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[판례]매매계약 해제 내용증명 요령 > 건설·부동산

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[판례]매매계약 해제 내용증명 요령

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작성자 법무법인 주한 작성일20-02-04 12:31 조회5,374회 댓글9건

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1. 문제의 소재

 

   부동산 매매계약에서 매도인의 소유권이전등기절차이행 및 부동산 인도의무와 매수인의 잔대금 지급의무는 동시이행관계에 있습니다. 그런데 잔금 지급 기일즈음에 어느 일방이 자신의 의무이행을 하지 아니할 경우 이행불능이나 이행거절이 명백하지 아니하는 한 이행지체가 되는 상황이 됩니다.

 

   이 때 이행 지체를 이유로 계약을 해제하기 위하여는 잔금지급기일에 이행을 하지 아니하였다고 하여 곧바로 할 수 있는 것이 아니고 일정한 계약 해제 요건을 갖추어야 합니다.

 

   그러한 의미로 통상 이행을 하지 아니한 상대방에게 이행을 촉구하는 내용증명을 보낸 뒤 그래도 이행을 하지 아니하는 경우 계약 해제를 통보하고 원상회복청구를 하고 있습니다.

 

   그런데 이 때 내용증명에 담아야 할 내용이 중요합니다. 예를 들어 매수인이 잔금을 지급하지 아니한 경우 매도인은 잔금을 언제까지 지급하고 그 때까지 지급하지 아니하면 계약을 해제하고 손해배상청구를 하겠다라는 내용증명을 보냅니다.

 

   이 내용증명에는 상당기간 이행할 수 있는 기간을 정하여야 하는 것 이외에 중요한 것은 동시이행관계에 있는 자신의 의무이행이 계속적으로 이행제공되고 있다는 점을 반드시 기재하여야 합니다.

 

   예를 들어 매도인의 경우 "소유권이전등기에 필요한 서류는 000법무사 내지 변호사 사무실에게 상대방이 잔금을 지급할때까지 계속적으로 맡겨놓았다"라는 취지를 기재하고 해당 법무사 내지 변호사 사무실로부터 위 서류를 보관중이라는 취지의 확인서를 받아놓아야 합니다.  

 

   매수인의 경우 "잔금 지급 준비가 되어 있다는 취지"를 기재하고 실제 매매계약 해제시까지 잔금 지급 준비 사실을 입증하는 통장 내역 등을 준비해놓거나 은행 대출을 통해서 잔금을 지급하기로 하였다면 "00은행(담당자 000)에 언제든지 잔대금 담보 대출을 받을 수 있도록 이야기해 놓았다"라는 취지의 내용을 기재하여야 합니다.

 

2. 관련 판례

   이러한 관점에서 고등법원 판결은 매도인이 매수인의 잔대금 미지급을 이유로 계약 해제하고 미리 인도한 부동산 반환 및 부당이득반환 청구를 한 사안에서

"매수인 피고의 각 잔대금 지급의무와 매도인 원고의 위 각 부동산소유권이전등기 절차이행의무가 동시 이행관계에 있고 동시 이행관계에 있는 쌍무계약에 있어서는 당사자 일방이 상대방을 이행지체에 빠뜨리게 하고 이를 이유로 계약해제하려면 자기 채무의 이행을 하거나, 채무의 본지에 따른 이행의 제공을 한 다음 상대방에게 상당한 기간을 정하여 이행을 최고 하여야 하고 그 이행의 제공은 계속되어야 한다"는 전제하에,

"이행의 제공은 계약해제시까지 계속되어야 할 것인바, 갑호증 해제통지서의 기재에 의하면 원고는 피고에게 잔대금을 일주일이내에 이행치 않으면 무조건 계약해제하겠다는 내용만 기재되었을 뿐이고 자기 채무의 이행의 제공 즉 소유권이전등기절차 의무이행을 완비하고 있다는 점에 대하여는 아무런 언급이 없으므로 원고가 계약해제시까지 이행의 제공을 계속하였다고는 볼 수도 없고 이를 인정할 아무런 증거가 없다고 하여 피고의 잔대금 채무가 이행지체로 되었고 이로 인하여 이사건 매매계약이 적법히 해제되었다는 원고의 주장은 그 이유없다"고 판단하였습니다. 

 

 

3. 따라서 법적으로 의미있는 내용증명을 보낼 때에는 사전에 법적 조언을 받는 것이 좋을 것입니다. 그리고 계약 해제만 주장하였지만 혹시나 기각될 경우를 대비하여 예비적으로 계약 이행을 구하는 청구(단, 계약 이행이 의미가 있을 때)도 함께 하는 것을 고려해봐야 합니다.

 

이상 유용관 변호사 였습니다.  

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