¿QUÉ SON LOS INTERESES DE DEMORA Y CUÁNDO SON ABUSIVOS?
La grave recesión económica atravesada en nuestro país en los últimos años puso de relieve conceptos jurídicos que en época de bonanza pasaban totalmente desapercibidos.
Entre otros, podemos destacar los intereses de demora o intereses moratorios. Es posible que no tengas muy claro qué son y cuándo se aplican, pero si en alguna ocasión te has retrasado en el pago de la cuota de tu préstamo, personal o hipotecario, con total seguridad has hecho frente al pago de los mismos.
Según reiterada jurisprudencia del Tribunal Supremo, los intereses de demora se califican como la sanción que se impone al deudor a fin de indemnizar al acreedor por los perjuicios causados por el retraso del primero en el cumplimiento ordinario de sus obligaciones. Es decir, el interés de demora actúa como indemnización destinada a reparar los daños y perjuicios que le genera al acreedor el incumplimiento contractual del deudor.
Los intereses moratorios se generan por el impago de cualquier tipo de deuda, pero en el presente artículo nos centraremos en los derivados de contratos de préstamos hipotecarios.
En este sentido, la imposición de intereses de demora del 20 o 25 por ciento nominal anual en caso de impago o retraso del consumidor prestatario resultaba una práctica totalmente extendida en el mercado hipotecario.
La ausencia de una ley que limitara los tipos máximos de los intereses de demora, provocó, en primer lugar, como se ha dicho, el abuso por parte de los bancos que, haciendo valer su posición dominante, establecían intereses de demora muy elevados y, en segundo lugar, la disparidad de criterios de los distintos juzgados a la hora de discernir cuando los intereses moratorios establecidos en un préstamo eran o no abusivos.
La Ley 1/2013, de 14 de mayo, de medidas para reforzar la protección a los deudores hipotecarios, reestructuración de deuda y alquiler social, trató de solventar sin éxito esta problemática. Dicha ley reformó el artículo 114 de la Ley Hipotecaria y estableció que los intereses de demora de préstamos o créditos para la adquisición de vivienda habitual, garantizados con hipotecas constituidas sobre la misma vivienda, no podían ser superiores a tres veces el interés legal del dinero.
El Tribunal Supremo en su Sentencia 364/2016, de 3 de junio, cambió radicalmente el escenario dibujado por la Ley mencionada en el párrafo anterior. El alto tribunal hizo extensivo a los préstamos hipotecarios el criterio establecido en su Sentencia 265/2015, de 22 de abril, para los préstamos personales, es decir, estableció que son abusivos los intereses de demora que supongan un incremento de más de dos puntos porcentuales respecto del interés remuneratorio pactado.
Sin embargo, fue con la publicación de la Ley 5/2019, de 15 de marzo, reguladora de los contratos de crédito inmobiliario, cuando quedó resuelta la cuestión de la limitación de los intereses moratorios. El artículo 25 de esta ley dispone “En el caso de préstamo o crédito concluido por una persona física que esté garantizado mediante hipoteca sobre bienes inmuebles para uso residencial, el interés de demora será el interés remuneratorio más tres puntos porcentuales a lo largo del período en el que aquel resulte exigible”. El legislador ha optado por una solución intermedia, ha reducido el límite máximo establecido en la Ley 1/2013, pero ha aumentado de dos a tres puntos el diferencial a añadir al interés remuneratorio con respecto a lo manifestado por el Tribunal Supremo en su Sentencia de 2016.
Por último, respecto a los efectos de la declaración de nulidad del interés de demora establecido en contratos de préstamo suscritos con anterioridad a la entrada en vigor de la Ley de Contratos de Crédito Inmobiliario, el Tribunal Supremo ha establecido que una vez declarada la nulidad del interés moratorio, se suprimirá la indemnización desproporcionada por el retraso en el pago de las cuotas del préstamo (el recargo sobre el tipo del interés remuneratorio), pero no el interés remuneratorio, que seguirá cumpliendo la función de retribuir la disposición del dinero por parte del prestatario hasta su devolución.
Si tu entidad bancaria te ha cobrado intereses de demora excesivamente altos, no dudes en ponerte en contacto con nuestro despacho.
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