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subject 채무초과 상태에서 임대차계약을 채결한 경우 사행행위의 취소에 해당하는지 판단하는 구체적 기준

‘지금 전화주시면 타사보다 무조건 100만원 더 드립니다. (현금대기중)’
‘대출이자 연체중인 빌라, 가압류가 많은 빌라, 경매직전 또는 예정된 빌라, 매매가 쉽지 않은 빌라, 융자 승계가 쉽지 않은 빌라 등 급히(일주일 이내) 해결 해 드립니다.’

지역정보신문 또는 전봇대 전단지를 보면 대출금 상환 부담을 견디지 못하는 다세대, 연립주택 소유자들를 상대로 한 이런 광고가 많이 보인다. 몇 년 전부터인가 서울 수도권 지역에서 아직도 성업중인 것으로 알고 있다.

무리하게 은행 융자를 (70~80%)안고 주택을 구입했지만 경기불황이 계속되면서 실직 또는 사업실패로 대출금은 물론 이자도 갚지 못하게 되어 수단과 방법을 가리지 않고 처분하려는 이들이 많다. 물에 빠져 지푸라기라도 잡으려는 심정에서 무슨 해결 비법이라도 있는가 이들 업소의 문을 두드리게 되는데 실제 들어보면 논리가 그럴듯하다.

8,500만원짜리 주택에 대출금이 7,500만원 일 경우 경매로 7,000만원에 매각된다면 순수한 자신의 돈 1,000만원은 둘째치고 500만원의 부채가 남게 된다. 이렇게 되면 방 1칸 얻을 돈 없이 그냥 떨려 나가야 된다.

이런 처지에 놓인 다세대 및 연립주택 소유자들을 대상으로 악덕중개업소 및 브로커들은 더 이상 고통 받지 말고 월세 보증금 1,000만원 정도 쥐어 줄 테니 경매로 넘기자는 제안을 한다. 대부분은 이에 응할 수 밖에 없다.

이때 몰지각한 악덕 중계업소나 브로커들은 막대한 이익을 챙기게 된다. 예비입주자(전세입자)를 확보하거나 자신들이 직접 소액임차인을 만들어서 경매를 허용하겠다는 계약서와 위임장을 받아 약정금액을 지불한 다음 최우선변제금액을 확보하는 수법인데 주택임대차보호법 제3의2제2항, 제8조의 최우선변제의 허점을 악용하는 것이다. 이런 경우 ‘악덕 중개업소 및 브로커들의 행위가 ‘사해행위 취소’의 대상이 되는가’란 의문이 생긴다. 여기서 쟁점은 ‘채무자가 채무초과 상태에서 임대차계약을 체결한 경우 사해행위에 해당하는가’이다. 이것을 판단하는 구체적 기준으로 법원은

1) 채무자가 채무초과 상태에서 부동산 임차권을 설정해준다면 특별한 사정이 없는 한 채무초과 상태에서 담보제공을 한 것이므로 채무자의 총 재산이 줄어들 수 밖에 없다. 이러한  경우 그 임차권설정행위는 사해행위취소의 대상이 될 수 있다.

2) 그러나 임차인이 법에 정한 요건을 갖춘 경우 그보다 앞선 담보권자에 우선하여 소액보증금을 회수할 수 있도록한 법의 입법 취지에 비추어 보면 법에서 정한 소액임차권을 취득하는 자는 자신의 보증금 회수에 대하여 상당히 신뢰를 하게 된다. 따라서 임대인의 채무초과 상태 여부를 비롯하여 자신의 임대차계약이 사해행위가 되는지에 대하여 통상적인 거래행위를 할 때 보다는 주의를 덜 기울이게 될 것이므로, 수익자인 임차인의 선의를 판단함에 있어서는 실제로 보증금이 지급되었는지, 그 보증금의 액수는 적정한지, 임대인과 친인척관계 등 특별한 관계는 없는지 등을 종합적으로 고려하여 논리와 경험칙을 통하여 합리적으로 판단하여야 한다. (서울 서부지방법원 2007.6.27 2006가단 89100 참조)

채무자가 채무초과 상태에서 임대차계약을 체결한 경우에는 실제 보증금의 수수여부를 채무자와 임차인의 관계 등 여러 가지 사정을 종합적으로 고려하여 사해행위성 여부를 판단하여야 한다는 판결의 의미로 볼 수 있다.

살펴보건대 위 사례에서와 같은 행위들이 과연 사해행위의 취소에 해당되는지는 입찰자(매수희망자)입장에서는 면밀한 분석이 필요하며 추정에 의한 속단을 해서는 안될 것이다.

실제 소유자 역시 고통에서 벗어나려고 대출변제 노력을 소홀히 하다 보면 우선 급한 소나기는 피할 수 있겠지만 매각 후 채권자가 미회수한 500만원은 여전히 부채로 남게 된다. 이들 몰지각한 중개업소 및 브로커들의 말만 믿고 입주한 소액임차인 또한 경우에 따라서는 사해행위의 취소에 해당되어 소액보증금 또한 보장 받지 못하고 법적분쟁에 휘말릴 수 있다.

결론적으로
몰지각한 중개업소 및 브로커들의 일탈행위는 선의의 채권자에게 피해를 주고(채권회수부족) 경매시장을 교란하기 때문에 더 이상 방치해서는 안된다. 입찰 참여자 입장에서도 이런 물건을 낙찰(매수)받으면 몰지각한 중개업소 및 브로커들의 조종을 받아 대부분 과다한 이사비용을 요구한다던가 인도, 명도에 애를 먹이기 때문에 매수자 입장에서도 피해가 크다.

이처럼 임차인 권리분석을 할 때 경매개시기입등기 직전 3~6개월 사이에 1,600~2,000만원 소액임차인이 있다면 사해행위의 취소에 해당 된다던가 가장 임차인 일 수 있다는 등의 추정만으로는 곤란하다. 이를 입증할 증거를 확보하는 등 채무초과 상태에서 임대차계약을 체결할 경우 사해행위 취소에 해당하는지 판단하는 구체적 기준을 잘 살펴야 한다. 다시 강조하지만 주택임대차 보호법 제3조의2제2항, 제8조를 악용하여 소정의 요건을 갖춘 임차인에 대하여 선행의 담보권자 등에 우선하여 소액보증금을 회수할 수 있도록 한 입법취지를 더 이상 악용해서는 안되겠다(대법원 2005.5.13 선고 2003다50771판결참조).

임형근
부동산 칼럼니스트

No.38
2007.08.25

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