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[판례]부동산 매매계약 해제 요건 > 건설·부동산

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[판례]부동산 매매계약 해제 요건

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작성자 법무법인 주한 작성일20-02-04 12:29 조회5,396회 댓글3건

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1. 문제의 소재

 

부동산 매매계약에 있어서 매도인은 소유권이전등기의무 및 부동산인도의무가 있고 매수인은 대금지급의무가 있으며 양자는 동시이행관계에 있습니다. 여기서 매매목적물인 부동산에 근저당권설정등기나 가압류등기 내지 지상권 설정등기가 있는 경우에 매도인으로서는 별도의 특약이 없는 한 비록 매매가액에 비하여 소액인 금원의 변제로써 언제든지 말소할 수 있는 것이라 할지라도 근저당권설정등기나 가압류등기 등을 말소하여 완전한 소유권이전등기를 해 주어야 합니다.

 

그런데 잔금지급일 날 매수인이 잔금 지급 준비를 하였으나 매도인이 위 근저당권설정등기나 가압류등기를 말소하지 아니한 경우 이를 이유로 매수인이 매매계약을 이행불능이나 이행지체를 원인으로 해제한 뒤 매매대금반환 및 손해배상을 청구할 수 있는지 문제됩니다.

 

 

2. 대법원 판결

 

대법원은 매매목적물인 부동산에 대한 근저당권설정등기나 가압류등기가 말소되지 아니하였다고 하여 바로 매도인의 소유권이전등기의무가 이행불능으로 되었다고 할 수 없고,  매도인이 미리 이행하지 아니할 의사를 표시한 경우가 아닌 한, 매수인이 매도인에게 상당한 기간을 정하여 그 이행을 최고하고 그 기간 내에 이행하지 아니한 때에 한하여 계약을 해제할 수 있다고 판시하고 있습니다.

 

이에 기록에 의하면 위 원고들은 이 사건 각 분양계약이 이행불능으로 되었다고 주장하면서 이 사건 각 분양계약의 해제를 주장하고 있을 뿐이고, 위 원고들이 상당한 기간을 정하여 매도인에게 완전한 소유권이전등기의무의 이행을 최고한 사실을 인정할 아무런 증거가 없으므로 이 사건 각 분양계약이 이행불능이나 이행지체를 원인으로 하여 적법하게 해제되었다고 볼 수 없다고 하여 계약 해제를 원인으로 하는 매매대금반환 청구를 기각하였습니다.

 

3. 해설

 

매매계약을 적법하게 해제하기 위해서는 해제 요건으로 이행불능, 이행지체, 이행거절, 불완전이행(단, 미이행 부분이 계약의 목적을 달성할 수 없을 정도임을 요함) 등을 들 수 있습니다.

 

제한물권 그대로 소유권이전등기가 가능하기 때문에 매도인의 소유권이전등기의무가 곧바로 이행불능이 되는 것은 아닙니다.

 

이행지체는 매도인의 의무와 매수인의 의무가 동시이행관계에 있는 경우에는 일방이 지체하였다고 하여 곧바로 이행지체를 이유로 계약을 해제할 수 있는 것이 아니라 계약을 해제하고자 하는 쪽에서 계속적으로 자신의 이행을 제공하면서 상당기간을 정하여 상대방의 이행을 최고하고서도 상대방이 그 이행을 하지 아니한 경우에 비로소 이행지체를 이유로 계약을 해제할 수 있습니다.

 

단, 상대방이 자신의 의무 이행을 거절하는 경우에는 이행 거절 자체로 계약을 해제할 수 있습니다.

 

따라서 단순히 상대방이 이행을 하지 않는다고 하여 매매계약을 해제할 수 는 없으므로 각 해제요건을 사전에 갖추었는지 검토후에 소송 제기 여부를 판단하여야 하겠습니다.

 

이상 유용관 변호사 였습니다.


 

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