대항력 있는 주택임차권을 전세권등기한 임차권자의 지위

(주)하동신문 1 8,177

문) 저는 甲소유의 주택을 전세보증금 5,000만원에 계약기간 1년으로 임차하여 입주와 주민등록전입신고를 마치고 확정일자까지 받아 두었으나, 그 후 위 주택에 채권최고액 6,000만원인 근저당권이 설정되어 불안한 마음에 전세권설정등기를 하였습니다. 그런데 이 경우 위 주택이 경매된다면 저는 주택임차권과 전세권 중 어느 것에 의하여 보호를 받게 되는지요?

답) 위 사안에서 저당권설정등기 이전에 입주하여 대항력 및 우선변제권을 확보한 주택임차인이 저당권설정등기 이후에 전세권설정등기를 하여 당해 주택의 경매절차에서의 매각으로 전세권설정등기가 말소되었을 경우에 이 주택임차인은 ?주택임대차보호법?에 의하여 인정된 대항력마저 상실하느냐가 문제됩니다.
이에 대하여 판례는 “주택임차인으로서의 우선변제를 받을 수 있는 권리와 전세권자로서 우선변제를 받을 수 있는 권리는 근거규정 및 성립요건을 달리하는 별개의 것이므로, 주택임대차보호법상 대항력을 갖춘 임차인이 그의 지위를 강화하기 위하여 임차주택에 관하여 전세권설정등기를 경로하였다거나, 전세권자로서 배당절차에 참가하여 전세금의 일부에 대하여 우선변제를 받은 사유만으로 변제 받지 못한 나머지 보증금에 기한 대항력행사에 어떤 장애가 있다고 볼 수 없다.”라고 하였습니다(대법원 1993. 11. 23. 선고 93다10552, 10569 판결, 1993. 12. 24. 선고 93다39676 판결).
따라서'주택임대차보호법'에 따른 대항력 및 우선변제권을 취득한 주택임차권자가 후순위 저당권이 설정된 후에 전세권설정등기를 마치고, 그 후 당해 주택의 경매절차에서의 매각으로 인하여 전세권설정등기가 말소되었다고 하여도 주택임차권자는 경매절차의 매수인에 대하여 대항력을 주장할 수 있을 것으로 보입니다.

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