Podobnie do Krajowego Rejestru Sądowego, Centralna Baza Danych Ksiąg Wieczystych zawiera mnóstwo interesujących informacji na Twój temat.
Po pierwsze, zawiera informacje o tym, kto jest właścicielem nieruchomości. Po drugie, pozwala ustalić w jakim sąsiedztwie mieszkasz. Po trzecie, pozwala w wielu przypadkach na ustalenie Twojego miejsca zamieszkania, tego gdzie zaciągnąłeś kredyty i na jakie kwoty. Pozwala na zbadanie stanu Twojego majątku.
Szczęśliwie, wyszukiwanie w bazie danych informacji pochodzących z ksiąg wieczystych nie jest możliwe poprzez wskazanie imienia i nazwiska, względnie innych danych identyfikacyjnych. Przynajmniej nie dla wszystkich. Nawet komornicy, notariusze czy organy ścigania nie mają dostępu do bazy w taki sposób. To dobrze.
Nie wszystkich to jednak zadowala. Dla tych, którzy myślą o swojej anonimowości szerzej i wiedzą, że uczynna pani z wydziału geodezyjnego albo z wydziału wymiaru podatków lokalnych potrafi powiedzieć zainteresowanemu wszystko co wie o Twoim majątku na terenie danej gminy, adresowana jest możliwość skorzystania z powiernika.
Osoba taka sprawować będzie zarząd Twoim majątkiem, działając jednak w imieniu własnym.
O ile w przypadku powiernictwa udziałowego zawarcie umowy powierniczej jest relatywnie proste (wystarcza najczęściej zwykła forma pisemna bądź umowa pisemna z podpisami poświadczonymi notarialnie) to dla realizacji powiernictwa związanego z zakupem nieruchomości, najpełniejszą ochronę zapewnia umowa zawarta w całości lub w pewnej istotnej części w formie aktu notarialnego – jest to konsekwencją zasady, że forma ta właściwa jest dla obrotu nieruchomościami.
Konstrukcja powiernictwa w odniesieniu do nieruchomości jest także podobna do powiernictwa udziałowego. Powiernik, dysponując środkami powierzającego, ma za zadanie nabyć nieruchomość w imieniu własnym. Wariacje tej umowy mogą przewidywać także zarządzanie taką nieruchomością, czerpanie z niej na rachunek powierzającego pożytków (np. czynszów) oraz oczywiście przekazywanie uzyskanych środków powierzającemu.
Z punktu widzenia interesu tego ostatniego istotne jest zabezpieczenie możliwości samodzielnego rozporządzania taką nieruchomością, używania jej, bądź przyjęcia jej do własnego majątku. Zabezpieczeniu tego służą takie mechanizmy jak: pełnomocnictwa notarialne, weksle hipoteczne wraz z hipoteką (wystawione przez powiernika na zabezpieczenie zapłaty kary umownej) na nieruchomości, prawo jej pierwokupu bądź odkupu czy też służebności osobiste.
Co istotne, w pewnych przypadkach, wykorzystanie umowy powiernictwa dla nabycia nieruchomości na rachunek innej osoby może być kontrowersyjne pod względem prawnym, czego najbardziej jaskrawym przykładem jest nabywanie nieruchomości na zlecenie cudzoziemca, co do którego zachodzą przesłanki wymogu uzyskania zgody, wynikające z ustawy o nabywaniu nieruchomości przez cudzoziemców bądź nabywanie nieruchomości w celach ukrywania się przed wierzycielami.
W każdym przypadku taka transakcja poprzedzona być powinna analizą ryzyk z nią związanych, zarówno po stronie powierzającego, jak i powiernika. Do jak najbardziej uzasadnionych prawnie (nie zawsze etycznie) powodów zawarcia takiej umowy jest chęć zabezpieczenia swojego majątku przed wejściem w ryzykowny biznes, ukrycie majątku przed małżonkiem, nieujawnianie się pewnym kontrahentom czy też planowanie spadkowe.
Forma aktu notarialnego nie jest konieczna. SN już się w tej kwestii wypowiada. Wystarczy nawet umowa ustna. Przetestowałem już w procesie dochodzenie roszczeń z takiej umowy 🙂
Zaiste, umowa ustna w idealnym świecie by wystarczyła, ale że w idealnym świecie nie żyjemy to niestety dbać o siebie trzeba, dlatego niezależnie od orzecznictwa i możliwości wykazywania się kreatywnością i umiejętnościami w procesach sądowych, dobra umowa to skarb, zaś pewne elementy umowy powiernictwa dla nabycia nieruchomości, w szczególności np. pełnomocnictwa dla faktycznego beneficjenta do dysponowania nią, wymagać będą jak najbardziej formy aktu notarialnego.
Witam,
czy dokonanie zakupu powierniczego nieruchomości mogę powierzyć kancelarii radcowskiej/adwokackiej? Czy też wyłącznie podmiotowi nieprofesjonalnemu?
Pozdrawiam,
Marek
Nie chcę tutaj odpowiadać za kolegów z korporacji adwokackiej, ale ja nie widzę przeciwwskazań, aby taki zakup realizowany był za pośrednictwem kancelarii radcowskiej. Pod warunkiem, że owa kancelaria jest w stanie stosować tzw. środki bezpieczeństwa finansowego. Jeżeli ma Pan potrzebę w tym temacie to zapraszam do kontaktu 🙂
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