If a property is sold and an insolvency proceedings against the seller is then opened, this can lead to complex legal questions. The central question is: If the seller is entitled to open claims from real estate sales, And if so, How are these treated in the bankruptcy proceedings? Dieser Artikel beleuchtet die relevanten rechtlichen Grundlagen und mögliche Szenarien.

1. Legal basis

The treatment of claims in connection with real estate sales depends on the provisions of the bankruptcy code (Inso). Above all, crucial are:

• § 38 Inso (Insolvency claims): Any claim is an insolvency claim, which was created before the opening of the insolvency proceedings. Solche Forderungen müssen zur Insolvenztabelle angemeldet werden.
• 47 Inso (Submit rights): Assets, that do not belong to the bankruptcy estate, können vom Gläubiger ausgesondert werden.
• §§ 129 ff. Inso (Contestation): The insolvency administrator can contest legal transactions, die vor der Insolvenzeröffnung stattgefunden haben und die Gläubiger benachteiligen.

Der zeitliche Ablauf der Transaktionen und der Insolvenzverfahren ist entscheidend für die rechtliche Einordnung.

2. Time of sales and the claim

The legal treatment depends significantly on it, when the real estate sale took place and whether the claim from this sale (z. B. Payment of the purchase price) was created before or after the opening of the bankruptcy. The following scenarios result:

up) Sales and complete purchase price payment before the bankruptcy opening
The seller has already received the purchase price completely, Before the bankruptcy proceedings were opened against him, As a rule, there is no longer any claim. The purchase is complete, And the received payments are part of the seller's assets. However, the insolvency administrator can check, whether the payment is contestable, especially if:

• Payment has been made in the last three months before the bankruptcy is opened (§ 130 Inso, Contest for creditor disadvantage).
• The purchase price was inappropriate (§ 134 Inso, Contest for free performance).

b) Sale before the bankruptcy opening, Purchase price partially or not paid at all
In this case, the seller has an open claim against the buyer. This requirement is an insolvency claim according to § 38 Inso, Since it arose before the opening of the bankruptcy proceedings. The seller must:

• Die Forderung zur Insolvenztabelle anmelden.
• So calculate, that the claim is only proportionate (According to the bankruptcy rate) befriedigt wird.

c) Sale after the bankruptcy opening
If the sale takes place after the opening of the insolvency proceedings, the transaction is handled under the supervision of the insolvency administrator. Der Kaufpreis gehört in diesem Fall zur Insolvenzmasse und steht nicht direkt dem Verkäufer zur Verfügung.

3. Land register and security rights

A key factor is the land registry situation. The seller has agreed security rights, this can strengthen its position in the bankruptcy proceedings:

• Problem: If a resolution was entered, If the property remains legally secured until the purchase price payment. The seller can refuse to transfer the property, bis der Kaufpreis beglichen ist.
• Reservation: Some purchase contracts contain clauses, who grant the seller a right of withdrawal, If the buyer does not pay the purchase price. Dieses Recht kann im Insolvenzverfahren jedoch eingeschränkt sein.

Ohne solche Sicherungsrechte wird die Forderung auf den Kaufpreis wie eine einfache Insolvenzforderung behandelt.

4. Special regulations: Support and secretion

up) Separation (§ 47 Inso)
The seller has deposited the purchase price on a trust account or made another security agreement, Can these funds be separated from the bankruptcy mass. In diesem Fall hat der Verkäufer direkten Zugriff auf das Geld.

b) Secretion (§ 51 Inso)
If the seller is a basic lien (z. B. A land charge) has granted the property, he can be preserved as a secretion of a secretion. Dies gilt allerdings nur für den gesicherten Teil der Forderung.

5. Contestation according to the bankruptcy regulations

The insolvency administrator has the right, to contest certain transactions, To enlarge the bankruptcy estate. The following contestation of contestation is relevant in connection with real estate sales:

• Deckung congruent (§ 130 Inso): Payments, which have been made in the last three months before the bankruptcy opening, can be challenged, wenn sie Gläubiger benachteiligen.
• Free services (§ 134 Inso): The property was sold under the market value, kann dies angefochten werden.
• Intentional disadvantage (§ 133 Inso): If the sale took place with the destination, To disadvantage creditor, kann die gesamte Transaktion angefochten werden.

6. Recommendations for sellers

In order to secure claims from a real estate sale in the event of bankruptcy, Should sellers take some precautionary measures:

• Contractual fuses: Sicherungsrechte wie eine Auflassungsvormerkung oder Rücktrittsvorbehalte im Kaufvertrag können vor Zahlungsausfall schützen.
• Trust accounts: Paying the purchase price via a trust account can help, das Geld vor der Insolvenzmasse zu sichern.
• Examination of the buyer: The creditworthiness of the buyer should be checked before the sale is completed, um das Risiko eines Forderungsausfalls zu minimieren.
• Timely registration: Offene Forderungen sollten fristgerecht zur Insolvenztabelle angemeldet werden.

7. Conclusion

The bankruptcy of the seller after a real estate sale is a legal challenge. The rights of the seller depend heavily on the time of the sale, the type of claim and the agreed security rights. Legal advice from a specialist lawyer for insolvency law can help, Ansprüche geltend zu machen und die bestmögliche Position im Insolvenzverfahren zu sichern.

Der Beitrag Rights of the seller of a property in the bankruptcy proceedings after the sale erschien zuerst auf AGILE Real Estate.