北茨城市の方から相談がありました。
北茨城市は、全壊や大規模半壊、半壊等の被災を受けた市民が、自宅等を取り壊す際に、市に申し出ると、費用を市が負担する制度があるようです。
これは取り壊した家屋等をガレキ処理として国が負担することも念頭に実施されているようですが、取り壊し業者は地元を指定するなど地元活性化も企図しているようです。
相談は、被災した住宅にはまだ住宅ローンがあり、当然抵当権が設定されている。それでもそのまま取り壊しし、滅失登記していいのだろうかと言うものです。市に費用負担を求めるためには、取り壊しを証するものとして滅失後の閉鎖謄本が求められることらしく相談されました。
まず、滅失登記は、取り壊し業者の取り壊し証明書をもとに司法書士が申請してくれます。
法務局は、抵当権の有無に関わらず、取り壊しの現況を実査して当該建物謄本を閉鎖することになります。
実査することから相応の事務処理に時間がかかっているようです。
抵当権を設定した金融機関は、本来であれば担保物件の価値の減少となる事象(取壊等)がある場合は、前もって相談して欲しいと考えていますが、地震災害で全壊等であれば既に担保価値が毀損しているもので如何しようもないと考えているようです。
また、担保価値分のローン返済を求めることも震災においては難しいと理解しています。
実際、通常の返済が厳しい状況であり、担保以前の問題があります。被災者の相談には、返済猶予を進言する場合もあるとの事です。
結果として、いわゆる「二重ローン」の問題は、利用者に対するやむない優遇だけではなく、貸手である金融機関にとっても不良債権処理を如何にするかが問題になっています。
銀行はね貸金の償却を無税でかつ資本を毀損しないことを求めているわけですが、この究極の優遇措置が真にやむない事情として公平性を担保できるかが問題です。
国はどうする心算でしょうか。利子負担軽減の問題ではありません。借入者の借入元金と銀行の資本の問題なのです。
住宅ローンで言えば、建物はなくなっても土地は残っています。但し土地の価値は明らかに下がっています。この抵当権ある土地に対しても国の配慮が必要です。
法的な合理性を如何に維持しながら究極の減免を容認するためには、国に相当の覚悟が必要でしょう。今後の議論を至急展開して欲しいと願います。
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