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Título: Obligaciones propter rem: visión panorámica de sus aspectos sustanciales y procesales
Autor: Pasquet, María Alejandra
Publicado en: RCCyC 2018 (septiembre), 04/09/2018, 14
Cita Online: AR/DOC/1577/2018
En nuestro plexo normativo existen relaciones jurídicas cuya naturaleza, aún hoy, es difícil
determinar debido a las modalidades que respecto a los derechos reales presentan en el
ejercicio. Una de ellas, que es la que nos ocupa, son las denominadas propter rem o
ambulatorias, porque esencialmente siguen a la cosa o bien (en este último caso, cuando la ley
lo indique —art. 1883 in fine Cód. Civ. y Com. de la Nación—) que ha motivado su origen.
En el Código Civil de Vélez Sarsfield (hoy derogado) el art. 497 fulmina la posibilidad de
que existan obligaciones que correspondan a los derechos reales, sin embargo, la doctrina no es
tan unánime, y la valoración del precepto citado depende de los diversos enfoques o puntos de
partida.
Entre los juristas más destacados, el Profesor D. A. Alsina Atienza asienta su valiosa
doctrina en varios estudios sobre el tema. El artículo, quizá, más cercano a la problemática, se
titula: "Introducción al estudio de las obligaciones propter rem: Su injustificada confusión con
los gravámenes reales", registrado en Revista JA, Sec. Doctr., t. II, 1960. Y señala que las
Obligaciones Propter Rem "son las obligaciones que descansan sobre una determinada relación
de señorío sobre una cosa, y nacen, se desplazan y se extinguen con esa relación de señorío".
La doctrina más próxima a la realidad jurídica es la que invoca Vélez, tomando como fuente
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del art. 497, a Freitas (art. 869 del Esbozo) pretendiendo lograr una clara diferencia entre los
derechos creditorios y los derechos reales. Su intención es evitar que se confunda el deber de
respetar los derechos con una obligación. Aun cuando existan obligaciones técnicamente
jurídicas, que se suceden en cabeza del titular de un derecho real, llamadas cargar reales a
veces inadecuadamente, que siguen a las cosas en poder de quien se encuentre, siempre y
cuando que las obligaciones o derechos compongan un accesorio del objeto adquirido. En
cuanto a las "cargas reales", si la cosa se encuentra afectada a un derecho real como el
usufructo, la servidumbre o la hipoteca, ellas se originan en que quien la posea debe
respetarlos. Sería una consecuencia directa del derecho de persecución (característico de los
derechos reales) y de su oponibilidad erga omnes. Ergo, no son obligaciones sino deberes que
nacen por el hecho de que el mismo es una potestad que se ejerce sobre cosa ajena.
Señala Kiper, C. (2) (2015) que para alguna doctrina, el concepto de carga real abarca a los
impuestos, tasas y contribuciones que pesan sobre el objeto. Pero veremos que el Cód. Civ. y
Com. los trata en el art. 1939 (efectos propios de la posesión), y cuando define a las cargas
reales no incluye estos deberes (3).
En resumen:
1. el art. 1939 se refiere a los efectos propios de la Posesión e indica que, a menos que exista
una estipulación legal en contrario, el poseedor debe cancelar el pago total de los impuestos,
tasas y contribuciones que graven la cosa. Se trata de una consecuencia directa del ejercicio de
la relación de poder.
2. En el caso del Dominio, es imperfecto (art. 1946) si está sujeto a una condición o plazo
resolutorio, o si la cosa está gravada con cargas reales.
3. Condominio (art. 1991) Cada condómino debe pagar los gastos de conservación de la
cosa y las mejoras necesarias y reembolsar a los otros lo que hayan pagado en exceso con
relación a sus partes indivisas. No puede liberarse de estas obligaciones por la renuncia a su
derecho.
5. Liberación de pago en el caso de la Propiedad Horizontal. El art. 2049 menciona que los
propietarios no pueden liberarse del pago de ninguna expensa (común ordinaria o
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6. Por último (aun cuando esta numeración no es taxativa) recordamos que en el caso del
derecho real de Superficie (art. 2123) la trasmisión de este derecho comprende las obligaciones
del superficiario. Su renuncia, desuso o abandono, no lo liberan de sus obligaciones legales o
contractuales.
La norma en vigencia, lejos de poner fin a la controversia, continúa abriendo puertas para la
elaboración doctrinaria y jurisprudencia.
Concluye Kiper (4) que las obligaciones reales existen, pero no constituyen una situación
intermedia entre los derechos reales y los personales, sino que son personales.
Es necesario subrayar que en las obligaciones propter rem, el deudor se libera con la
enajenación (sucesión particular) y el abandono. Ahora bien, simultáneamente y con respecto a
la calidad que tiene el patrimonio como garantía o prenda común de los acreedores, el art. 242
del Cód. Civ. y Com. indica: "Todos los bienes del deudor están afectados al cumplimiento de
sus obligaciones y constituyen la garantía común de sus acreedores, con excepción de aquellos
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que este Código o leyes especiales declaran inembargables o inejecutables. Los patrimonios
especiales autorizados por la ley sólo tienen por garantía los bienes que los integran". No
obstante, el art. 2049 dice que en el caso de las obligaciones que se derivan de la posesión, el
sucesor particular solo responde con la cosa sobre la cual recae el derecho real. Pero más
adelante, el Cód. Civ. y Com. determina que el queda liberado cuando exista una estipulación o
disposición legal que así lo indique (art. 1937), por ende, no hay liberación en caso de
abandono (caso de las expensas) ni tampoco hay liberación en el caso del condómino que
renuncia respecto de los gastos de conservación a los cuales está obligado.
Pizarro D. (5) (2017) por su parte, cita el Plenario "Dodero, Hipólito c. Consorcio Neuquén"
el 11/05/1977, JA 1977-II-586 donde se declaró que "La obligación de reparar los daños
ocasionados por la construcción de un inmueble no se transmite a los futuros adquirentes del
dominio". Así, el voto de Jorge Horacio Alterini es de lectura obligatoria para aclarar las dudas
de quienes ejercemos el derecho y para la práctica tribunalicia. Se denominan obligaciones
propter rem, ob rem o reales, aquellas que nacen y se trasmiten en cabeza de personas que se
encuentran en una relación real con una cosa. Y aquí es donde radica la diferencia con otras
opiniones jurídicas: la obligación nace con sujetos perfectamente determinados pero estos
pueden deambular hasta el momento que se produzca la extinción como consecuencia de las
sucesivas transmisiones del dominio, posesión o tenencia que puedan producirse hasta
entonces (conforme Alsina Atienza, como ya lo indicamos). Es necesario que el nacimiento de
la obligación se produzca por alguna causa generadora (no hay obligaciones propter rem sin
causa).
Se trata de un Apremio donde el Fisco de la provincia de Buenos Aires reclama el pago del
impuesto inmobiliario. La demandada presenta la escritura pública que da fe que no adeudaba
el impuesto. La Cámara señala que surge que la demandada solo cuestiona los períodos
anteriores a la fecha de la escritura; por lo que los demás períodos reclamados (posteriores a
dicha fecha —20/04/2001—) quedaron firmes y no han sido materia de agravio. Respecto a los
períodos que asevera que él no es el deudor, en atención a que en esa fecha él no era titular del
inmueble objeto del apremio, la misma entiende que el planteo de inhabilidad de título debe
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tener andamiento favorable. Agrega que son sujetos pasivos del impuesto inmobiliario,
conforme el Código Fiscal de la Provincia los "titulares de dominio, los usufructuarios y los
poseedores a título de dueño" y que ninguna de estas situaciones jurídicas puede predicarse, en
una primera visión, entre el actor y el bien inmueble, sino a partir de la fecha de la
escrituración. Si bien por un lado la obligación tributaria tiene carácter ambulatorio emergente
del impuesto inmobiliario, en tanto la deuda se desplaza con la cosa, hacia el nuevo dueño o
poseedor por la relación de señorío (6).
A renglón seguido indicamos algunos conceptos que surgen del fallo: 1. La adquisición del
dominio de un inmueble conlleva la transmisión del derecho real de servidumbre
administrativa de gasoducto que sobre él pesaba y por ende, el derecho a percibir un
emolumento económico por la servidumbre y a reclamar el pago de los devengados con
anterioridad a la escritura traslativa de dominio que no fueron abonados al anterior propietario,
porque sestamos frente a una obligación propter rem o ambulatoria. 2. La propietaria del
inmueble, señora Marta Luján Patronelli, reclama desde el 28/12/2007 (fecha de vencimiento
del acuerdo de pago entre el anterior propietario y Camuzzi) pero adquiere el inmueble en
cuestión el 08/04/2009. 3. El eje de la cuestión versa sobre el derecho de la propietaria a
percibir el canon por la servidumbre administrativa de paso de gasoducto durante el período
que la Distribuidora tiene a su cargo la obligación de hacerlo efectivo.
Lo dicho hasta aquí, lleva a la Cámara a determinar si la señora Patronelli tiene derecho o no
a exigirle el pago de los cánones por servidumbre impagos y devengados a la transmisión del
dominio del inmueble de autos. Y la sala entiende que la obligación de abonarlo constituye un
supuesto de obligación ambulatoria o propter rem y a renglón seguido, cita a Llambías
coligiendo que las obligaciones propter rem afectan a los sucesores particulares (singulares) de
un derecho, las obligaciones contraídas por el autor de su derecho respecto a la cosa
transmitida, con tal que esas obligaciones sean de las que gravan indeterminadamente al
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poseedor de una cosa determinada y que los sucesores singulares pueden invocar los derechos
de su autor que, aunque no estén comprendidos en el título transmitido (en este caso la escritura
pública), deban reputarse accesorios del objeto adquirido (7).
La Cámara decide: "En tal orden de ideas, se impone concluir que la adquisición del
dominio-del inmueble involucrado en estos autos— por la señora María Luján Patronelli,
conllevo —asimismo— la trasmisión del derecho real de servidumbre —que afectaba a dicho
predio, en favor de Camuzzi Gas Pampeana SA— y, al mismo tiempo, el derecho a percibir el
canon pro servidumbre y a reclamar el pago de aquellos devengados con anterioridad a la
escritura traslativa de dominio y que no han sido abonados al anterior propietario" (8).
Se desprende de la normativa que quien debe cancelar el pago de las expensas ordinarias
comunes adeudadas y generadas anteriormente a la toma de posesión del inmueble adquirido,
debe ser el comprador en subasta, aun cuando el adquirente sea el mismo acreedor hipotecario,
con motivo de que esa deuda sigue a la cosa como una carga real y grava en tal carácter a los
adquirentes sucesivos.
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V. A modo de reflexión
Reuniendo las opiniones más ajustadas a nuestra postura, leemos en las acreditadas letras
del Prof. Dr. Nelson Cossari que la normativa "´presenta múltiples dificultades en su
aplicación" (10), que prácticamente la fuente es el art. 3266 del Cód. Civil derogado, aunque
este no liberaba de responsabilidad al transmitente quien continuaba respondiendo con la
totalidad de su patrimonio. Y a renglón seguido, entiende el autor que si la norma del Cód. Civ.
y Com. pretendió regular las obligaciones propter rem no adopta ninguna de las soluciones
interpretativas doctrinarias vinculadas a la responsabilidad de enajenante y adquirente.
LLAMBÍAS, J. J., "Tratado de Derecho Civil. Parte general", Ed. Perrot, Buenos Aires,
1964, 2ª ed. actualizada, t. II.
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PEÑA GUZMÁN, L. A. "Derechos Civil. Derechos Reales", Ed. TEA, Buenos Aires, 1975,
1ª reimpresión, t. I.
PIZARRO, R. D., "Las obligaciones propter rem en el Código Civil y Comercial". LA LEY,
29/05/2017, I, LL AR/DOC/1427/2017.
(1) PEÑA GUZMÁN, L. A. "Derechos Civil. Derechos Reales", Ed. TEA, Buenos Aires,
1975, 1ª reimpresión, t. I "En Roma, encontramos ejemplos de que estas obligaciones en los
casos de daños causados por un animal o por un esclavo en que el dominus podría ser otro que
el originario, en el pago de los impuestos (tributum) por parte del propietario, del superficiario
o bien de enfiteuta; en la obligación de restituir lo adquirido por violencia que asume el actual
poseedor de la cosa y de la de reparar el muro en la servitus oneris ferendi, en la que puede
variar tanto el acreedor como el deudor".
(3) "Código Civil y Comercial de la Nación", Ed. UAI-Lajouane, edición especial, Buenos
Aires, 2015. Art. 1888 in fine "Con relación al dueño de la cosa, los derechos reales sobre cosa
ajena constituyen cargas o gravámenes reales. Las cosas se presumen sin gravamen, excepto
prueba en contrario. Toda duda sobre la existencia de un gravamen real, su extensión o el modo
de ejercicio, se interpreta a favor del titular del bien gravado".
(5) PIZARRO, R. D., "Las obligaciones propter rem en el Código Civil y Comercial". LA
LEY 29/05/2017, I LL AR/DOC/1427/2017.
(7) LLAMBÍAS, J. J., "Tratado de Derecho Civil. Parte general", Ed. Perrot, Buenos Aires,
1964, 2ª ed. actualizada, t. II.
(8) CNFed. Cont. Adm., sala III, "Camuzzi Gas Pampeana SA c. Res. 524/2011 - Enargas
(EXP. 15634/09)", Cita Online: AR/JUR/ 36844/2013.
(9) SCBA, 09/05/2012, "First Trust of New York National Association c. Delbas, Eduardo
A. s/ ejecución hipotecaria", causa: C.112.972. Cita Online: AR/JUR/25398/2012.
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exegético", arts. 1882 a 2072, ALTERINI, J. H. (dir. gral.), Ed. Thomson Reuters - La Ley,
Buenos Aires, 2015.
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