitat renovar el contracte per un m\u00ednim de cinc anys m\u00e9s amb una renda de mercat, amb almenys quatre mesos d’antelaci\u00f3.<\/li>\n<\/ol>\n\n\n\n

    El Suprem va concloure que en el sup\u00f2sit jutjat es complien tots aquests requisits, destacant que l’activitat d’hostaleria de l’arrendatari generava una clientela susceptible de ser aprofitada pel nou arrendatari. A m\u00e9s, va assenyalar que el contracte s’havia extingit pel termini pactat i no per altres causes, havent manifestat l’arrendat\u00e0ria la seva intenci\u00f3 de renovar el contracte dins del termini previst per llei. Sobre la base de l’anterior, el Tribunal Suprem va confirmar la sent\u00e8ncia de l’Audi\u00e8ncia Provincial, atorgant la indemnitzaci\u00f3 per clientela a l’arrendat\u00e0ria i subratllant que la clientela generada durant l’arrendament constitu\u00efa un valor econ\u00f2mic que justificava la compensaci\u00f3 conforme a l’article 34 de la\u00a0LAU.<\/p>\n\n\n\n

    2. La vinculaci\u00f3 ob rem<\/em> entre dues o m\u00e9s finques.<\/h2>\n\n\n\n

    En una Resoluci\u00f3 de 3 de maig de 2024, la Direcci\u00f3 General de Seguretat Jur\u00eddica i Fe P\u00fablica (d’ara endavant \u201cDGSJFP\u201d)\u00a0ha abordat l’anomenada vinculaci\u00f3\u00a0ob\u00a0rem<\/em>\u00a0entre una finca registral i una part d’una altra, delimitant els requisits b\u00e0sics perqu\u00e8 es pugui inscriure aquest extrem en qualsevol Registre de la Propietat.<\/p>\n\n\n\n

    La vinculaci\u00f3\u00a0ob\u00a0rem<\/em>\u00a0entre dues o m\u00e9s finques es dona quan entre elles existeix un vincle que les mant\u00e9 unides, per una causa econ\u00f2mica i jur\u00eddica, que impedeix separar la seva titularitat. L’anterior implica que qualsevol acte de transmissi\u00f3 o gravamen ha de produir-se sobre totes dues finques conjuntament, i a favor d’un mateix adquirent.<\/p>\n\n\n\n

    En el cas analitzat per la\u00a0DGSJFP, diversos germans van acceptar l’her\u00e8ncia del seu difunt pare constituint, al mateix temps, una vinculaci\u00f3\u00a0ob\u00a0rem<\/em>\u00a0entre la finca registral X (composta per casa amb pati i corral, aquest \u00faltim no confrontant amb la casa) i una tercera part indivisa de la finca registral I (passad\u00eds que permet accedir des de la casa al corral). Aquest passad\u00eds ja pertanyia al mort, juntament amb dos ve\u00efns m\u00e9s, per terceres parts indivises.<\/p>\n\n\n\n

    La Resoluci\u00f3 de la\u00a0DGSJFP\u00a0recorda, en primer lloc, els requisits b\u00e0sics perqu\u00e8 pugui inscriure’s la vinculaci\u00f3\u00a0ob\u00a0rem<\/em>: (i) Exist\u00e8ncia d’una causa econ\u00f2mica i alhora jur\u00eddica que justifiqui la vinculaci\u00f3; (ii)\u00a0La pr\u00e8via inscripci\u00f3 en el Registre de les finques al fet que afecti la vinculaci\u00f3; (iii)\u00a0Adequada identificaci\u00f3 i descripci\u00f3 de la finca a la qual afecta o sobre la qual recau el dret.<\/p>\n\n\n\n

    Advertint els anteriors requisits, la DGSJFP conclou que els mateixos es donen en aquest cas, perqu\u00e8 el que \u00fanicament es pretenia era convertir una porci\u00f3 ideal \u2013 una tercera part indivisa del passad\u00eds \u2013 en una concreta superf\u00edcie, amb descripci\u00f3 i fites, per la qual es realitzar\u00e0 l’acc\u00e9s al corral annex enclavat.<\/p>\n","protected":false},"excerpt":{"rendered":"

    1. La indemnitzaci\u00f3 per clientela en contrates d\u00b4arrendament de locals<\/p>\n","protected":false},"author":12,"featured_media":11449,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[380,322],"tags":[],"class_list":["post-11447","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-alerta-legal-ca","category-legal-ca"],"yoast_head":"\nAlertes legals \u00b7 Juliol 2024 - ARCO Abogados<\/title>\n<meta name=\"description\" content=\"1. La indemnitzaci\u00f3 per clientela en contrates d\u00b4arrendament de locals comercials. 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