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Rimska hipotečna zastavna pravica je zastavnemu upniku ob odsotnosti drugačnega dogovora po zapadlosti zavarovane terjatve zagotavljala zgolj zahtevek za prepustitev zastavljene stvari v nelastniško posest do poplačila zavarovane terjatve. Zaradi svojih šibkih upravičenj si je zastavni upnik prizadeval z dodatnimi dogovori okrepiti pravni položaj. Da bi preprečili zlorabe praviloma gospodarsko in družbeno močnejšega ter pogajalsko spretnejšega upnika, so rimski klasični juristi zasledovali ideal uravnoteženja pravic in obveznosti udeleženih strank. Bistveni prvini njihovega prizadevanja sta priznanji upnikove pravice do prodaje zastavljene stvari kot tudi zastaviteljeve pravice do zahtevka za vračilo presežka kupnine. Kaserjeva teza o okrepljenem pravnem položaju zastavnega upnika, ki naj bi bil nekakšna posebnost rimskopravnega razvoja, se že pri obravnavi razvoja zastavne pravice v klasičnem pravu izkaže za pretirano. Poseben pravnopolitični obrat je opazen v postklasični cesarski zakonodaji, ko se je ustalila zahteva po olajševanju zastaviteljevega pravnega položaja. Ta ustreza težnji postklasičnega obligacijskega prava po privilegiranju dolžnika kot stereotipno šibkejše stranke. Med novosti tega obdobja na področju razvoja zastavne pravice štejemo zlasti omejitve predmeta zastavne pravice, nove razlagalne pristope k zastavni pravici na prirasti zastavljene stvari, prepoved komisornega dogovora, omejevanje upnikove proste presoje pri unovčenju zastavne pravice in okrepitev državnega nadzora pri upnikovi prodaji zastavljene stvari. Varstveni ukrepi cesarske zakonodaje, ki jih lahko štejemo za odsev nazadujočega gospodarstva, so sicer izboljšali zastaviteljev socialni položaj, vendar prispevali k nižji kreditni ponudbi. The Roman hypotheca, unless agreed otherwise, originally bestowed upon the creditor (pledgee) merely a claim to transfer the pledged object into his possession, when the payment was due. Owing to the weak protection, the creditor strived to strengthen his pecuniary interests by supplementary covenants. To prevent abuses by the economically and socially superior creditor, the classical jurists sought to attain a balance of interests of the contracting parties. The fundamental elements of their effort were the recognition of pledgee’s right of sale as an essential element of the pledge contract on the one hand, and the recognition of the pledgor’s right to the surplus of purchase price on the other. Kaser’s thesis that the Roman pledgee enjoyed a particularly strong legal position as a distinctive character of Roman law has been proved to be an exaggeration even in the light of the development of classical law. In the post-classical period, a shift towards prioritising the position of the pledgor is noticeable. It corresponds to a general tendency of post-classical law to favour the debtor as a stereotypically weaker party. Among the innovations of the period, the limitations regarding the object of the pledge were introduced, new interpretative approaches concerning the pledge of the increments were accepted, lex commissoria was entirely prohibited, the creditor’s discretion over the realisation of the pledge was restricted, and the State’s control over the sale of the object of pledge was strengthened. The protective safeguards established through imperial legislation can be seen as a symptom of the declining economy and although they improved the pledgor’s social standing, they reduced the supply of the credit.

Zavarovanje terjatev ima v sodobnem poslovnem svetu veliko vlogo. Primarna naloga zavarovanja je, da upniku omogoči lažje poplačilo njegove terjatve. Po drugi strani pa bo, če bo več možnosti za zavarovanje neke terjatve in bodo oblike zavarovanja kakovostnejše, več upnikov voljnih ustvarjati obveznosti med sabo in dolžniki, ti pa bodo posledično lažje pridobili potrebna sredstva za svoje poslovanje. Kot številni pravni instituti imajo tudi nekateri od teh, ki jih uporabljamo za zavarovanje terjatev, podlago že v rimskem pravu. Nekatere oblike zavarovanj so sicer značilne zgolj za rimsko pravo, nekaj pa se jih je pojavilo pozneje in jih, ko primerjamo sodobno slovensko pravo z rimskim, najdemo zgolj v današnjem času. Lep primer oblike zavarovanja, ki je obstajala zgolj v rimskem pravu, je nexum. Pri njem se je ob neplačilu obveznosti poseglo po človeškem telesu, kar je za sodobni čas nepredstavljivo, saj je v ospredju varovanje človekovih pravic, tudi v rimskem pravu pa je tak način zavarovanja značilen zgolj za zgodnejše obdobje. Glede na stopnjo razvitosti rimskega prava ni veliko presenečenje, da sta se že v njem razvila instituta, kot sta poroštvo in zastavna pravica, ki se je razvila postopoma skozi institut fiducia cum creditore contracta. Oba instituta imata pomembno vlogo tako v rimskem pravu kot tudi še zdaj v sodobnem slovenskem pravu, ki je oba instituta pretežno prevzelo prav iz rimskega prava. Že v rimskem pravu so ločili posestno od neposestne zastavne pravice, največja težava pri neposestni zastavni pravici pa je bilo predvsem pomanjkanje javnih registrov, ki jih poznamo v sodobnem slovenskem pravu. Poroštvo se je v rimskem pravu razvilo od solidarnega do subsidiarnega, ki je temeljna oblika poroštva tudi v slovenskem pravu. Zavarovanje terjatev v rimskem pravu je bilo kvalitetno urejeno in kljub nekaterim razlikam med njim in sodobnim slovenskim pravom pomeni dobro podlago za našo ureditev, z vpogledom v nastanek določenih institutov pa nam omogoča tudi njihovo boljše razumevanje. Debt security plays a prominent role in the modern business world. The primary goal of debt security is to enable the creditor to repay his claim more easily. On the other hand, if there are more possibilities for securing a certain claim and if the quality of the offered insurance is higher, more creditors will be willing to create obligations between them and the debtors, and the debtors will consequently find it easier to obtain the necessary funds for their business. Like many legal institutes, some of those used for debt security originate in Roman law. Certain forms of debt security are typical solely of Roman law, while others appeared later when comparing modern Slovenian law with Roman law, we can obviously find the latter forms only in the present time. A good example of a form of debt security that existed solely in Roman law is nexum. In the case of nexum, non-payment of obligation encroached on the human body, which is of course unimaginable in modern times, with the protection of human rights being in the forefront. Even in Roman law this method of debt security was only typical of earlier periods. Given the extent of advancement of Roman law, it is not surprising that institutes such as suretyship and lien evolved within, the latter having developed gradually through the institute fiducia cum creditore contracta. Both institutes play an important role both in Roman law and modern Slovenian law, which has largely adopted the two institutes from Roman law. Moreover, Roman law already differentiated between possessive and non-possessive right of lien. The biggest issue with the latter was a lack of public registers, while such register now exists for the modern Slovenian law to rely on. Suretyship in Roman law developed from a solidarity type to a subsidiary one, which is the basic type of suretyship in Slovenian law as well. The insurance of debt in Roman law was very well established. Despite certain differences with modern Slovenian law, it represents a good foundation for our regulations, and offers insight into the development of certain institutes, which also allows us to understand them better.

Med rimskim in trenutno veljavnim slovenskim pravom veje poldrugo tisočletje široko polje kulturnega razvoja in napredka. Vseeno pa med njima najdemo ogromno podobnosti, ki so kljubovale času in spremembam državnih ureditev, zato lahko z gotovostjo sklepam, da je rimsko pravo ponujalo kakovostne pravne rešitve, ki so ob rahli modifikaciji uporabne za vsako še tako napredno družbo. Ob primerjavi obeh pravnih sistemov je jasno, da je sodobno slovensko civilno pravo s svojim naslanjanjem na avstrijski ODZ osnovno ureditev črpalo iz rimskega vzora. Nabor stvarnopravnih oblik zavarovanja je razširilo ter bolj podrobno razčlenilo institute, ki izhajajo še iz rimskega časa. Slovenski pravni red prilagaja posamezne institute sodobnim razmeram in uvaja nekatere nove, odpravlja določene pomanjkljivosti rimske ureditve in se trudi varovati vse pogodbene stranke, hkrati pa si prizadeva vzpostavljati splošno varnost pravnega prometa. Naloga se osredotoča predvsem na zastavno pravico kot poglavitno skupno točko obeh pravnih sistemov, njen razvoj in sodobne rešitve, ki jo približujejo situaciji v družbi, opiše pa seveda tudi ostale stvarnopravne oblike zavarovanja terjatev. A millennium and a half wide range of cultural development and progress has existed between Roman and currently applicable law Slovenian law. However, we find many similarities between them, which defied time and changes in state systems, so I can conclude with certainty that Roman law offered quality legal solutions that, with a slight modification, are relevant for any progressive society. Comparing the two legal systems, it is clear that modern Slovenian civil law, by relying on the Austrian Civil Code (ABGB), drew the basic regulation from the Roman model. It expanded the range of property law forms of insurance and dissected in more detail the institutes dating back to Roman times. The Slovenian legal sistem adapts individual institutes to modern conditions and introduces some new ones, eliminates certain shortcomings of the Roman system and strives to protect all contracting parties, while at the same time tries to establish general security of legal transactions. As this is the main common point of the two legal systems, this thesis focuses mainly on the lien, its development and modern solutions, which bring it closer to the nowadays situation in Slovenian society. It also describes other property law forms of insurance.

Predmet magistrske naloge je opis pravne ureditve hipotekarnih posojil v slovenski zakonodaji, s poudarkom na potrošniških hipotekarnih posojilih. V uvodnih poglavjih je najprej predstavljena splošna ureditve hipoteke, kot pravnega instituta stvarnega prava, torej pravna načela, ki oblikujejo splošno pravno ureditev, objekt hipoteke, zavarovana terjatev in sam nastanek hipoteke. V zvezi z nastankom hipoteke je posebna pozornost namenjena neposredno izvršljivemu notarskemu zapisu, ki igra pomembno vlogo pri sklepanju potrošniških kreditnih pogodb za nepremičnino. Neposredno izvršljiv notarski zapis, kot oblika v kateri se sklene pravni posel za ustanovitev hipoteke – sporazum o zavarovanju denarne terjatve, mora vsebovati tri glavne elemente, tj. določenost obveznosti, soglasje dolžnika k izvršljivosti in zapadlost terjatve. Nadalje je v četrtem poglavju podrobneje opisana pravna ureditev sklepanja potrošniških kreditnih pogodb za nepremičnino, s katerimi se terjatev hipotekarnega upnika do dolžnika zavaruje z ustanovitvijo hipoteke na zastavljeni nepremičnini. Pri sklepanju tovrstnih pravnih poslov je pomembna dobra presoja kreditodajalca komu bo posojilo dano, zato zakonske določbe predpisujejo oceno kreditne sposobnosti kreditojemalca in oceno vrednosti nepremičnine. Poleg obveznih ocen kreditodajalca, zakon predvideva tudi obvezno seznanitev potrošnikov s pravicami in obveznostmi, ki izhajajo iz kreditne pogodbe za nepremičnino. Takšna zakonska ureditev je predvsem v korist potrošnika, kar se odraža pri načinu odstopa od pogodbe in dejstvu, da je pri sklepanju tovrstne kreditne pogodbe obvezno posredovanje notarja. Peto poglavje je tako namenjeno opisu vloge notarja pri sklepanju kreditnih pogodb za nepremičnino v notarskem zapisu, zlasti pomenu njegove pojasnilne dolžnosti pri sklepanju tovrstnih pravnih poslov, ki so za potrošnika nemalokrat življenjskega pomena. The subject of this Master's thesis is a description of the legal regulation of mortgage loans in Slovenian legislation, with an emphasis on consumer mortgage loans. The introductory chapters therefore first set out the general regulation of the mortgage, as a legal institute of property law, the legal principles that shape the general legal framework, the object of the mortgage, the secured claim and the establishment of the mortgage itself. With respect to the establishment of a mortgage, particular attention is paid to the directly enforceable notarial deed, which plays an important role in concluding consumer credit agreements for real estate. A directly enforceable notarial deed, as the form in which a legal transaction is concluded for the establishment of a mortgage - an agreement for securing a monetary claim, must contain three main elements, namely determinacy of the obligation, consent of the debtor to enforceability and maturity of the claim. Further, the fourth chapter describes in more detail the legal regulation of concluding consumer credit agreements for real estate, which secures the mortgagee's claim against the debtor by establishing a mortgage on the pledged real estate. When concluding such legal transactions, it is important that the creditor makes a good judgement to whom the loan will be given, so the legal provisions prescribe the assessment of the debtor's creditworthiness and the value of the property. In addition to these mandatory assessments by the creditor, the law also provides for mandatory disclosure to consumers of the rights and obligations arising from a real estate loan agreement. Such regulation is primarily for the benefit of the consumer, which is also reflected in the manner of withdrawal from the contract and the fact that, when concluding such a credit agreement, the intervention of notary public is mandatory. Chapter five is thus intended to describe the role of a notary public in concluding credit agreements for a real estate in a notarial deed, in particular the importance of his explanatory duty in concluding legal transactions that are often of vital importance to the consumer.

Magistrsko delo obravnava pravne posledice ničnosti kreditnih pogodb s posebnim poudarkom na kreditnih pogodbah v tuji valuti oziroma kreditnih pogodbah z valutno klavzulo. Gre za aktualno vprašanje, saj se tako pred slovenskimi kot pred drugimi sodišči po Evropi odvijajo številni sodni postopki, v katerih kreditojemalci zatrjujejo ničnost kreditnih pogodb, ki so jih sklenili v švicarskih frankih. Ker je nična kreditna pogodba neveljavna že od samega začetka, je v primeru, da je katera izmed strank svoje obveznosti po pogodbi že izpolnila, potrebno vzpostaviti prejšnje stanje. Posledično mora vsaka stranka vrniti drugi, kar je na podlagi nične pogodbe prejela. Stranki imata tako na voljo kondikcijski zahtevek na vračilo prejetih zneskov. Problematična je predvsem opredelitev obresti, ki jih mora za izposojo tujega denarja plačati kreditojemalec. Slednji mora celoten znesek še neodplačanega kredita vrniti v enem znesku, kar lahko njegovo stanje le še poslabša. Prav tako najdemo različna stališča glede možnosti obstoja hipoteke ter glede začetka teka zastaralnih rokov za uveljavljanje kondikcijskih zahtevkov. Temeljna ugotovitev naloge je, da na tem področju ostajajo številna odprta vprašanja, ki se jih bo moral lotiti zakonodajalec oziroma na katera bo morala odgovoriti sodna praksa. The thesis considers the legal consequences of null and void loan contracts with an emphasis on loan contracts in foreign currency and loan contracts with a foreign currency clause. This is a topical issue as various litigation proceedings are pending before the Slovene and other courts throughout Europe in which the loan borrowers claim that the contracts they have concluded denominated in Swiss francs should be declared null and void. As a null and void contract is null from the outset (ex tunc), the previous legal position must be reinstated. Consequently, each contracting party must return to the other everything that was received on the basis of the contract that has been declared null and void. The two parties have the option to file claims (condictiones) against each other for reimbursement of their fulfilled contractual commitments. One of the major related issues is the definition of interest that should be charged to the loan borrower. The latter has to return the remaining amount of the loan at once which may put him in a very difficult position. We also encounter different opinions on whether the mortgage that was established to secure the loan may be used to secure the claim for reimbursement and on the statute of limitation for such claims. The general finding of the thesis is that there are still many issues that will have to be addressed by the legislator or the courts.

Hipoteka je zastavna pravica na nepremičninah in med drugim služi kot priljubljena vrsta zavarovanja kreditov bank in hranilnic, predvsem pri višjih izpostavljenostih posameznih komitentov. Hipoteka nudi zastavnemu upniku precej trdno obliko zavarovanja, saj je tržna vrednost nepremičnine vnaprej ocenjena in dokaj stabilna. Banke v primeru zavarovanja kreditov s hipoteko težijo k temu, da so pogodbe sklenjene v obliki neposredno izvršljivega notarskega zapisa, saj imajo v primeru neplačila terjatve zavarovane s hipoteko možnost takoj zahtevati realizacijo hipoteke v izvršilnem postopku. Nekatere posebnosti veljajo le pri maksimalni hipoteki, ki ni neposredno izvršljiva, saj varuje celotno upniško-dolžniško razmerje iz katerega bodo določene terjatve šele nastale. Lahko pa so neposredno izvršljive posamezne konkretne terjatve, ki izvirajo iz razmerja, ki je zavarovano z maksimalno hipoteko. Hipoteka je stvarnopravno zavarovanje, ki učinkuje erga omnes in s katerim upnik zavaruje vrstni red poplačila svoje terjatve v primeru neplačila. Pri vpisu hipoteke se zaznamuje tudi neposredna izvršljivost in opiše zavarovan terjatev. V toku kreditnega razmerja pa lahko pride do določenih sprememb pri zavarovani terjatvi kot so na primer sprememba dobe odplačila, sprememba obrestne mere itd. V primeru povišanja obrestne mere pomeni, da se mora povečati tudi hipotekarno jamstvo, zato je za takšno spremembo potrebno vpisati novo hipoteko. Ker je hipoteka akcesorna pravica je njen prenos mogoče le skupaj z zavarovano terjatvijo. Hipoteka preneha v primeru plačila zavarovane terjatve, če je ji upnik odpove, zaradi konsolidacije ali pa v primeru neplačila terjatve zavarovane s hipoteko v postopku prisilne prodaje. Razlikujemo prenehanje hipoteke v materialnem in formalnem smislu. Hipoteka preneha v materialnem smislu zaradi razlogov, ki so našteti zgoraj, v formalnem smislu pa šele ko se predlaga izbris hipoteke iz zemljiške knjige. Mortgage is a security right on real estate and a popular way of banks' loan insurance, especially at higher exposures. Mortgage offers lenders a solid form of insurance as the real estate prices are assessed and quite stable. Banks tend to close mortgage credit agreements with directly executable notarial recordings so they are able to claim mortgage execution in executive procedure in case of nonpayment. Some features refer only to maximum mortgage loans which are not directly executable because they protect the lender- consumer relationship from which certain debts are to arise. Some actual debts can be directly executed if they arise from a relationship secured by maximum mortgage. Mortgage is a legal insurance with an erga omnes effect by which the lender protects the order of payment of the outstanding debt in case of nonpayment. When mortgage is assessed direct execution is marked and debt security is described. During the time of credit agreement, the number, frequency and size of the payments and the interest rate can change. In case of interest rate increase it means that mortgage insurance has to increase, too and such changes should be agreed on in a new mortgage. Since mortgage is an accessory right, its transfer is possible only together with the outstanding debt. Mortgage terminates if debts are paid off, if the lender cancels it, due to consolidation or, in case of nonpayment with compulsory sale. A mortgage can terminate in a material or formal way. The reasons for the material termination were presented above. It formally terminates when mortgage elimination from land register is suggested.

Hipoteka je zastavna pravica na nepremičninah, ki služi zavarovanju ene ali več natančno določenih terjatev in s tem zastavnega upnika pooblašča, da se v primeru, da mu terjatev ne bo pravočasno izpolnjena, poplača iz vrednosti zastavljene nepremičnine. Je neposestna zastavna pravica, kar pomeni, da zastavitelj ohrani posest obremenjene nepremičnine in jo lahko še naprej nemoteno uporablja. V zvezi z nastankom razlikujemo med pogodbeno hipoteko, ki nastane na podlagi pravnega posla, prisilno hipoteko, ki nastane na podlagi sodne odločbe in zakonito hipoteko, ki nastane na podlagi zakona. Poleg tega, pa poznamo tudi posebne vrste hipotek: nadhipoteka, maksimalna hipoteka, skupna hipoteka in zastavna pravica na nevpisanih nepremičninah. Hipoteka je knjižna stvarna pravica, tako da zemljiška knjiga zagotavlja najvišjo možno mero publicitete. Pogoj za njen nastanek je namreč vpis v zemljiško knjigo, ki ima konstitutiven učinek. Izjema velja za zakonito hipoteko, ki nastane v trenutku, ko so izpolnjeni zakonski pogoji, brez vpisa v zemljiško knjigo. Ista nepremičnina je lahko obremenjena z več hipotekami. V takšnem primeru je potrebno upoštevati vrstni red njihove ustanovitve, saj se hipotekarni upniki poplačajo drug za drugim, v enakem vrstnem redu, kot so pridobili hipoteko. V primeru, da s hipoteko zavarovana terjatev ob zapadlosti ni plačana, ima hipotekarni upnik pravico do poplačila iz hipoteke. V kolikor je bila ustanovljena navadna hipoteka, mora hipotekarni upnik najprej pridobiti izvršilni naslov. Pridobi ga tako, da vloži hipotekarno tožbo, s katero zahteva, da se zastavljena nepremičnina proda. Če je bila ustanovljena neposredno izvršljiva hipoteka, hipotekarni upnik že ima izvršilni naslov in lahko vloži izvršilni predlog neposredno na sodišče. Glede prenehanja hipoteke je potrebno razlikovati med prenehanjem v materialnem smislu in njenim prenehanjem v formalnem smislu. Materialno prenehanje nastopi, če so izpolnjeni pogoji za njen izbris iz zemljiške knjige. Takšna hipoteka je še vedno vpisana v zemljiško knjigo, vendar obstaja zgolj formalno, tako da je hipotekarni upnik ali zastavitelj ne more več uporabiti za zavarovanje drugih terjatev. V formalnem smislu pa hipoteka preneha samo z izbrisom iz zemljiške knjige. Mortgage is a lien on immovable property, which serves as the insurance of one or more precisely determined claims, thereby authorizing the pledge creditor to repay from the value of the pledged property if his claim is not met in due time. It is a non-possessory lien, which means that the pledgor preserves the possession of the burdensome property and can continue to use it uninterruptedly. As regards the creation, we distinguish between a contractual mortgage arising from a legal transaction, a forced mortgage that arises on the basis of a court decision and a lawful mortgage arising from the law. We also know special types of mortgages such as sub-mortgage, maximum mortgage, joint mortgage and pledge on unwritten real estate. Mortgage is a bookkeeping real right, so the land register provides the highest possible publicity. The condition for its creation is the registration in the land register, which has a constitutive effect. The exemption applies to a legal mortgage that arises at the moment when the legal conditions are met, without registering in the land register. The same real estate can be loaded with several mortgages. In such a case, the order of their creation must be taken into account, as mortgage creditors pay off one after the other, in the same order as they obtained a mortgage. If a mortgage receivable is not paid as it should be, the mortgagee is entitled to repayment from the mortgage. If a normal mortgage has been established, the mortgage creditor must first obtain an enforcement address. He can receive it by placing a mortgage claim requiring the pledged real estate to be sold. If a directly enforceable mortgage has been established, the mortgage creditor already has an enforcement address and may submit an enforcement proposal directly to the court. Concerning the cessation of the mortgage, it is necessary to distinguish between termination in the material sense and its termination in the formal sense. Material termination occurs if the conditions for its deletion from the land register are fulfilled. Such a mortgage is still entered in the land register, but it exists only formally, so that the mortgage creditor or pledger can no longer be used to insure other receivables. In the formal sense, the mortgage ceases only with the erasure from the land register.

V diplomskem delu so predstavljene vrste hipotek v slovenskem pravu. Vsaka vrsta hipoteke ima svoje specifičnosti, vendar pravila in načela veljajo za vse enako. Za nekatere vrste hipotek so primeri iz sodne prakse. Poleg vrst hipotek v slovenskem pravu sta predstavljena splošni pojem in obseg hipoteke, za lažje razumevanje, kaj sploh je hipoteka in zakaj jih imamo v Republiki Sloveniji več vrst. V zaključnem delu so predstavljeni še prepovedani dogovori, brez katerih bi verjetno stranke lahko privilegirale svoj položaj in prenehanje hipoteke. In this degree paper it presents types of mortgages in Slovenian law. Each type of mortgage has its own specifics, but the rules and principles apply to all the same. For some types of mortgages there are examples from the case-law. In addition to the types of mortgages in Slovenian law, the concept and scope of the mortgage is presented at all, so that it will be easier to understand why we need differend kind of mortgages at all in the Republic of Slovenia. In the final part, there are prohibited agreements, without which the parties would probably be entitled to privilege their position, and how mortgages end.

poslovnem svetu je za uspešno poslovanje ključnega pomena prilagajanje hitrim spremembam in inovacijam, ki so posledica svetovne globalizacije. Da bi sodobne organizacije sledile spremembam, ki jih nalagajo družba in trg, na katerem organizacija deluje, se na to odzovejo s prenovo poslovnih procesov. Pridobitev kredita je tudi poslovni proces, za katerega se odloča čedalje več posameznikov. Preden se odločimo za kredit, vsak posameznik preuči ponudbe in se odloči za najboljšo. Prav zaradi velikih ponudb oziroma konkurence na trgu si banke prizadevajo izboljšati poslovne procese in poslovanje, s tem pa tudi postati najugodnejši ponudnik kreditojemalcem. Namen diplomskega dela je predstaviti proces pridobitve stanovanjskega kredita, njegove slabosti in prenovo ter pozitivne učinke prenove procesa na organizacijo in njeno delovanje. Za lažje razumevanje poslovnega procesa v diplomskem delu predstavim teoretično podlago, opišem izbrano organizacijo, nato pa še v zadnjem delu predstavim obstoječi in prenovljeni postopek. Prenovo procesa sem izvedla v programu iGrafx, v katerem sem s pomočjo simulacij ugotovila slabosti in dokazala, da postopek lahko poteka hitrejše kot že obstoječi. In business, adapting to rapid changes and innovations that are consequences of globalization is of essential importance for successful performance. In order to follow the changes dictated by the society and the market, organizations today respond to this development with reforming their business processes. Granting credit is one of the business processes that is chosen frequently and by an increasing number of individuals. Before deciding, one studies the offers available and selects the best option for obtaining credit. Precisely because of numerous alternatives or rather strong competition on the market, banks strive for improvement of business processes and business in general. Consequently, they also try to become the most favourable provider of credit-related services. The aim of the thesis is to present the process of getting a mortgage, its disadvantages and its reformation, including the positive effects of this revised process for the organization and its performance. For easier understanding, the thesis first explains the theoretical basis of the process, describes the chosen organization and finally presents the existing and the renewed procedure. The reformation of the process was done in iGrafx, where simulations helped discover weaknesses and prove that the procedure can be faster than the existing one.

Hipoteko definira SPZ kot zastavno pravico na nepremičninah, predmet hipoteke pa je natančno določena nepremičnina. Pravila hipotekarnega prava so urejena v SPZ, ki ureja hipoteko v materialnopravnem smislu, pri realizaciji hipoteke zunaj stečaja so pomembna pravila ZIZ, v stečaju pravila ZFPPIPP, glede vpisa hipoteke v zemljiško knjigo pa se uporabljajo pravila ZZK-1. Za pravilno razumevanje hipoteke in njenih učinkov je hipotekarno pravo razvilo vrsto načel, kot so: načelo specialnosti, načelo javnosti, vpisno načelo, načelo akcesornosti, načelo vrstnega reda, načelo nedeljivosti hipotekarnega jamstva, načelo oficialnosti, načelo nadaljnjega obstoja hipotekarnega jamstva. Hipoteka lahko nastane na različnih podlagah, te so v skladu s 130. členom SPZ pravni posel, sodna odločbe in zakon. Pridobitev hipoteke na podlagi pravnega posla (t.i. pogodbena hipoteka) ureja SPZ in je najpogostejši način nastanka hipoteke, za katerega se zahteva veljaven zavezovalni posel (zastavna pogodba), veljaven razpolagalni posel (zemljiškoknjižno dovolilo), vpis v zemljiško knjigo (pridobitni način) in razpolagalna sposobnost (pravica razpolaganja) zastavitelja. Hipoteka na podlagi sodne odločbe (t.i. prisilna hipoteka) je urejena v ZIZ in lahko nastane v postopku izvršbe ali pa v postopku zavarovanja. Prisilna hipoteka nastane z vpisom v zemljiško knjigo. Hipoteka na podlagi zakona (t.i. zakonita hipoteka) pa nastane s trenutkom, ko so izpolnjeni z zakonom predpisani pogoji, brez vpisa v zemljiško knjigo. Ta je v našem pravu redka, izmed civilnopravnih predpisov jo določata SPZ in ZD. Osrednje upravičenje hipotekarnega upnika je poplačilno upravičenje, ki se lahko uveljavi proti vsakokratnemu lastniku nepremičnine. Odgovornost le-tega pa je omejena do višine kupnine, dosežene pri uveljavitvi hipoteke. Hipotekarni upnik ima pravico do poplačila iz hipoteke, če zavarovana terjatev ob dospelosti ni plačana. Uveljavitev poplačilnega upravičenja se opravi tako, da hipotekarni upnik proda hipotekarno zavarovano nepremičnino ter iz kupnine, dosežene s prodajo, poplača hipotekarno zavarovane terjatve. Postopek uveljavljanja hipoteke se razlikuje, če gre za pogodbeno hipoteko, kjer mora hipotekarni upnik najprej pridobiti izvršilni naslov- s hipotekarno tožbo zahtevati, da se zastavljena nepremičnina proda, ali če gre za notarsko hipoteko, kjer ima hipotekarni upnik že izvršilni naslov ter lahko vloži izvršilni predlog neposredno na sodišče. Pri tem ločimo tudi dva načina uveljavitve hipoteke, sodno (hipotekarni upnik mora predlagati izvršbo na nepremičnino za izterjavo hipotekarno zavarovane terjatve) in zunajsodno (v postopku notarske prodaje). Uveljavitev hipoteke povzroči določene pravne posledice. Na podlagi prisilne prodaje pridobi kupec lastninsko pravico, s tem pa preneha lastninska pravica zastavitelja. Hipoteka s prisilno prodajo preneha, uveljavitev hipoteke pa učinkuje tudi na pozneje pridobljene izvedene pravice (izjema velja za stvarne služnosti). Hipoteka preneha z izbrisom iz zemljiške knjige, pri čemer razlikujemo med prenehanjem v formalnem smislu in v materialnem smislu. Hipoteka preneha v formalnem smislu z izbrisom iz zemljiške knjige, v materialnem smislu pa hipoteka preneha že z izpolnitvijo pogojev za izbris iz zemljiške knjige. The SPZ defines mortgage as a lien on a real estate and the object of the mortgage is a specifically defined mortgage. The rules of mortgage law are regulated in SPZ, which regulate mortgage in substantive sense. In the mortgage realization outside of bankruptcy the ZIZ rules are important and inside the bankruptcy the ZFPPIPP rules. About the mortgage entry in the land register however the rules ZZK-1 are considered. For a correct understanding of mortgage and its effects, the mortgage law has developed a number of principles such as: principle of determination, principle of being public, registration principle, accessory principle, principle of order, principle of the indivisibility of a mortgage guarantee, principle of officiality and the principle of the continued existence of a mortgage guarantee. The mortgage can occur on a various legal basis that are in conformity with 130. article of SPZ legal transaction, judicial decisions and the statute. The acquisition of mortgage on a basis of legal transaction (contractual mortgage) regulates the SPZ and it is the most common way of mortgage emergence which demands a valid binding legal transaction (contract of pledge), a valid land permission, entry in the land register the right of disposal of the mortgagor. The compulsory mortgage is regulated in ZIZ and can occur in the execution procedure or in the insurance procedure. Compulsory mortgage also occurs with the entry in the land register. The legal mortgage however does not occur until all legal conditions are fulfilled without entering in the land register. Land register in our law is very rare and is determined by civil law regulations such as SPZ and ZD. The central right of the mortgage creditor is a repaid justification which is asserted against every owner of a real state. The liability is limited by the level of the purchase price of the mortgage enforcement. The mortgage creditor has the right of mortgage repayment if the secured claim is not payed when due. The enforcement of a right is done by selling the mortgage ensured real estate and with a purchase price reached with a sale and then repaying the mortgage ensured depts. The procedure of mortgage enforcement differs from one another with a contractual mortgage where the mortgage creditor first has to gain an executory title – demand with the mortgage lawsuit for the mortgagor real estate to be sold. In case of notary mortgage where the mortgage creditor already has the mortgage real estate address he can file in the executive proposal directly in court. There are two kinds of mortgage enforcements, execution and notarial. The mortgage enforcement can cause certain legal consequences. With a compulsory sale, the buyer gets an ownership and by that the mortgagor’s ownership ends. The mortgage with a compulsory ends, and the mortgage enforcement affects the later on gained derivate rights. The mortgage ends with the removal from the land register. It end for formal reasons and for substantial reasons. Formal reasons are removal from land register and substantial reasons are that the mortgage ends with fulfilment of removal reasons form the land register.

Namen diplomskega dela je predstaviti prijavo, preizkus in uveljavitev terjatev, zavarovanih s hipoteko, v stečajnem postopku. Stvarnopravna zavarovanja terjatev omogočajo upnikom tako zavarovanih terjatev ugodnejši položaj pred drugimi upniki, ki imajo svoje terjatve sicer zavarovane, vendar s slabšim vrstnim redom, ali pa svojih terjatev niso zavarovali, kar je pomembno zlasti v primeru dolžnikove insolventnosti. Skozi diplomsko delo je razložen pomen insolventnosti, stečajnega postopka, stvarnopravne podlage za nastanek ločitvene in izločitvene pravice, ter pomen dvostransko neizpolnjenih pogodb in izpodbojnih pravnih dejanj stečajnega dolžnika. Zakon o finančnem poslovanju, postopkih insolventnosti in prisilnem prenehanju (v nadaljevanju ZFPPIPP) ureja oziroma določa pravila stečajnega postopka, prijavo zavarovane terjatve in ločitvene pravice, preizkus ločitvene pravice in poplačilo ločitvenih upnikov iz posebne stečajne mase. Začetek stečajnega postopka ne vpliva na ločitveno pravico in terjatev zavarovano s to ločitveno pravico. Ločitvena pravica je pravica upnika do plačila njegove terjatve iz določenega premoženja stečajnega dolžnika pred plačilom terjatev drugih upnikov tega dolžnika iz tega premoženja. Premoženje obremenjeno s hipotekami predstavlja posebno stečajno maso, iz katere se ob prodaji oblikuje posebna razdelitvena masa. Pri razdelitvi posamezne posebne razdelitvene mase se upošteva terjatev, zavarovana z ločitveno pravico na premoženju, ki spada v to posebno razdelitveno maso, če sta bili terjatev in ločitvena pravica v stečajnem postopku pravočasno prijavljeni. Posebna pravila za prijavo in preizkus terjatve zavarovane s hipoteko določajo, da za prijavljene štejejo tiste terjatve zavarovane s hipoteko (ločitveno pravico), ki so ob začetku stečajnega postopka v zemljiški knjigi vpisane pri nepremičnini v lasti stečajnega dolžnika. The objective of this thesis is to present how claims secured by mortgages are lodged, tested and enforced in bankruptcy proceedings. Property-based claims offer the creditors of claims secured in such a way a preferential position over other creditors who have secured their claims but hold an inferior rank or have not secured their claims at all, which is particularly important in case the debtor becomes insolvent. This thesis aims to explain the insolvency and bankruptcy proceedings, property law serving as grounds for the right to separate settlement and the right of exclusion, as well as bilateral executory contracts and contestable legal actions of the debtor in bankruptcy. The Financial Operations, Insolvency Proceedings and Compulsory Dissolution Act (hereinafter: the ZFPPIPP) regulates or sets the rules for the bankruptcy procedure, lodging secured claims and the right to separate settlement, testing the right to separate settlement and settlement of creditors with the right to separate settlement from the special bankruptcy estate. The initiation of bankruptcy proceedings does not affect the right to separate settlement and the claim secured by such right to separate settlement. The right to separate settlement is the creditor’s right to recover its claims from relevant assets owned by the insolvent debtor before the claims of its other creditors are repaid from such assets. Property encumbered with mortgages represents the so-called special bankruptcy estate which is at the time of sale referred to as special bankruptcy estate for distribution. In distributing a special estate for distribution, a claim is considered secured by the right to separate settlement pertaining to the assets belonging to this particular special estate for distribution if the claim and the right to separate settlement were lodged in due time in the bankruptcy proceedings. Special rules for lodging and testing the claims secured by mortgages provide that only those claims secured by mortgages (the right to separate settlement) are considered lodged if they were entered in the land register at the beginning of the bankruptcy proceedings next to the real estate owned by the debtor in bankruptcy.

Hipoteka kot zastavna pravica na nepremičnini predstavlja eno izmed najučinkovitejših in najpogostejših oblik zavarovanja terjatev predvsem zaradi dejstva, ker je tržna vrednost nepremičnin že v naprej znana ter dokaj stabilna. Hipoteka omogoča in upniku daje upravičenje, da se v primeru neplačila ob zapadlosti terjatve poplača iz vrednosti zastavljene nepremičnine, in sicer pred drugimi upniki zastavitelja. Hipoteka je akcesorna pravica in sledi pravni usodi zavarovane terjatve. Z njo je torej mogoče razpolagati in jo prenašati na novega upnika zgolj v primeru razpolaganja s terjatvijo, ki je obremenjena s hipoteko. Ker nima lastne prometnosti, se torej prenaša skupaj s terjatvijo. Terjatev se prenaša s pogodbo obligacijskega prava, tj. pogodba o odstopu terjatve ali cesija, lahko pa se prenese tudi s subrogacijo. Obstaja pa tudi možnost prenosa terjatve brez prenosa hipoteke, v kolikor se prevzemnik in odstopnik terjatve to dogovorita. Izjemo pri prenosu hipoteke predstavlja prenos maksimalne hipoteke, ki varuje celotno upniško-dolžniško razmerje in ne zgolj posamezne terjatve. V primeru prenosa terjatve, ki je obremenjena z maksimalno hipoteko, se maksimalna hipoteka ne prenese. Z odkupom terjatve, zavarovane z maksimalno hipoteko, prevzemnik terjatve sprejme veliko tveganje, da je odkupil terjatev brez zavarovanja. Avstrijski in hrvaški pravni sistem za razliko od slovenskega pravnega sistema poznata institut konverzije maksimalne hipoteke v fiksno hipoteko. Obstoji pa tudi izjema od pravila prenosa maksimalne hipoteke, in sicer v primeru prenosa terjatev na DUTB. Le-ta namreč uživa poseben status in v primeru prenosa zavarovane terjatve na DUTB se nanjo prenesejo tudi vsa zavarovanja, vključno z maksimalno hipoteko. Hipoteka kot akcesorna pravica preide na novega upnika že s samim prenosom terjatve. To pomeni, da vpis v zemljiško knjigo ne predstavlja konstitutivnega učinka, temveč zgolj publicitetni učinek. Takšno je tudi stališče Vrhovnega sodišča Republike Slovenije. Ureditev glede učinkovanja prenosa hipoteke, ki jo pozna slovenski pravni sistem, je značilna tudi za avstrijski, nemški in hrvaški pravni sistem. A mortgage is a lien on a real estate, represents one of the most effective and most common forms of collateral / claims insurance mainly due to the fact that the market value of real estate is already known in advance and it’s fairly stable. A mortgage allows a creditor/beneficiary a right, in the event of non-payment of the claim at expiration date, to be repaid from the value of the pledged real estate prior to other creditors of the mortgagor. A mortgage is an ancillary right, which follows the legal fate of the secured claim. The mortgage must therefore be disposed of, and transferred to a new creditor, only in the case of a disposition of the claim that is secured by mortgage. Therefore mortgage can only be transferred together with the claim. The claim shall be transferred with the contract law of obligations i.e. agreement on an assignment or cession, but it can also be transferred by subrogation. It is possible to relocate "bare claim" without the simultaneous transfer of the mortgages, but only in case if the transferee and the transferor claims agree. Except for the transfer of a mortgage is the transfer of the maximum mortgage that protects the entire creditor-debtor relationship and not merely the individual claim. In the case of transfer of claims, which are secured with the maximum mortgage, the maximum mortgage cannot be transferred. With the purchase of receivables/claims insured with a maximum mortgage receivable acquirer takes huge risks of purchasing the receivables without collateral. Austrians and Croatians, unlike Slovenians, know institute of conversion of the maximum mortgage into a fixed mortgage. There is the exception to the rule of transferring a maximum mortgage in the case of transfer of receivables to DUTB. DUTB enjoys a special status and in the case of a transfer of the claim secured with maximum mortgage on DUTB, all collaterals are transferred to DUTB including maximum mortgage. Mortgage and ancillary rights are passed to the new creditor by the simple transfer of assets. This means that the enrolment in the land register does not represent a constitutive but only publicity effect. This is also the point of view of the Supreme Court of the Republic of Slovenia. The rules governing the effect of the transfer of mortgages, known by the Slovenian legislation is also characterized by the Austrian, German and Croatian legal system.

S posadno listino se opredeljuje listina o uskladitvi zemljiškoknjižnega stanja, saj zaradi določenih pravnih dejstev knjižno stanje ne ustreza resničnemu pravnemu stanju. Z novelo ZZK-1C je bil 40. člen dopolnjen z novim tretjim odstavkom, po katerem se za zemljiškoknjižno dovolilo šteje tudi listina, ki vsebuje izjavo osebe, ki jo izstavlja, da priznava izvirno pridobitev stvarne pravice v korist druge osebe (posadna listina) ali zaradi uskladitve zemljiškoknjižnega stanja z dejanskim ali zaradi nadomestitve izgubljenih listin dovoljuje vpis lastninske pravice ali druge pravice v korist druge osebe. S posadno listino zemljiškoknjižni lastnik priznava izvirno pridobitev stvarne pravice v korist druge osebe, z listino o uskladitvi zemljiškoknjižnega stanja z dejanskim pa se nadomešča pravno poslovni prenos. Razlika je v tem, da je izvirna pridobitev neodvisna od pravnega prednika, zato izda takšno listino z zemljiškoknjižnim dovolilom tisti, ki je vpisan v zemljiško knjigo kot lastnik, pa dejansko to ni, in v posadni listini prizna dejstva priposestvovanja osebi, ki ji priznava stvarno pravico in zato dovoljuje vpis nanjo. V drugem primeru pa je potrebno upoštevati načelo pravnega prednika . Tudi ko je podlaga za vpis v zemljiško knjigo ena izmed teh listin, morajo biti upoštevani vsi pogoji, ki so po ZZK-1 potrebni za overitev zemljiškoknjižnega dovolila. V obeh primerih mora biti listini priloženo tudi potrdilo o namenski rabi nepremičnine, oziroma v primeru, ko gre za nepremičnino, ki je glede na namen rabe podvržena ureditvi po drugih prisilnih predpisih, tudi soglasje ali odobritev pristojnega organa oziroma potrdilo, da takšno soglasje ali odobritev ni potrebna. In Slovenian legal order we have a special document which defines a document that harmonize the facts that are registered in Land Registry and the actual facts. With the novel of the Law of the Land Registry there was an amendment of Article 40. The amendment requires that for the document of the land register permission is enough to submit the document which contains testimonial from the person who wants to register the right in rem for the benefit of another person. It also requires the same thing when it comes to the harmonization of facts from the Land Register and the actual facts or when the document is lost. In the first case the registered owner of the land or any other right in rem acknowledges the original acquisition of this right. While the second case is replacing the legal business transfer. The original acquisition is not depending on the legal predecessor. In this case a person who can issues the document of the land register permission is the one who is registered in that document as owner, but in fact he is not. So the parties must conclude an agreement where the person that is registered as owner allows other party to become an owner and also allows the registration of that other party to enrol in the Land Registry. Regardless of this facts all the conditions must be fulfilled for authorization to Land Registry. In both cases a certificate of the land use property must be attached.

Hipoteka je zastavna pravica na nepremičninah, ki služi zavarovanju ene ali več določenih terjatev, hkrati pa upniku zagotavlja varstvo, da v kolikor mu terjatev ne bo pravočasno poravnana, se lahko poplača iz zastavljene stvari. Institut hipoteke je eden najbolj razširjenih institutov zavarovanja v slovenskem pravnem redu, ki je urejen v Stvarnopravnem zakoniku. V diplomskem delu je teoretična obrazložitev predmetnega instituta podkrepljena z aktualno sodno prakso, ki bo pripomogla k boljšemu razumevanju pojma zastavne pravice na nepremičnini. A mortgage is a lien on the real estate that serves the protection of one or more specific claims, while it ensures protection to the creditor that if a claim is not settled in time, it can be repaid from the set of things. The concept of mortgage is one of the most popular insurance institutes in the Slovenian legal order, which is regulated in the Law of Property Code. The thesis is a theoretical explanation of the present institute supported by the current case law, which will contribute to a better understanding of the concept of a lien on the property.

V slovenskem pravnem redu je bil z uveljavitvijo Stvarnopravnega zakonika (SPZ) dne 1. 1. 2003 uveden institut ugasnitve hipoteke zaradi poteka časa. Hipoteka ugasne s potekom desetih let od dneva dospelosti zavarovane terjatve. Na podlagi navedenega lahko hipotekarni zavezanec zahteva izbris hipoteke iz zemljiške knjige, s čimer hipoteka, in iz nje izvirajoča poplačilna pravica, tudi preneha. Ker Zakon o temeljnih lastninskopravnih razmerjih (ZTLR) takšne ureditve – ugasnitve hipoteke zaradi poteka časa ni poznal, se je v sodni praksi Vrhovnega sodišča RS (in na tej podlagi višjih sodišč) uveljavilo stališče, da sodno uveljavljanje poplačilne pravice po takrat veljavni zakonodaji ni bilo časovno omejeno. To na pravice, pridobljene pred uveljavitvijo SPZ, ne bi vplivalo. Te ostanejo v veljavi z vsebino, kot so bile ustanovljene, vključno z upravičenjem hipotekarnega upnika po časovno neomejenem uveljavljanju poplačilne pravice iz naslova hipoteke. Poplačilno pravico lahko upnik uresniči vse do tedaj, ko hipoteka zaradi takšnega ali drugačnega razloga preneha. V tem diplomskem delu takšno stališče problematiziram. Po opravljeni analizi ugotavljam, da bi lahko dopustili institut ugasnitve hipoteke zaradi poteka časa tudi (in le) za tiste hipoteke, ki so bile ustanovljene pred uzakonitvijo instituta ugasnitve hipoteke zaradi poteka časa, če se je rok zapadlosti desetih let iztekel tudi po uveljavitvi SPZ, imetnik hipoteke pa zoper hipotekarnega zavezanca svojih poplačilnih pravic ta čas sodno ni uveljavljal. Pri tem ustavna načela (npr. prepovedi povratne veljave predpisov idr.) ne bi bila kršena, pravni položaj strank matičnega obligacijskega pravnega razmerja, ki ga s poplačilno pravico varuje hipoteka, pa bi bil na takšen način urejen pravično in pravno korektno. S tem bi bila hipoteka polno obravnavana kot akcesorna pravica, ki deli usodo zavarovane denarne terjatve, ki ji je podrejena kot oblika zavarovanja. With implementation of the Real Property Code (Stvarnopravni zakonik – SPZ) from 1. 1. 2003 in the Slovenian acquis, the instrument of extinguishment of mortgages that expire by lapse of time has been introduced. A mortgage expires ten years from the day on which the secured claim fell due. Based on the above, the mortgage debtor (mortgagor) may request cancellation (deletion) of the mortgage from the Land register and therefore the mortgage and the resulting repayment right ceases. Because of the fact that the previous Basic Property Law Relations Act (Zakon o temeljnih lastninskopravnih razmerjih – ZTLR) such an arrangement - extinguishment of mortgages due to expiration date - did not know, an opinion was established in the case law of the Supreme Court of Slovenia and on this basis the higher courts, that judicial enforcement of repayments rights under the legislation, that was in force at the time, was not subject to extinction. That would not apply to the rights obtained before the implementation of the Real Property Code. They remain valid as they were founded, including mortgagee`s right for exercising timely unlimited repayment rights arising from a mortgage. Mortgagee can claim his repayment right up to the time when the mortgage for one reason or another extinguishes. In this thesis, I challenge this position. After the analysis I find that the instrument of extinguishment of mortgages due to expiration could be allowed also for (and only for) those mortgages, which were established before the enactment of the mortgage due to expiration date, if the maturity of ten years has expired after the implementation of Real Property Code and mortgagee did not claim his repayment right against the mortgagor with the enforcement claim. Thereby constitutional principles (e.g. prohibition of retroactive legislation, etc.) would not be violated, the legal status of parties of the prime obligation, which is protected with a repayment right by mortgage, would consequently be arranged in a justified and legally correct manner. With that, mortgage would be adequately treated as ancillary right, to share the fate of secured money claims to which it is a subsidiary as a form of insurance.

Obveznosti pravnih in fizičnih oseb oziroma terjatve do njih morajo seveda biti zavarovane. Ena izmed oblik zavarovanja teh obveznosti je tudi hipoteka, ki je opredeljena kot zastavna pravica na nepremičninah. Upniki iz teh poslov postanejo tako hipotekarni upniki. Ker je hipoteka neposestna zastavna pravica, zastavitelj lahko nepremičnino nemoteno še naprej uporablja. Hipoteka lahko nastane na podlagi pravnega posla (pogodbena hipoteka), sodne odločbe (prisilna hipoteka) ali zakona (zakonita hipoteka). Poznamo tudi več posebnih vrst hipotek in sicer nadhipoteko, skupno hipoteko, maksimalno hipoteko. Poleg hipoteke, kot pravnega instituta za zavarovanje terjatev z nepremičninami, je naše pravo do nedavnega poznalo tudi institut zemljiškega dolga, ki pa je bil ukinjen zaradi velikega števila zlorab tega instituta. Hipoteka se vpiše v zemljiško knjigo z vknjižbo, sam vpis pa ima konstitutivni učinek (pogodbena in prisilna hipoteka). Deklaratorni učinek vpisa v zemljiško knjigo ima vpis zakonite hipoteke. Zakonita hipoteka nastane takrat, ko so za njen nastanek izpolnjeni zakoniti pogoji. Sama zemljiška knjiga, kot javna evidenca pravnega stanja nepremičnin, omogoča vsakemu, da se seznani s pravnim stanjem nepremičnine, ker so podatki v sami zemljiški knjigi večinoma pravilni. V primerih, ko pa podatki niso pravilni, vse vpletene varuje načelo zaupanja v zemljiško knjigo. To načelo varuje tudi dobroverne pridobitelje na nepremičninah pred obremenitvami, ki niso razvidne iz zemljiške knjige. Vendar pa so v naši državi še vedno nepremičnine, ki niso vpisane v zemljiško knjigo. Do njihovega vpisa v zemljiško knjigo, se za vprašanja zastavne pravice na teh nevpisanih nepremičninah uporabljajo določila Zakona o izvršbi in zavarovanju in sicer določila 249. do 255. člena tega zakona. To je torej še ena posebna vrsta hipoteke poleg že omenjene nadhipoteke, skupne hipoteke in maksimalne hipoteke. V skladu z načelom akcesornosti preneha zastavna pravica s prenehanjem terjatve. Vendar je v zakonu določena tudi izjema od tega načela, in sicer, da je prenehanje zavarovane terjatve zgolj pravna podlaga za izbris hipoteke iz zemljiške knjige (prenehanje v materialnem smislu). Hipoteka namreč preneha šele z izbrisom iz zemljiške knjige (prenehanje v formalnem smislu). Debts of corporate and retail costumers or claims against them have to be insured. One of the forms of insurance of these debts is also mortgage which is determined as a real estate lien. Creditors from these businesses become mortgage creditors. Mortagage is a non-possessory lien, therefore, the debtor retains possession of property and its use. Mortgage can be created based on legal business (contractual mortgage), court order (forced mortgage) or law (statutory mortgage). We are familiar also with other types of mortgages such as ¨nadhipoteka¨ (there is no translation in english language), total mortgage and the maximum mortgage. Alongside mortgage as legal institute for insurance of real estates claims, our legislation was till recently familiar also with an institute of land debt which was abolished due to widespread abuse of the institute. Mortgage is registered in the land register and the entry has a constitutive effect (contractual and forced mortgage). Declarative effect of the entry into the land register has an entry of statutory mortgage. Statutory mortgage is created when legal requirements are met. The land register as public record of the legal state of property enables anyone to familiarize themselves with the legal state of property, because data in the land register itself is mostly correct. In instances when the data is incorrect, all the people who are involved are protected by the principle of trust in the land register. This principle protects also bona fide acquirers from payload that is not shown clearly in the land register. Nonetheless, there are still real estates in our country that are not registered in the land register. Till their land registration is the question of nonregistered real estate lien determined by the Claim Enforcement and Security Act, articles from 249 to 255 of the Code. This is, therefore, another type of mortgage together with previously mentioned ¨nadhipoteka¨, total mortgage and the maximum mortgage. In line with the principle of accessoriness lien ceases with the withdrawal of the claim. However, there is an exception of this principle stated in the legislation which is that the cessation of the debt insurance is only legal ground for the deletion of the mortgage from the land register (cessation in material sense). Mortgage ceases with deletion from the land register (cessation in formal sense).

Med zavarovanji plačil ločimo personalna in realna zavarovanja. Med klasična personalna zavarovanja uvrščamo poroštvo, bančno garancijo in pristop k dolgu. Med realna zavarovanja pa spada zastavna pravica (hipoteka, zastavna pravica na premičninah, zastava pravica na premoženjskih pravicah), prenos lastninske pravice v zavarovanje, odstop terjatve v zavarovanje in pridržek lastninske pravice. Značilnost personalnih zavarovanj je, da za obveznost upniku, zraven dolžnika, jamči tudi tretja oseba. Bistvo realnih zavarovanj pa je v omejeni stvarni pravici na predmetu zavarovanja, iz katere se lahko upnik poplača v primeru neizpolnitve zavarovane terjatve. Poplača se lahko pred drugimi upniki katerih terjatev ni zavarovana ter pred upniki s slabšim vrstnim redom. V diplomski nalogi so tako obravnavane temeljne značilnosti personalnih in realnih oblik zavarovanj plačil. Opredeljene so prednosti in slabosti posameznih oblik zavarovanj. Opravljena je tudi primerjava med posameznimi oblikami zavarovanj glede temeljih značilnosti zavarovanj. We differentiate between real and personal security interests in the Slovenian legal system. Personal security arrangements include the guarantee, banking guarantee and debt acceptance. A mortgage, pledge, collateral assignment (title transfer arrangement), debt (liability) assignment and retention of ownership (title) are the main real security interests. The key characteristic of personal security is that, in addition to the debtor, a third person guarantees to the creditor the fulfillment of the obligation. Real security is a limited right that provides recourse to the property subject to such a right. The holder of this right has a priority over other creditors — unsecured creditors and subordinated creditors — for the payment of a sum of money. This diploma thesis presents the main features of personal and real security arrangements, and the advantages and disadvantages of the main security arrangements. It also compares the different forms of security interests.

Osrednja nit tega diplomskega dela je obravnava stvarne tematike v pomorskem pravu. Stvarnopravni segment prava ima v slovenski zakonodaji temelje v stvarnopravnem zakoniku, a kakor hitro gre za pomorsko-stvarnopravno problematiko, je treba upoštevati specialnejša določila pomorskega prava. Ta so v določenih aspektih bistveno drugače urejena in drugače definirana. Diplomska naloga nudi rezultate proučevanja omenjene tematike. Tako je podrobno predstavljena lastninska pravica na ladji. V nadaljevanju so predstavljene zastavne pravice katerih ustanovitev je na ladji mogoča v dveh oblikah. V obliki pomorske hipoteke in pomorskega privilegija. Ta dva instituta sta unikum zastavnih pravic, ki eksistirata le znotraj pomorsko-stvarnega prava. Skladno z prezentacijo zastavnih pravic v pomorstvu kontinentalnega pravnega reda, diplomska naloga nudi tudi prikaz te tvarine v anglosaškem pravnem redu. Tako sta podrobneje predstavljena anglosaška instituta lien in mortgage. V okvir diplomske naloge je vpeto tudi poglavje obligacijskih pravic, katere so tesno povezane z stvarnopravno tematiko. Podrobneje sta urejena pridržek lastninske pravice in retencijska pravica. Predstavljena je tudi sodna pristojnost in pravna podlaga obravnavane tematike. Opisani so slovenski nacionalni viri, in mednarodne pogodbe, s področja stvarnih pravic v pomorskem pravu. Tako so podrobneje predstavljene mednarodne konvencije o poenotenju nekaterih pravil o pomorskih privilegijih in hipotekah iz leta 1926, 1967 in 1993 ter mednarodna konvencija v zvezi z aretacijo morske ladje obremenjene z hipoteko iz leta 1952 in mednarodna konvencija o vpisu stvarnih pravic na ladjah v gradnji iz leta 1967. Predstavljena je tudi medsebojna primerjava konvencij v odnosu med sabo in v odnosu do slovenske in hrvaške nacionalne zakonodaje na tem področju. Vzporedno s posameznimi poglavji, je obravnavana slovenska in tuja sodna praksa. Torej so predstavljeni sodni primeri navezujoč se na vsebino posameznega poglavja. Sinhrono s poglavji diplomskega dela je podana tudi primerjava slovenskega in hrvaškega pravnega reda, z izpostavo bistvenih razlik pomorsko-stvarne tematike med Slovenijo in Hrvaško. Ključne besede: Lastninska pravica, pomorski privilegij, pomorska hipoteka, lien, mortgage. Summary The central focus of this thesis is a discussion on real topics in maritime law. Law-of-property segment of law in Slovene legislation has foundations in Law of Property Code. When maritime law of property is involved, however, special provisions of maritime law have to be considered. The latter are settled and defined essentially different in certain aspects. The thesis offers the results of studying of the topics. Thus the property right on the ship is presented in detail. Later the lien is presented creation of the lien on the ship is possible in two forms. In the form of maritime mortgage and in the form of maritime privilege. These two institutes are unique in liens and exist only within maritime law of property. In accordance with the presentation of liens in maritime affairs of continental acquis, the thesis offers also a presentation of this matter in Anglo-Saxon acquis. Thus, Anglo-Saxon institutes lien in mortgage are presented more in detail. Obligation rights are also a part of the construction of the thesis. These are tightly connected to the law-of-property topics. Reservation of property right and possessory lien are settled more in detail. Jurisdiction and legal basis of the addressed topics are also presented. Slovene national sources and international treaties from the field of maritime law of property are described. Thus, international conventions on unification of certain rules on maritime privileges and mortgages from 1926, 1967 and 1993, as well as international convention in connection with the arrest of sea-going ship burdened by the mortgage from 1952, and international convention on the subscription of property rights on ships being constructed from 1967 are presented more in detail. Mutual comparison of conventions in relation between one another and in relation between Slovene and Croatian national legislation in this area is also presented. Parallel to individual chapters, Slovene and foreign case-law is discussed. Therefore, cases are presented with reflection to the contents of an individual chapter. The comparison of Slovene and Croatian acquis is presented synchronous with the chapter of the thesis the essential differences of maritime law of property between Slovenia and Croatia are pointed out. Keywords: Property right, maritime lien, maritime mortgage, lien, mortgage.

V diplomski nalogi je opisano upoštevanje stvarnih pravic pri zemljiškokatastrski izmeri ali izmeri ob spremembah v katastru stavb in seznanitev s pravnim stanjem nepremičnine v zemljiški knjigi. Podane so novosti vpisa v zemljiško knjigo, ki so se uveljavile z novelo zakona o zemljiški knjigi. Poseben poudarek je na stavbni pravici, stvarni služnosti in zastavni pravici, kjer so predstavljene pomanjkljivosti vpisov in opisani problemi na praktičnih primerih. Nepremičnina obremenjena s katero od teh stvarnih pravic lahko prinese dodatne ovire pri izmeri. This diploma describes the consideration of property rights for the land cadastre register surveying and the measuring during the changes in the buildings cadastre register. It also describes the legal situation of real estate in the land registry. The new land registry law amendment has brought novelties to the land registration. I accentuate superficies, real easement and lien and present the defects of the single registrations. The issues are supported with practical examples. Real estate that is burdened with any of the stated property rights may present an obstacle for measuring.

Hipoteka je zastavna pravica na nepremičninah. Je neposestna zastavna pravica, kar pomeni, da zastavitelj ohrani posest nad obremenjeno nepremičnino in jo lahko še naprej nemoteno uporablja. Njen predmet je torej točno določena nepremičnina, ki služi zavarovanju ene ali več točno določenih terjatev in ki zastavnega upnika pooblašča, da se za zavarovano terjatev, v kolikor mu ta ni pravočasno izpolnjena, poplača iz vrednosti zastavljene nepremičnine. Poplačilna pravica zastavnega upnika ima prednost pred vsemi drugimi upniki zastavitelja. V zvezi z nastankom je potrebno razlikovati med različnimi vrstami hipoteke. Ločimo namreč pogodbeno hipoteko, ki nastane na podlagi pravnega posla, prisilno hipoteko, ki nastane na podlagi sodne odločbe in zakonito hipoteko, ki nastane na podlagi zakona. Poleg tega poznamo tudi posebne vrste hipoteke, tj. nadhipoteko, skupno hipoteko, maksimalno hipoteko in zastavno pravico na nevpisanih nepremičninah. Ker je hipoteka knjižna stvarna pravica, se za njeno ustanovitev zahteva vpis v zemljiško knjigo, ki ima konstitutivni učinek. Izjema od navedenega je zakonita hipoteka, ki nastane v trenutku, ko so izpolnjeni zakonski pogoji. Vpis zakonite hipoteke v zemljiško knjigo ima zato le deklaratorni učinek. V kolikor s hipoteko zavarovana terjatev ob dospelosti ni plačana, se lahko hipotekarni upnik iz hipoteke poplača. V kolikor gre za pogodbeno hipoteko, mora hipotekarni upnik najprej pridobiti izvršilni naslov. Slednjega pridobi tako, da vloži hipotekarno tožbo, s katero zahteva, da se zastavljena nepremičnina proda. Če je bila hipoteka ustanovljena na podlagi neposredno izvršljivega notarskega zapisa, pa slednji že predstavlja izvršilni naslov in hipotekarni upnik lahko vloži izvršilni predlog neposredno na sodišče. Po prisilni prodaji obremenjene nepremičnine se upniki poplačajo iz izkupička od prodaje in sicer po vrstnem redu, kot so pridobili pravice. V zvezi s prenehanjem hipoteke je potrebno razlikovati med njenim materialnim in formalnim prenehanjem. Materialno hipoteka preneha, če so izpolnjeni pogoji za njen izbris iz zemljiške knjige. Vse do izbrisa iz zemljiške knjige pa hipoteka obstaja le še formalno, kar pomeni, da je hipotekarni upnik ali zastavitelj ne more več uporabiti za zavarovanje drugih terjatev. Formalno torej hipoteka preneha z izbrisom iz zemljiške knjige, njeno materialno prenehanje pa je podano, če preneha zavarovana terjatev, če hipotekarni upnik odstopi zavarovano terjatev brez hipoteke, v primeru konsolidacije, če se hipotekarni upnik hipoteki odreče, če hipoteka ugasne, če pride do dobroverne pridobitve nepremičnine, ki je obremenjena z nevpisano zakonito hipoteko ali če se obremenjena nepremičnina proda za poplačilo zavarovane terjatve. Mortgage is a lien on immovable property. It’s a non-possessory pledge, which means that the pledger retains possession of the mortgaged property and can continue uninterrupted usage. Mortgaged property has to be precisely defined. It secures one or more specific claims and authorizes the pledgee to sell the property if the secured claim is not fulfilled in time of performance and pay off himself from proceeds from the sale. When the property is sold, mortgagee has to be paid first, before other creditors of the mortgagor. We distinguish between different types of mortgages. Contractual mortgage occures on the basis of a legal transaction, than there is mortgage that occures on the basis of court decision and statutory mortgage that is created under the law. There are also special types of mortgages, such as “nadhipoteka” (there is no translation in english language), total mortgage, maximum mortgage and lien on the property that is not registered in land register. Mortgage requires land registration for its creation. Land registration has a constitutive effect. An exception is statutory lien, which starts to exist in the same moment as legal conditions are fulfilled. Signing statutory lien in the land register has therefore only a declaratory effect. If a claim that is secured with mortgage isn’t fulfilled in time of performance, mortgagee can pay off himself in the way of selling the mortgaged property. In case of a contractual mortgage, the mortgagee must bring in mortgage action, requesting that the mortgaged property has to be sold. If the mortgage is established on the basis of directly enforceable notarial protocol, mortgage action is not needed and the mortgagee can file an application with a proposal to sell the mortgaged property directly in court. After compulsory sale of the mortgaged property, creditors are payed off from the proceeds of its sale in the order as they gained their rights. Expiration of mortgage can be substantive or formal. Substantive expiration of a mortgage occures, if the conditions for its cancellation from the land register are completed. Till the cancellation from the land register, the mortgage exists only formally, which means that the mortgagee or pledger can no longer use this mortgage for securing other claims. Mortgage formally expires with cancellation from the land register, while its substantive expiration occures if secured claim no longer exists, if the mortgagee transferes secured claims to other person without a mortgage, in case of consolidation, if the mortgagee waives mortgage, if the mortgage is statute-barred, in case of a bona fide acquisition of property that is burdened by a statutory lien that is not registered in land register and in case if mortgaged property is sold to repay the secured claim.

V diplomskem delu ugotavljamo, da so se razmere na trgu nepremičnin zaradi krize zelo spremenile: cene nepremičnin ostajajo pretežno na enaki ravni, medtem ko povpraševanje predvsem zaradi nestabilnih razmer (spremembe dohodkov, višje obrestne mere) upada. Ko se odločamo za nakup nepremičnine, imamo na voljo več oblik financiranja: lastna sredstva, stanovanjski (hipotekarni) kredit ali lizing nepremičnine. Med njimi izberemo tisto možnost, ki nam v danem trenutku omogoča optimalno izbiro med oblikami financiranja. Najpogostejša oblika financiranja nakupa nepremičnine je stanovanjski (hipotekarni) kredit. Lizing nepremičnin je še vedno relativno nezaželena oblika financiranja nakupa, prav tako mu niso naklonjeni kupci, predvsem zaradi lastništva nepremičnine, ki ostaja pri lizingodajalcu. S konkretnim izračunom ter primerjavo stanovanjskega (hipotekarnega) kredita in lizinga smo ugotovili, da je stanovanjski (hipotekarni) kredit ugodnejša oblika financiranja nakupa nepremičnine. This thesis finds real estate market climate changed due to economic and financal crisis. The price of real estate has not fluctuated much. The demand has fallen, mostly due to the unstable economic and financial conditions, e.g. changes in income, higher interest rates. Various forms of financing are available when purchasing real estate: personal funds, credit (mortgage) or a lease. The option we choose is the one which will provide us with the most optimal choise among the existing financing options. The most common form of financing is real estate mortgage financing. Leasing real estate still remains a relatively undesirable form of financing and most buyers are also not in favor of it, especially because the property remains in the lessors ownership. Calculations conducted on the basis of comparing of concrete mortgage and leasing options have shown that mortgage is a more suitable form of financing a real estate purchase.

Zaradi gospodarske krize se plačilna sposobnost in likvidnost davčnih zavezancev zmanjšuje, zato je pomembno, da davčni organ kakovostno zavaruje izpolnitev in plačilo davčnega dolga, poleg tega pa še, da omogoča davčnim zavezancem odlog in obročno odplačilo davčnega dolga. Davčni organ lahko v primeru, če tako določa zakon o obdavčenju ali če na podlagi uradnih podatkov, ki jih pridobi o zavezancu za davek, utemeljeno pričakuje, da bo izpolnitev oziroma plačilo davčne obveznosti onemogočeno ali precej oteženo, zahteva predložitev ustreznega instrumenta zavarovanja ali zavezancu omeji in prepove razpolaganje z določenim premoženjem. Zavarovanje izpolnitve obveznosti lahko davčni organ zahteva bodisi pred izdajo odločbe bodisi pred potekom roka za predložitev davčnega obračuna, zavarovanje plačila davčne obveznosti pa v primeru odloga ali obročnega odplačila davčne obveznosti. Na voljo so osebna ali stvarnopravna zavarovanja. Stvarnopravna zavarovanja so kakovostnejša, ustvarjajo učinke ne le med strankama (inter partes), kakor je to pri osebnih (personalnih) zavarovanjih, temveč učinkujejo proti vsem (erga omnes). Upnik ima tako prednost pred ostalimi upniki pri poplačilu iz stvari. Med stvarnopravnimi zavarovanji izpolnitve in plačila davčne obveznosti se v praksi najpogosteje uporablja zavarovanje s hipoteko, sledi neposestna zastavna pravica na premičninah in zavarovanje na terjatvi. Due to the economic crisis solvency and liquidity of taxpayers decreases, so it is important that tax authorities qualitatively protect the fulfilment and payment of tax debt, and furthermore, enables taxpayers payment deferral and tax debt repayment. The tax authority may in cases, if so provided by law on taxation or on the basis of official data acquired about the taxpayer, reasonably expect that the tax payment can be difficult or rather impossible, claim an appropriate insurance instrument or it can restricted or prohibit to person the disposal of certain assets. The tax authority may request the insurance of the fulfilment of obligations either before issuing an order either before the deadline for submission of tax return. In the case of payment deferral and tax debt repayment it may ask for the insurance of tax liability. There are personal or real insurances. Real insurances are of higher quality, are effective not only between the parties (inter partes), as it is the case with personal insurances, but enforce against everyone (erga omnes). The creditor therefore has precedence over other creditors for repayment of things. Among real insurances of tax obligations payments is mostly used mortgage insurance, followed by non-possessory lien on movable property and insurance claim.

Hipoteka v našem slovenskem pravnem sistemu poznana že dolgo časa in predstavlja najbolj razširjen institut stvarnopravnega zavarovanja kreditnih pogodb oziroma služi za zavarovanje denarnih terjatev upnika do zastavitelja na nepremičnini. Nepremičnine so zaradi razmeroma visoke in stabilne vrednosti v praksi pomembni objekti stvarnopravnih zavarovanj. Institut hipoteke v materialnem smislu ureja Stvarnopravni zakonik (SPZ). Hipoteka nudi močno jamstvo hipotekarnemu upniku in ga pooblašča, da v primeru nepravočasne izpolnitve svoje veljavne dospele terjatve skupaj z obrestmi in stroški vred, zahteva poplačilo svoje iz vrednosti zastavljene nepremičnine pred vsemi drugimi upniki zastavitelja. Hipoteka se kot knjižna stvarna pravica vpisuje v zemljiško knjigo, zato je potrebno upoštevati tudi pravila Zakona o zemljiški knjigi (ZZK-1), ki je izvedbeni predpis nepremičninskega stvarnega prava. Zemljiška knjiga velja za visoko kvalificiran in najvišjega zaupanja vreden vir informacij o pravnem stanju nepremičnin. Namenjena je vpisu in javni objavi podatkov o pravicah na nepremičninah in pravnih dejstvih v zvezi z nepremičninami, prav tako močno olajšuje promet z nepremičninami. Da bi lahko pravice učinkovale nasproti vsakomur, morajo biti javno objavljene, tako da se lahko z njimi seznanijo stranke in tretje osebe. Z zemljiško knjigo je hipoteki zagotovljena najvišja možna mera publicitete, kar v precejšnji meri ščiti hipotekarnega upnika pred morebitnimi zlorabami s strani zastavitelja. Ena od prednosti, ki jih nudi hipoteka, je visoka stopnja pravne varnosti prav zaradi načela zaupanja v zemljiško knjigo. Posledica vknjižbe je tudi, da nepremičnina služi zavarovanju terjatve, čeprav se spremeni njen lastnik. Takšna nepremičnina ostaja v pravnem prometu, ki kljub obstoju hipoteke pravno ni oviran, čeprav je dejansko težje prodati zastavljeno nepremičnino. Pri realizaciji hipoteke zunaj stečaja pa pridejo v poštev pravila Zakona o izvršbi in zavarovanju (ZIZ), v stečaju pa določbe Zakona o finančnem poslovanju, postopkih zaradi insolventnosti in prisilnem prenehanju (ZFPPIPP). V zadnjem času je prišlo do sprememb ZZK-1, zadnja novela ZZK-1C je glede hipoteke prinesla pomembne novosti, predvsem v zvezi s polno informatizacijo zemljiškoknjižnega postopka. S hipoteko se v praksi srečujejo sodniki, notarji, odvetniki, bančniki, stečajni upravitelji, profesorji, študenti pravnih fakultet, kakor tudi tisti, ki se pripravljajo na pravniški državni izpit. Namen in cilj moje diplomske naloge je predstaviti osnovne značilnosti ter spremenjeno ureditev hipotekarnega prava po noveli ZZK-1C. In our Slovene legal system the mortgage or real estate line has been known for a long time and still represents the most widespread institution of real securities of credit agreements, that serve to protect one or more specific receivables that creditor has on the mortgage debtors property. In practice properties are relatively high worthy and well stable objects for property insurances. Institute of mortgage is generally regulated in the Law of Property Code. The mortgage represents a strong guarantee for mortgage creditor and authorizes him in case of untimely nonpayment along with interests and expenses to require repayment of the value of mortgaged property before all other creditors of the mortgagee. A mortgage is a right in rem, that must entered in the land register, in order to be created, so it is necessary to account the rules of the Land Registry, these rules are an implementing regulation of Real Estate Law. Land Registry is highly qualified and highly trusted source of information on the legal status of real estate. It is intended for registration, publication and also for information about rights on properties and legal facts relating real estates, it simplifies real estate business as well. In order to have an effect against anyone, rights in rem have to be widely publicized, so that clients and third parties can be acquainted with them. Land Registry provides mortgage the highest possible rate of publicity, which largely protects the mortgage creditor against potential abuse of the mortgage debtor. One of the advantages that mortgage has to offer is a high degree of legal certainty because of the main principle, so anyone in good faith and trusting informations in Land register are to be protected by this principle. As a result of entry properties serve to insure claims, although its owner changes. This property remains in legal transactions, despite the existence of mortgage, it is not limited or blocked, although it is actually harder to sell the pledged property. Realization of mortgages out of the bankruptcy is regulated in the Code of Execution. Recently there has been enaction of an amendment of Land Registry that brought important new regulations, particularly in relation to full computerization of land registry process. In practice mortgage is used by judges, notaries, lawyers, bankers, administrators, teachers, students of law faculties, as well as those who are preparing for the bar examination. The purpose and aim of my thesis is to present the basic characteristics and altered regulation of mortgage law, also the changes from new amended.

Diplomsko delo zajema predstavitev bank in bančnega poslovanja predvsem na področju poslovanja s fizičnimi osebami. Bančništvo se v današnjem času srečuje z veliko konkurenco na trgu. Novi in bolj uspešno prodajan proizvod je postal gonilo slovenskega bančništva. Ne smemo izključiti pravilnosti in ustreznosti poslovanja na bančnem trgu, saj je to osnova za nadaljnjo poslovanje. Poslovanje banke zahteva zelo natančno in skrbno načrtovanje finančnih tokov, saj lahko banka le tako ostane sposobna zagotavljati ustreznost svojih storitev. Banke morajo svoje storitve ponujati čim bolj nemoteno, v enem kontinuiranem procesu, saj lahko le tako ohranijo dosedanje in privabijo nove komitente. Število kakovostnih komitentov lahko izjemno poveča priljubljenost določene banke. Namreč ljudje smo navajeni izbirati banko na osnovi priporočil oziroma na osnovi dobrih izkušenj. Bančništvo se v današnjem času razvija v smeri približevanja potrebam bodočih komitentov, se z zanimanjem posvetuje s stranko in ji na čim boljši način svetuje. Diploma includes presentation of banks and banking services based on the business with individuals. Banking services today are facing high competition on the market. New and more successfully sold product has become the driving force of the Slovenian banking. We cannot exclude the correct and relevance business in the banking market since it is a basis for further business. Banking services require very precise and careful planning of financial flows, since it is the only way to the bank remains able to provide the relevance of their services. Banks must offer their services as smooth as possible in one continuous process, which is the way to retain existing and attract new clients. The number of quality costumers, could increase the popularity of certain bank. People are accustomed to choose a bank based on recommendations or on the basis of good experience. Banking today is moving towards to needs of future customers, consult with the client and in the best possible way give advice to costumer.

Ključna naloga managerjev pri sprejmanju odločitev o odobritvi oz. zavrnitvi hipotekarnega kredita je obvladovanje tveganj. Za ustrezno obvladovanje tveganj potrebujejo managerji banke ustrezne strokovne podlage in analize. Pri izvedbi analiz je potrebno veliko pozornost nameniti predmetu zavarovanja terjatev. V primeru zavarovanja kredita z nepremičninami zajema slednja temeljito vrednotenje v zastavo ponujene nepremičnine. V nalogi smo predstavili organizacijske postopke ter opredelili potrebno dokumentacijo za zahtevo za odobritev kredita. V okviru organizacijskih postopkov smo posebno pozornost namenili metodam vrednotenja nepremičnin, ki služijo kot zavarovanje terjatev za odobrene kredite. Temeljito smo obdelali metodo vrednostenja nepremičnin po kapitalizaciji donosov, predstavili pa smo tudi preostali dve, v strokovni javnosti priznani, metodi. In sicer nabavno vrednostno metodo in metodo vrednotenja zemljišč, ki zajema metodo primerljivih prodaj, metodo alokacije zemljišča in metodo razvoja zemljišča. Kot najprimernejšo metodo za zavarovanje kreditov z nepremičninami smo ocenili metodo kapitalizacije donosov, saj je vrednost poslovnih nepremičnin v časih gospodarske krize v največji meri odvisna od na njeni osnovi ustvarjene novo dodane vrednosti v prihodnosti. Risk management is the key task of managers in the process of decision taking regarding the approval or rejection of a mortgage loan. To be able to properly manage risks, bank managers require relevant supporting data and analyses. In performing respective analyses, a lot of attention should be paid to the object of security for the loan. If a loan is to be secured by real estate, thorough evaluation of the pledged real estate is very important. Organisational procedures are described and documents required for an application for approval of a loan defined. As regards organisational procedures, special attention was paid to the methods of evaluation of real estate serving as a security for an approved loan. The method of real estate evaluation based on capitalised return is discussed in detail, also presented are two remaining methods accepted by the professional community, i.e. the purchase value method and the real estate evaluation method consisting of the comparable sale method, land plot allocation method and land plot development method. The capitalised return evaluation method has been identified as the most suitable method in the case of securing of a loan with real estate since in the time of the economic crisis the value of commercial real estate depends primarily on the future added value created on the basis of such real estate.

Zastavna pravica na nepremičninah oziroma hipoteka je kot stvarna pravica celovito urejena v Stvarnopravnem zakoniku, v delu, ki ureja zastavne pravice. Zastavna pravica je splošno urejena v 128. členu SPZ, ki jo določa kot stvarno pravico na točno določeni tuji stvari ali pravici, ki zastavnemu upniku daje upravičenje, da se zaradi neplačila zavarovane terjatve ob njeni zapadlosti poplača skupaj z obrestmi in stroški iz vrednosti zastavljene nepremičnine pred vsemi drugimi upniki zastavitelja. Ta splošna definicija zastavne pravice se uporablja tudi za hipoteko kot zastavno pravico na nepremičnini, za katero se uporabljajo poleg splošnih pravil o zastavni pravici, še specialne določbe, ki so vsebovane v členih od 138. do 154. SPZ. Hipoteka predstavlja v slovenskem pravnem sistemu najbolj razširjen institut zavarovanja večjih terjatev, saj daje hipotekarnemu upniku visoko stopnjo pravne varnosti. Kot stvarna pravica se vpisuje v zemljiško knjigo, ki je ravno na pragu obsežnih sprememb, predvsem v smislu informatizacije zemljiškoknjižnega postopka. Real estate lien or mortgage is as a right in rem fully regulated in the Law of Property Code in section, where it governs liens. Lien is generally regulated in Article 128 of the Law of Property, where it is laid down as a right in another's property or right that gives in the case of nonpayment of insured claims by maturity the lienholder justification to be remunerated along with interest and expenses of pledged property’s value before all other creditors. This general definition of lien is also used for mortgage as a real estate lien, where there are, along with general rules of lien, also special Decisions in use included in Articles 138 to 154 of Law of Property. Mortgage is in Slovene law system the widest institution of insuring larger claims because it gives to the mortgage creditor a high level of law security. As a right in rem it is entered in the land register, which is just on the verge of large-scale changes, especially in terms of informatization of land register process.

Osrednji predmet raziskovanja te diplomske naloge je Poročilo »Hipoteka v tranzicijskih ekonomijah« (v nadaljevanju diplomskega dela »Poročilo«) Evropske banke za obnovo in razvoj, ki ga je izdala leta 2007. Poročilo podaja celosten vpogled v stanje hipotekarnih trgov in zakonov s tega področja v državah, ki imajo dejaven trg s hipotekami ali ga aktivno razvijajo. Države, zajete v Poročilu so: Bolgarija, Hrvaška, Češka, Estonija, Gruzija, Madžarska, Kazahstan, Kirgizija, Latvija, Litva, Poljska, Romunija, Rusija, Srbija, Slovaška, Slovenija in Ukrajina. Poročilo želi opredeliti, kakšna pravna reforma je v teh državah potrebna, da bi dosegle učinkovito pravno podlago za ustanavljanje in uveljavljanje hipotek tako, da bi hipoteka predstavljala učinkovito sredstvo zavarovanj posojil. V prem delu diplomske naloge bom predstavila vsebino Poročila in razloge, zakaj je bilo izdano. Vsebinski del Poročila vsebuje: Razlago pojma pravne učinkovitosti, Hipotekarno pravo, Regionalno raziskavo o hipotekah in primerjalni pregled, Hipotekarne vrednostne papirje in zaključek. Še posebej bom v okviru tega Poročila izpostavila omembe Slovenije, kako je naš pravni sistem v Poročilu obravnavan in ocenjen. Nadalje bom predstavila odziv Poljske fundacije za hipotekarne kredite na Poročilo, njeno kritiko in konstruktivne predloge k temu Poročilu. S pričujočo diplomsko nalogo želim prikazati pogled Evropske banke za obnovo in razvoj na države, ki so pred kratkim prestale prehod v drugačen politični in gospodarski sistem, in njeno videnje stanja in razvoja hipotekarnega prava v obravnavanih državah ter usmeritve nadaljnjih reform, ki jih predlaga in podpira. The main subject of present thesis is the report »Mortgage in transition economies« (from here on called “the Report”), issued in year 2007 by European bank for reconstruction and development. The Report gives full overview of mortgage markets and laws in transition countries at present time. The following countries are included in the Report: Bulgaria, Croatia, The Czech Republic, Estonia, Georgia, Hungary, Kazakhstan, Kirgizstan, Latvia, Lithuania, Poland, Romania, Russia, Serbia, The Slovak Republic, Slovenia and Ukraine. The Report tries to determine, what kind of legal reform is necessary in these countries, so they could achieve an efficient legal framework for creating and enforcing mortgages in a way, that a mortgage would represent an efficient means for securing loans. First of all I will concentrate on the Report, why it was written and issued and present the contents of the Report in detail. Contents include: The explanation of the concept of legal efficiency, Mortgage law, Regional mortgage survey and comparative overview, Mortgage securities and conclusion. I will especially point out Slovenia, when mentioned in Report and how is our legal system treated and valued. In second part I will present the reaction of Polish mortgage credit foundation, its critique and opinion on the matter. With my thesis I would like to show the view of European bank for reconstruction and development on countries which have recently gone through the transition to different political and economic systems and their current condition and development of mortgage law, including its remarks and recommendations for future mortgage law reforms.