Você comprou um imóvel, pagou a maior parte, mas por algum motivo as últimas parcelas não foram quitadas e o vendedor não cobrou? E agora, pode exigir a escritura? A Terceira Turma do Superior Tribunal de Justiça (STJ) trouxe uma decisão importante que impacta diretamente quem busca a transferência da propriedade do seu imóvel. Em resumo: a teoria do adimplemento substancial não pode ser usada para forçar a transferência do imóvel (adjudicação compulsória) se o valor total não foi pago.
Vamos entender o que isso significa em uma linguagem mais simples.
O que é Adjudicação Compulsória?
Imagine que você comprou um imóvel, pagou tudo direitinho, mas o vendedor se recusa a passar a escritura para o seu nome. A adjudicação compulsória é uma ação judicial que permite ao comprador exigir que a propriedade seja transferida para ele, mesmo contra a vontade do vendedor. É uma forma de garantir o seu direito à propriedade quando o contrato foi cumprido.
E a Teoria do Adimplemento Substancial?
Essa teoria é um princípio do direito que busca a justiça e a boa-fé nos contratos. Ela diz que, se uma parte cumpriu a maior parte de suas obrigações em um contrato (ou seja, o “adimplemento” foi “substancial”), e a parte que falta é muito pequena ou insignificante, não seria justo terminar o contrato por completo. Em vez disso, a parte que não cumpriu totalmente deveria ser cobrada apenas pela parte que falta, e o contrato principal seria mantido. O objetivo é evitar que pequenas falhas causem a rescisão de contratos que já atingiram seu propósito principal.
O Caso em Questão: Prescrição e Adjudicação
A decisão do STJ surgiu de um caso onde um casal comprou um imóvel em 2007, pagou cerca de 80% do valor, mas as últimas parcelas não foram quitadas. A incorporadora, por sua vez, não cobrou essas parcelas ao longo dos anos, o que levou o casal a pedir na justiça o reconhecimento da prescrição (ou seja, que o direito da incorporadora de cobrar a dívida havia expirado pelo tempo) e, consequentemente, a adjudicação compulsória do imóvel.
O Tribunal de Justiça de São Paulo (TJSP) reconheceu a prescrição da dívida, mas negou a adjudicação compulsória, entendendo que a quitação integral do contrato é um requisito essencial para a transferência da propriedade. O casal recorreu ao STJ.
A Decisão do STJ: Por que a Teoria Não se Aplica Aqui?
A Ministra Nancy Andrighi, relatora do caso no STJ, explicou que, embora a teoria do adimplemento substancial seja importante para a boa-fé contratual, ela não se encaixa na adjudicação compulsória.
A razão é clara:
Quitação Integral: Para que o comprador tenha o direito de exigir a transferência da propriedade (a escritura), ele precisa ter pago o valor total combinado. A adjudicação compulsória é um direito que nasce da quitação completa do preço.
Risco de Incentivo ao Inadimplemento: Se a teoria do adimplemento substancial fosse aplicada à adjudicação compulsória, isso poderia criar um “incentivo ao calote”. Ou seja, os compradores poderiam deixar de pagar as últimas parcelas, sabendo que, mesmo assim, conseguiriam a propriedade do imóvel. Isso seria contrário ao princípio da boa-fé contratual, que exige honestidade e cumprimento das obrigações.
Portanto, mesmo que a dívida das últimas parcelas tenha prescrito, isso não significa que o preço total do imóvel foi quitado. A prescrição impede a cobrança da dívida, mas não a transforma em pagamento.
Quais as Alternativas para o Comprador?
A Ministra Nancy Andrighi indicou dois caminhos para o casal (e para qualquer comprador em situação semelhante) regularizar o imóvel:
Acordo com o Vendedor: Tentar negociar com a parte vendedora para quitar o saldo devedor (mesmo que prescrito) e obter a escritura amigavelmente.
Ação de Usucapião: Se o comprador preencher os requisitos legais para a usucapião (também conhecida como prescrição aquisitiva), ele poderá buscar a propriedade do imóvel por essa via. A usucapião é um modo de adquirir a propriedade de um bem pela posse prolongada, contínua e pacífica, sob certas condições estabelecidas em lei.
Conclusão: A Importância da Quitação e da Boa-Fé
Essa decisão do STJ reforça a importância da quitação integral do preço em contratos de compra e venda de imóveis para garantir o direito à adjudicação compulsória. A boa-fé objetiva, embora fundamental, não pode ser interpretada de forma a desvirtuar a essência do contrato e incentivar o não cumprimento das obrigações.
Se você está comprando um imóvel ou tem dúvidas sobre a regularização da sua propriedade, é fundamental buscar orientação jurídica especializada. Um advogado poderá analisar seu caso, verificar os requisitos e indicar o melhor caminho para garantir seus direitos e a segurança do seu patrimônio.
Para mais detalhes, você pode consultar o acórdão no REsp 2.207.433.
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