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A compra e venda particular de imóveis sem nenhum registro no cartório de registro de imóveis é chamada de contrato de gaveta. Apesar de não ser a forma indicada para a aquisição de imóvel, em razão dos inúmeros riscos inerentes à operação, é uma prática comum de mercado.
Infelizmente, os efeitos jurídicos produzidos com a celebração desse contrato são duvidosos e de pouca valia técnica. Por isso, é bastante comum que ele seja objeto de litígios judiciais — muitas vezes, pelo proprietário registral, já que, por força de lei, ele ainda mantém vínculos com o imóvel. Nessa situação, por exemplo, o proprietário registral poderá alienar o bem a terceiros e este poderá ser penhorado em casos de dívidas do primeiro. Além disso, se ele falecer, o imóvel poderá ser incluído no inventário por seus herdeiros, seja pelo desconhecimento da transação anterior, seja pela má-fé e, via de consequência, poderá ser transmitido aos seus herdeiros.
No caso do presente artigo, na compra de um imóvel através do contrato de gaveta, mas que já havia sido vendido da mesma forma, é possível, sim, que o último comprador consiga registrar o imóvel diretamente em seu nome, sem que seja necessário o registro do bem em nome do vendedor (contrato de gaveta), desde que haja anuência do proprietário formal, isto é, daquele que consta na matrícula do imóvel.
A transferência direta, sem que seja registrada a venda para o primeiro comprador informal, necessita que o proprietário do bem, conforme escritura, concorde em a venda direta para este último comprador informal. A transferência direta evita o pagamento de duplo ITBI e despesas cartorárias.
Contudo, na prática, o que se observa é que, na maioria das vezes, o proprietário formal já faleceu ou não é localizado. Neste caso, uma das saídas é o ajuizamento da ação de adjudicação compulsória, cujos principais requisitos são: comprovar a venda do imóvel, a quitação da transação e que no contrato inexista previsão do direito de arrependimento.
No exemplo acima, os requisitos deverão ser preenchidos em toda a cadeia, ou seja, entre o proprietário registral e o primeiro comprador, assim como o segundo comprador.
Portanto, o comprador deverá atentar-se aos requisitos para fazer jus à ação de adjudicação compulsório e, caso assim não faça, outra saída será por meio da usucapião judicial e/ou extrajudicial.
A usucapião, assim como a adjudicação, deverá preencher alguns requisitos que, de maneira geral, vão desde a posse mansa e pacífica, até uma obrigatoriedade legal de período mínimo de posse, de acordo com cada situação. O tempo mínimo de posse pode ir desde cinco anos até 15 anos, dependendo de qual a categoria da usucapião tentada.
No caso da usucapião, o período de posse pode ser somando entre os adquirentes, ou seja, se o primeiro adquirente já estava na posse por oito anos e o segundo adquirente dois anos, então temos uma posse contínua de dez anos para efeito da pretensão aquisitiva.
Pelo exposto, a compra de um imóvel através de um contrato de gaveta não é uma medida recomendada e segura, em razão dos riscos inerentes a esta transação e, ainda, da necessidade de estratégias a serem adotadas para futura regularização. Porém, caso você esteja adquirindo um imóvel desta forma, solicite ao mínimo cópia do contrato de gaveta e comprovante de quitação da transação celebrada de toda a cadeia de alienação, assim como a certidão da matrícula atualizada do imóvel.
*Raphael de Mendonça Tanus Madeira é advogado especialista em Direito Imobiliário e do Consumidor, pós-graduado em Direito Processual Civil e sócio do escritório Tanus Madeira Advogados Associados, com unidades nas cidades do Rio de Janeiro e de Macaé (RJ).
Fonte: ConJur
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