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Gracias!

Dear Amanda,

Your inquiry regarding the status of claims related to the IRPH (Mortgage Loan Reference Index) and the “cláusula suelo” (floor clause) in your mortgage with Banco Herrero, later merged with Sabadell, is quite pertinent given the recent developments in this area. I understand your concerns, especially in light of your previous legal challenges and the high-interest rates you’ve been subjected to.

First, let’s discuss the IRPH. The recent ruling by the Court of Justice of the European Union (CJEU) on July 13, 2023, is indeed a significant development. According to this decision, in order to assess the transparency and potential abusiveness of a mortgage loan clause that uses an interest rate index (such as IRPH), it is relevant to consider the content of the information provided in related official circulars. This includes understanding whether a negative differential should be applied to the index to align it with market interest rates and whether this information is sufficiently accessible to an average consumer.

The CJEU’s stance emphasizes the need for clear, understandable, and accessible information regarding how the IRPH is calculated and applied. This is crucial because, without such transparency, consumers like you cannot make well-informed decisions.

On the other hand, the Spanish Supreme Court (Tribunal Supremo), as of January 28, 2022, upheld the use of IRPH by financial institutions. The court did not find the index to be more easily manipulable than other official indices, despite the discontinuation of LIBOR for similar reasons and the technical deficiencies in the IRPH calculation method. This stance of the Supreme Court has been a subject of debate and criticism, especially considering the fewer data sources contributing to the IRPH calculation, which might make it a more questionable reference.

Regarding your specific situation, the inability to appeal your case in 2021 and the high-interest rates you’ve been subjected to are indeed concerning. While the CJEU’s decision provides a new perspective on the assessment of IRPH clauses, whether this allows for reopening your case or filing a new claim depends on several factors, including the specifics of your original case and the interpretation of the CJEU’s ruling by Spanish courts.

As for the “cláusula suelo,” if you believe that you haven’t been adequately compensated for the overpaid interest due to this clause, it might be worth reviewing the terms of your mortgage agreement and the calculations used for the repayment. The compensation for “cláusula suelo” should align with the excess interest paid due to this clause, and you have the right to a clear and detailed explanation of how it was calculated.

In summary, while the CJEU’s ruling sheds new light on the assessment of IRPH clauses, the application of this ruling in Spanish courts, particularly in your case, is not entirely straightforward. It would be advisable to consult with a legal expert specialized in mortgage law to explore the possibility of taking new legal action or reviewing your compensation for the “cláusula suelo.”

Please remember, every case has its unique aspects, and a detailed analysis of your specific circumstances is crucial for any legal advice.

Sincerely,

Pau A. Monserrat

Actualizando la información sobre cuánto cobra un broker hipotecario a finales de enero de 2024, puedes ver en nuestro comparador de agencias hipotecarias online que, ordenado de menor a mayor honorarios de intermediación (siempre teniendo en cuenta que son los menores honorarios posibles que cobran estos profesionales, para operaciones de menos del 80% de tasación generalmente), tenemos:

1. Brokers que no cobran del cliente, como Idealista, iAhorro o Rastreator, entre otros. Hay que valorar si el gratis total de los honorarios sale a cuenta, lo que implica valorar la experiencia y servicios que nos ofrecen.
2. Brokers que cobran hasta 2.000€ al cliente, como Ibercredit.
3. Intermediarios hipotecarios que cobran entre 2.001€ y 3.000€, como RN Tu Solución Hipotecaria o Creditech.
4. Hay un grupo de agencias hipotecarias cuyos honorarios mínimos ascienden a 4.500€ e incluso llegan a los 6.000€. Mucho han de proporcionar de valor añadido a operaciones “sencillas” para que su coste valga la pena.
5. Muchos otros no informan de sus honorarios mínimos y máximos en sus webs, algo que entiendo incumple la normativa actual. Como mínimo, deberíamos poder comprobar online el coste orientativo de sus servicios. En este extenso grupo de intermediarios que no informan de su coste, en el momento de escribir esta respuesta, estaría Hipoteca Finance o Afinance, entre otros.

Actualizando la respuesta a 27 de enero de 2024, con la novedad de la última sentencia del TJUE sobre gastos hipotecarios, sí parece posible reclamar los gastos de una hipoteca antigua, de 2008 o más. Te recomiendo acudas a un despacho de abogados, como el que gestiono de Futur Legal (solicita información a expedientes@futurlegal.com), para que analice tu caso.

Os dejo el siguiente vídeo de la socia abogada del despacho, Cristina Borrallo, que lo explica en 2 minutos. También puedes consultar esta noticia de hoy en El Confidencial en el que aparece también Cristina Borrallo.