Classification »ranking« of rights in immovable property – legal analysis of the priority principle in property law

Magistrska naloga izhaja iz ugotovitve, da v primeru obstoja več istovrstnih ali različnih knjižnih pravic na nepremičnini prihaja do konkurence med njimi. Od vsebine posamezne pravice oziroma vrste materialnopravnih upravičenj vključenih v posamezni pravici pa je odvisno njihovo medsebojno učinkovanje. Pri čemer izhajam iz stališča, da v slovenskem pravnem redu v odnosu med več pravicami na nepremični velja prednostno načelo, prej pridobljene pravice imajo prednost pred kasnejšimi.V začetnem delu magistrske naloge so posledično najprej predstavljena pravna pravila oziroma norme, ki v slovenskem pravnem redu operacionalizirajo oziroma konkretizirajo zgoraj navedeno načelo oziroma odnose med različnimi knjižnimi pravicami na nepremičnini. Pri čemer je predstavljena tudi ureditev tega načela v nemškem in avstrijskem pravnem redu.Stvarne pravice so absolutne pravice in v skladu s 5. členom SPZ učinkujejo zoper vsakogar, učinkujejo pa tudi v razmerju med seboj. Najširši krog materialnopravnih upravičenj je zajet v lastninski pravici, zaradi česar je njen učinek izključujoč. Navedeno pomeni, da na nepremičnini ne moreta hkrati obstajati dve lastninski pravici.Na nepremični pa lahko hkrati obstoji več istovrstnih ali različnih izvedenih stvarnih pravic, kot tudi obligacijskih pravic, ki se v skladu z veljavno pravno ureditvijo vpisujejo v zemljiško knjigo. Le te na različne načine učinkujejo na lastninsko pravico. Prav tako prihaja do konkurence med njimi. Predmet preučevanja in analize magistrske naloge so posledično učinki teh pravic na lastninsko pravico, nadalje konkurenca med več izvedenimi stvarnimi pravicami, konkurenca med izvedenimi stvarnimi pravicami in posameznimi obligacijskimi pravicami, ki se v skladu z veljavno pravno ureditvijo vpisujejo v zemljiško knjigo, ter konkurenca med več obligacijskimi pravicami, ki se v skladu z veljavno pravno ureditvijo vpisujejo v zemljiško knjigo. Posebej v nalogi analiziram vprašanje možnosti in posledice vknjižbe več istovrstnih ali različnih izvedenih pravic na nepremičnini v zemljiško knjigo, ki se po vsebini materialnopravnih upravičenj povsem prekrivajo in posledično izključujejo. Osrednji del magistrske naloge pa predstavlja poglavje, ki predstavi in analizira posledice oziroma vpliv uveljavitve zemljiških zastav v izvršbi ter prodaja nepremičnine v stečajnem postopku na knjižne pravice na nepremičnini. Veljavna ureditev po ZIZ in ZFPPIPP v odnosu med izvedenimi stvarnimi pravicami na nepremičnini določa, da osebne služnosti, stvarna bremena in stavbne pravice ustanovljene za zastavnimi pravicami in zemljiškimi dolgovi v primeru prisilne prodaje nepremičnine ugasnejo. Izjema je določena za stvarne služnosti. V magistrski nalogi tako analiziram ustreznost navedene ureditve, predvsem glede posledic prisilne prodaje na stavbne pravice in stvarna bremena ter tudi glede stvarnih služnosti. Pri tem domačo ureditev primerjam z ureditvijo v nemškem ter avstrijskem pravnem redu ter ponudim možnosti za njeno dopolnitev oziroma prenovitev. Posebno poglavje je v nalogi namenjeno tudi t.i. razpolagalnemu upravičenju kot odločilni predpostavki pravnoposlovne pridobitve stvarnih pravic na nepremičnini v povezavi z »rangiranjem« pravic na nepremičnini. Na koncu magistrske naloge pa je predstavljena še možnosti pravnega varstva pravic, katerih vrstni red je bil prizadet. Pravno varstvo je zagotovljeno z institutoma izbrisne tožbe, ki varuje pred materialnopravno nepravilnimi vknjižbami v zemljiški knjigi ter t.i. actio Paulijana, izpodbijanje pravdnih dejanj dolžnika (v in izven stečaja). V nalogi predstavim položaje varstva z navedenima institutoma ter razlike med njima, tudi s predstavitvijo praktičnih primerov tožbenih zahtevkov.The following master’s thesis stems from the realization that when several registration rights in immovable property of the same or different nature exist, these rights are in competition. Their interaction depends on the content of individual rights or on the type of substantive justifications included in a particular right. My initial position was that, pursuant to Slovenian law, when there are several rights related to one immovable property, priority principle (first-come, first-served) applies. That is to say, previously acquired rights take precedence. First, I present legal rules or norms, which in Slovenian acquis operationalize or actualize the above-mentioned principle, and relations among various registration rights in immovable property. I also examine the regulation of this principle in German and Austrian acquis. Rights in rem are absolute rights, which, pursuant to Article 5 of SPZ , affect everybody and have a reciprocal effect in relation to each other. The widest range of substantive justifications is included in the ownership right, which excludes its effect. That means that two rights of ownership cannot exist simultaneously for one immovable property. However, several secondary rights in rem of the same or different nature, or contractual rights, registered in the land register in accordance with the applicable legislative regulation, can apply to one immovable property. These rights have different effects on the ownership right and are normally in competition. The objective of this thesis is to study and analyse the effects of these rights on the ownership right, as well as the competition among different rights in rem and between secondary rights in rem and individual contractual rights, which are registered in the land register in accordance with the applicable legislative regulation. Furthermore, I examine the competition among different contractual rights, which are registered in the land register in accordance with the applicable legislative regulation. I also analyse the possibility and consequences of registering several secondary rights of the same or different nature in immovable property, which can, based on the contents of substantive justifications, completely overlap and consequentially cancel each other out. The central part of my master’s thesis is covered in the chapter that introduces and analyses the consequences or the effect of the enforcement of pledges in an execution and sale of property in bankruptcy proceedings on registration rights in immovable property. In regards to the relationship among secondary rights in rem in immovable property, ZIZ and ZFPPIPP stipulate that personal easements, encumbrances and building titles, established secondary to pledge rights and land debt, cease to apply in case of a forced sale. An exception is made for easement. In my master’s thesis, I analyse the adequacy of such regulation, particularly when it comes to the consequences of a forced sale for building titles, encumbrances and easements. I compare our regulation to those in German and Austrian acquis, and offer ideas for its completion or reform. A special chapter centres on the so-called disposal justification, which functions as a decisive supposition of the acquisition of rights in rem in immovable property in relation to “ranking” rights in immovable property. In the last segment, I present options for legal protection of those rights, for which order of succession was affected. Legal protection is guaranteed with two remedies: cancellation action, which protects from irregular substantive registrations to the land register, and the so-called Actio Pauliana, the challenging of legal actions of the debtor (in and out of bankruptcy). In my thesis, I present various protection possibilities using the remedies mentioned. I also explore the differences between the two and include a presentation of actual claims