경매는 더 이상 음지(陰地)가 아니다
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그러나 경매는 그간 여러 차례에 걸쳐 제도적 개선을 이루어내면서 점차 대중들에게 다가갔다. 그 첫째가 1993년 5월 이후 그간의 호가제(呼價制)를 대신해 본격적으로 시행된 기일입찰제(서면입찰제)요, 둘째는 경매 대중화 및 매수인 지위보호에 역점을 두고 제정ㆍ시행된 민사집행법이다.
서면입찰제 시행으로 호가제에서 보여졌던 경매법정에서의 험악한 분위기가 대부분 사라졌고, 민사집행법 시행으로 경매절차나 권리관계 및 점유자 인도(또는 명도)에 대한 변동성이 어느 정도 예측가능해지면서 경매 대중화의 기폭제와 같은 역할을 했다.
더군다나 경매시장은 또 한 번의 변화를 예고하고 있다. 우선 민사집행법 일부 개정안이 입법예고(2013년 5월 3일)되면서 향후 첫 매각기일에 최저매각가격이 최초감정평가액이 아니라 최초감정평가액을 참작하여 결정한 ‘매각기준가격’에서 20%를 차감한 금액이 최저매각가격이 될 예정이다.
첫 매각이 실시되는 경매물건의 경우 지금은 대부분 그냥 건너뛰기 십상이었으나 앞으로는 첫 매각물건(신건)부터 권리분석이나 현장조사는 물론 가치분석을 통해 입찰여부를 결정해야 할 때가 오게 된 셈이다.
민법 개정안(2013년 1월 16일 입법예고)을 통해서는 그간 입찰자를 매우 힘들게 했던 유치권제도가 획기적으로 개선된다. 그간 유치권은 그 부동산의 등기, 미등기를 불문하고 인정해왔으나 앞으로는 미등기된 부동산에 대해서만 유치권을 인정하되 이 경우에도 유치권을 행사하고 있는 미등기된 부동산이 등기된 날로부터 6개월 내에 소로써 저당권설정청구권을 행사해야 한다.
이 기간 내에 저당권설정청구권을 행사하지 않으면 저당권설정청구권뿐만 아니라 유치권도 소멸하는 것으로 하였다. 입찰자들의 최대 골칫거리 중 하나였던 유치권에 대한 해석이 비교적 간단명료해지면서 유치권에 대한 권리분석이 이제는 더 이상 골치 아픈 일이 아닐 수 있게 됐다. 개정안이 시행되면 유치권 때문에 입찰을 주저했던 투자자들이 다시금 경매시장으로 몰려들 수 있음을 엿볼 수 있는 대목이다.
이렇듯 경매제도는 경매 대중화나 매수인 지위보호를 위해 진화를 거듭하고 있다. 그런 때문인지 경매에 참여하는 연령대 폭도 넓어졌다. 과거 40대 이상 중장년층과 남성이 주로 경매에 참여했다고 한다면 경매 대중화 과정을 거치면서 20대 이상으로 확대됐으며 여성 참여 인구도 부쩍 늘었다. 경매가 이제는 완연하게 재테크 수단으로 자리한 모습이다.
그러나 아무리 경매제도가 개선이 되고 권리분석이 예측 가능해지면서 경매가 대중화됐다 해도 입찰자나 매수인으로서는 아직도 넘어야 할 산이 많다. 권리분석에 대한 예측 가능성은 부분적인 것에 불과하고 대부분은 입찰자 특히 초보자들에게는 여전히 힘들고 복잡하고 어려운 것 그 이상 아니다.
경매가 대중화되면서 한 두 번의 경매교육을 받았거나 경매서적을 탐독하는 등의 이론적 무장을 앞세워 입찰하는 초보자도 많지만 경매사고의 대부분은 초보자에게서 나온다는 것은 경매는 이론이 아니라 실전이고 발품이라는 것을, 더불어 물건선정에서부터 권리분석, 현장조사, 입찰 및 명도에 이르기까지 한시도 방심할 수 없는 것 또한 경매라는 것을 시사해주고 있는 것이다.
특히 경매가 힘든 것은 아주 조그마한 실수나 시행착오도 용납이 안 된다는 것이다. 경매에서 실수 또는 시행착오를 했다는 것은 바로 입찰보증금 몰수나 투자 손실 등 금전적 손실로 귀결된다는 것을 의미한다. 금전적 손실은 적게는 수십만 원에서 많게는 수십억 원에 이를 수 있다.
오랜 기간 부동산시장 침체를 벗어나 기지개를 켜고 있는 요즘 경매참여 인구가 부쩍 늘고 있다. 반길 일이지만 그럴수록 더 늘어나는 경매사고를 보면 그냥 반길 일만은 아닌 것 같다.
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