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Spanish to English translations [PRO] Law/Patents - Real Estate / Description of property
Spanish term or phrase:finca hipotecaria
El pabellón dividido en dos naves de xx metros de luz, tiene una longitud de treinta metros, de altura libre desde el suelo al tirante de la derecha de xx metros. Esta finca se ha formado por agrupación de las dos siguientes:
A) De la finca hipotecaria xx, folio xx del libro xx de [Ciudad] B) Del terreno en xx de xx áreas, finca hipotecaria xx, Folio xx
Explanation: In this context I do not believe that “finca hipotecaria” means “mortgaged property” (which is usually expressed as “finca hipotecaDA”). Here I suspect that “hipotecaria” refers to the fact that the property (land, parcel, etc.) has been recorded (and given a number) on the Land (or) Real Property Register (“Registro de la Propiedad”). Thus, your text makes reference to “finca hipotecaria xx” ("xx" being the number assigned to the property on the Register), likewise including the number of the “folio” and “libro” where the property is recorded. In my interpretation, in your text "finca hipotecaria" means "finca registral".
I think I’m on the right track here and, just for info, I’m copying below an entry in my blog on Spanish-English legal terminology in which I discuss instances in which the adjectives “hipotecario” and “hipotecaria” do not refer to “mortgages.”
"Derecho hipotecario;" "Ley hipotecaria"
Translators unfamiliar with Spanish law often automatically assume that the adjectives "hipotecario" and "hipotecaria" refer exclusively to mortgages ("hipotecas"). Thus there is an assumption that "Derecho hipotecario" is limited to “mortgage law” and that "Ley hipotecaria" refers to legislation specifically governing mortgages, and these mistakes have found their way into several bilingual legal dictionaries. Although traditionally called "Derecho hipotecario," in Spain this branch of law actually concerns the registration of rights in real property on the Land Register ("Registro de la Propiedad"). The fact that "Derecho hipotecario" is a misnomer (and that "Derecho inmobiliario registral" is a more accurate term) has been recognized in several Spanish legal sources. Luis Ribó Durán in his "Diccionario de Derecho" (Bosch, 2005) explains that “Derecho hipotecario es la parte del Derecho que estudia la adquisición, transmisión, modificación y extinción de los derechos sobre bienes inmuebles en cuanto éstos se reflejan en el Registro de la Propiedad. (…) La denominación Derecho inmobiliario registral, posiblemente la más adecuada, ha sido muchas veces postergada ante la de Derecho hipotecario, de más rancia tradición al enlazar con el nombre de la ley especial que, antes de la promulgación del vigente Código Civil, desmarcó de éste la materia inmobiliaria registral…”.
Likewise, in its article on “Derecho inmobiliario registral,” the "Gran Enciclopedia Rialp" (1991) notes that “generalmente, entre los autores españoles, se llama ‘Derecho hipotecario,’ denominación que obedece al título de la ley que regula la materia, la Ley Hipotecaria. Es claro que el nombre de la ley no responde a su contenido, pues en ella se regula, además de la hipoteca, todo referente al Registro de la Propiedad.” Thus, rendering "Derecho hipotecario" as “mortgage law” is misleading, while a translation that accurately reflects the true content of this legal discipline in Spain might be “Law of Land (or) Real Estate Registration” or “Land (or) Real Estate Registration Law,” etc. (The "Registro de la Propiedad" for England and Wales is called the “Land Registry.” There is no centralized land register for real property in the US where real estate is recorded in the state where it is located.)
Similarly, "Ley Hipotecaria" cannot really be appropriately translated as “Mortgage Act,” as it is often rendered. Although as indicated above, Articles 104-197 of the "Ley Hipotecaria" deal with mortgages per se, the remaining 329 articles regulate land registration and determine how the property registry ("Registro de la Propiedad") is to be organized and the duties of property registrars ("Registradores de la Propiedad"). Thus, in this case "Ley Hipotecaria" might be more properly translated as “Land Registration Act” or “(Real) Property Registration Act,” while there are other laws that might indeed be accurately described as “mortgage acts,” such as the "Ley del Mercado Hipotecario" (“Mortgage Market Act”).
In other respects, the expression "Distrito Hipotecario," sometimes rendered as “Mortgage District,” actually refers to a “land (or) property tax district.” And "Oficina Liquidadora del Distrito Hipotecario" denotes a “district land (or) property tax office” in charge of collecting transfer taxes and stamp duties levied on the transfer of real property and other transactions ("impuestos sobre transmisiones patrimoniales y actos jurídicos documentados"), as well as inheritance and gift taxes ("impuestos sobre sucesiones y donaciones"). https://rebeccajowers.com/2016/03/14/mistranslations-1/
-------------------------------------------------- Note added at 10 hrs (2018-06-20 10:31:09 GMT) --------------------------------------------------
To address Toni's comment:
The fact that these properties actually have a "folio" and/or "libro" number suggests that they have already been registered/recorded and can be found under the numbers ("xx") that have been redacted from the text on the "folios" and in the "libros" indicated. It is my understanding that for privacy reasons the numbers have been redacted and replaced with "xx". Thus,
finca hipotecaria xx = property registered/recorded under number xx folio xx = folio number xx libro xx = book number xx
In contrast, I believe the Spanish term most often used for properties that are "recordable/registrable" (property that, as Toni suggests, is not yet registered but that may be recorded in the future) is "inscribible".
Examples of how "inscribible is used with the meaning of "recordable/registrable" can be found in this definition from the "Diccionario del español jurídico: http://dej.rae.es/#/entry-id/E9290
acto inscribible-- finca hipotecaria xx = property registered/recorded under number xx folio xx = folio number xx libro xx = book number xx
Moreover, in Spanish the term most often used to refer to a property that is "recordable/registrable" is "inscribible" rather than
-------------------------------------------------- Note added at 10 hrs (2018-06-20 10:54:53 GMT) --------------------------------------------------
(Sorry for the repeated text hanging at the end my entry above--I couldn't see what was left in the window!)
-------------------------------------------------- Note added at 14 hrs (2018-06-20 14:54:16 GMT) --------------------------------------------------
One of the first things that Spanish civil law professors point out to their students of "Derecho hipotecario" is that the expression is synonymous with to "Derecho inmobiliario registral", the law governing the registration of real property and that, in this context "hipotecario" does not refer to "mortgages":
Derecho Hipotecario equivale a Derecho Inmobiliario Registral; y si recibe el primer nombre no es porque estudie el derecho real de hipoteca (que también lo hace), sino por haber nacido históricamente para llenar la necesidad de dar publicidad a las cargas y afecciones reales sobre las fincas (y especialmente a las hipotecas), la clandestinidad de las cuales o su carácter oculto perjudicaba notablemente el tráfico inmobiliario. http://cv.uoc.edu/tren/trenacc/web/GAT_EXP.PLANDOCENTE?any_a...
El derecho inmobiliario registral es el derecho hipotecario; aquél que estudia la organización, funcionamiento y eficacia del Registro de la Propiedad. Es el conjunto de normas que regulan el Registro de la Propiedad como oficina, el funcionamiento del Registro de la Propiedad y los efectos derivados de los asientos registrales. https://unybook.com/apuntes/file-84572958cc9ed4757faee15474c...
Estudio sobre el concepto del Derecho llamado «inmobiliario» o «hipotecario». Plantea el problema de la imprecisión de las definiciones, y con este motivo trata: ... La denominación más adecuada; a juicio del autor, lo es la de «Derecho inmobiliario registral». https://books.google.es/books?id=GGUJAAAAIAAJ
As you are a native French speaker and basically similar land registration systems exist in France and Spain, it would be instructive for you to read the following (with stress on the word "anachonism"):
Conservation des hypothèques:
La conservation des hypothèques, parfois désigné sous le vocable « bureau des hypothèques », était une institution française administrative et fiscale de la Direction générale des Finances publiques (précédemment de la Direction générale des Impôts (DGI). Il en existait 354 en France.
Elles ont été supprimées en vertu de l’ordonnance n° 2010-638 du 10 juin 20101 portant suppression du régime des conservateurs des hypothèques, et remplacées par les services de la publicité foncière, qui conservent les mêmes attributions.
Cette suppression a fait suite aux critiques de la part de la Cour des comptes, dans son rapport annuel pour l’année 2008, publié le 22 janvier 20092, qui fustigeait « l’anachronisme grandissant du statut des conservateurs des hypothèques ».
As you can imagine, I am quite aware of this meaning of "hipotecario/a", since it is the most common and the one that lay people would most likely recognize. But, ¡ojo! the DRAE is not a legal dictionary, and this is not the only meaning of "hipotecario". The additional meaning of "hipotecario" (= pertaining to the recording of real property on the "Registro de la Propiedad") is generally unknown to non-lawyers. But if you will read my entries carefully, you will see that I have fully documented the existence of that meaning and have offered reasons why I believe this second meaning fits the text to be translated and why in this context "hipotecaria" doesn't denote mortgages.
Yes, the article you quote underscores that in order for a mortgage ("hipoteca") to be valid, it must be recorded on the "Registro de la Propiedad". And that mortgage will be recorded on the "hoja registral" of an already existing "finca hipotecaria/registral". Mortgages are not just entered on the register at random, but rather are recorded on the main entry of the property being mortgaged. As indicated several times previously, the fact that in this context the "fincas" in question have numbers that are entered on the Register's "folios" and "libros" indicate that this refers to the "hoja registral", the initial main entry concerning those "fincas" and not to a mortgage on those properties. Moreover, rather than referring to mortgages, the subject of the text to be translated concerns the "agrupación de fincas" (which under Spanish law is the consolidation of two or more properties to form a new one under a new number on the register).
The expressions "finca hipotecaria" and "finca hipotecada" often appear together in the same texts when referring to registered properties ("fincas hipotecarias/registrales) which have been mortgaged and are, thus, "fincas hipotecadas."
Thank you. It seems to me that I have to remove my misgivings regarding your translation proposal. You´ve convinced me and I´ve learned something new ("finca hipotecaria" = "finca registral"). The identification of "finca hipotecaria" as synonymous of "finca hipotecada" (please see reference below) is then misleading and a clear mistake. You get my support on this, hence my agree. Thank you for sharing all your knowledge with all of us. Much appreciated.
As I said, the definition you posted of "hipotecario" (concerning "mortgages") is only one of the meanings of the term and, I believe, not the one used in the context of Peter's question. The context here concerns "hipotecario" as used in the term "Derecho hipotecario" (the Law of Real Property Registration). Please read this entry from the same Enciclopedia Jurídica you are quoting: http://www.enciclopedia-juridica.biz14.com/d/derecho-hipotec...
6. La inscripción constitutiva. Uno de los casos en los que la inscripción en nuestro Derecho opera en forma constitutiva es el de la hipoteca y así lo viene a establecer el Código Civil en el artículo 1.875, y la Ley Hipotecaria al decir que, además de los requisitos exigidos en el artículo 1.857, es indispensable, para que la hipoteca quede válidamente constituida, que el documento en que se constituya sea inscrito en el Registro de la Propiedad. De ahí que todas esas cláusulas que se establecen en las escrituras y en las que se dice que quedará vencida la hipoteca si en el plazo que se determine no se inscribe en el Registro de la Propiedad sean inoperantes, puesto que la hipoteca no puede vencer mientras no sea tal a través de la inscripción.
Yes, as I mentioned earlier, the Spanish law professor who I asked defined "finca hipotecaria" as "finca inscrita en el Registro de la Propiedad." That is also the definition of "finca registral".
Please don't let this confuse you: as used here "hipotecaria" doesn't have anything to do with mortgages. Traditionally in Spain what is today more often referred to as "Derecho inmobiliario registral" was initially known as "Derecho hipotecario" and denotes the law governing the entry of rights in real property on the "Registro de la Propiedad." Many sources (some of which I quote in my entry--please read) recognize that this is a misnomer. A "finca hipotecaria" (also called "finca registral") is a property recorded on the "Registro de la Propiedad". It may or may not also be a mortgaged property ("finca hipotecada"), a fact that would also be entered on the "Registro".
Many thanks for your clarification and the light you shed on this. Be certain that I´ll remove my neutral comment and post an agree instead if I succeed in clarifying my final doubts on this, what can take some time (I find, for instance, that "registered property", your rendering, is a too vague translation for "finca hipotecaria", as not all registered property must be subject to a mortgage).
...I just asked a Spanish "catedrático de Derecho" what he understands by the expression "finca hipotecaria". For what it's worth, he answered, "finca inscrita en el Registro de la Propiedad."
As you say, recorded properties must have "folio" and "libro" numbers indicating where they are entered on the Registro. But also, as I underscored, the fact that the two properties mentioned in the Asker's text above actually do have folio/libro numbers would indicate that they have already been recorded on the Register. At any rate, I am not surprised that "finca hipotecaria" doesn't appear in the "Ley hipotecaria". "Ley" and "doctrina" often do not coincide, and "civilistas" and other law professors coin specific terms for aspects of laws (and "reglamentos", etc. too) that many times don't appear in legal texts. But if you like, you can google "finca hipotecaria" to see how it is used in the BOE, in judgments of the "Tribunal Supremo", decisions of the "Dirección General de Registros y del Notariado" and in academic publications.
I´m replying here due to the scarcity of space in the comments box. Of course Rebecca, needless to say, you´re right when you mention that recorded properties must have a “folio” and “libro” numbers. That´s obvious and what Real Property Registers are for. But the term “finca hipotecaria” is still confusing to me. In the Ley Hipotecaria, the expression itself doesn´t appear, not even once. I´ve examined the Ley Hipotecaria carefully and found a relevant section in this respect. It´s section 118. I´ll post a reference in the reference area.
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Answers
1 hr confidence: peer agreement (net): -1
mortgaged property
Explanation: Mortgaged property is real property that has been used as collateral for a debt. The mortgage lien remains on the property until the debt is paid. Generally the legal agreement signed by the mortgagor gives the lender the right to take possession of the property and sell it if the loan is not paid.
-------------------------------------------------- Note added at 13 hrs (2018-06-20 13:28:07 GMT) --------------------------------------------------
Quotation from Toni Castano's reference information
n this link, they refer to “finca hipotecaria” meaning “finca hipotecada” (again artículo 118 of the Ley Hipotecaria) thus suggesting that both terms means exactly the same, what makes the thing even more confusing to me.
Francois Boye United States Local time: 17:35 Native speaker of: French PRO pts in category: 3
7 hrs confidence: peer agreement (net): +5
Registered Property (Number xx)
Explanation: In this context I do not believe that “finca hipotecaria” means “mortgaged property” (which is usually expressed as “finca hipotecaDA”). Here I suspect that “hipotecaria” refers to the fact that the property (land, parcel, etc.) has been recorded (and given a number) on the Land (or) Real Property Register (“Registro de la Propiedad”). Thus, your text makes reference to “finca hipotecaria xx” ("xx" being the number assigned to the property on the Register), likewise including the number of the “folio” and “libro” where the property is recorded. In my interpretation, in your text "finca hipotecaria" means "finca registral".
I think I’m on the right track here and, just for info, I’m copying below an entry in my blog on Spanish-English legal terminology in which I discuss instances in which the adjectives “hipotecario” and “hipotecaria” do not refer to “mortgages.”
"Derecho hipotecario;" "Ley hipotecaria"
Translators unfamiliar with Spanish law often automatically assume that the adjectives "hipotecario" and "hipotecaria" refer exclusively to mortgages ("hipotecas"). Thus there is an assumption that "Derecho hipotecario" is limited to “mortgage law” and that "Ley hipotecaria" refers to legislation specifically governing mortgages, and these mistakes have found their way into several bilingual legal dictionaries. Although traditionally called "Derecho hipotecario," in Spain this branch of law actually concerns the registration of rights in real property on the Land Register ("Registro de la Propiedad"). The fact that "Derecho hipotecario" is a misnomer (and that "Derecho inmobiliario registral" is a more accurate term) has been recognized in several Spanish legal sources. Luis Ribó Durán in his "Diccionario de Derecho" (Bosch, 2005) explains that “Derecho hipotecario es la parte del Derecho que estudia la adquisición, transmisión, modificación y extinción de los derechos sobre bienes inmuebles en cuanto éstos se reflejan en el Registro de la Propiedad. (…) La denominación Derecho inmobiliario registral, posiblemente la más adecuada, ha sido muchas veces postergada ante la de Derecho hipotecario, de más rancia tradición al enlazar con el nombre de la ley especial que, antes de la promulgación del vigente Código Civil, desmarcó de éste la materia inmobiliaria registral…”.
Likewise, in its article on “Derecho inmobiliario registral,” the "Gran Enciclopedia Rialp" (1991) notes that “generalmente, entre los autores españoles, se llama ‘Derecho hipotecario,’ denominación que obedece al título de la ley que regula la materia, la Ley Hipotecaria. Es claro que el nombre de la ley no responde a su contenido, pues en ella se regula, además de la hipoteca, todo referente al Registro de la Propiedad.” Thus, rendering "Derecho hipotecario" as “mortgage law” is misleading, while a translation that accurately reflects the true content of this legal discipline in Spain might be “Law of Land (or) Real Estate Registration” or “Land (or) Real Estate Registration Law,” etc. (The "Registro de la Propiedad" for England and Wales is called the “Land Registry.” There is no centralized land register for real property in the US where real estate is recorded in the state where it is located.)
Similarly, "Ley Hipotecaria" cannot really be appropriately translated as “Mortgage Act,” as it is often rendered. Although as indicated above, Articles 104-197 of the "Ley Hipotecaria" deal with mortgages per se, the remaining 329 articles regulate land registration and determine how the property registry ("Registro de la Propiedad") is to be organized and the duties of property registrars ("Registradores de la Propiedad"). Thus, in this case "Ley Hipotecaria" might be more properly translated as “Land Registration Act” or “(Real) Property Registration Act,” while there are other laws that might indeed be accurately described as “mortgage acts,” such as the "Ley del Mercado Hipotecario" (“Mortgage Market Act”).
In other respects, the expression "Distrito Hipotecario," sometimes rendered as “Mortgage District,” actually refers to a “land (or) property tax district.” And "Oficina Liquidadora del Distrito Hipotecario" denotes a “district land (or) property tax office” in charge of collecting transfer taxes and stamp duties levied on the transfer of real property and other transactions ("impuestos sobre transmisiones patrimoniales y actos jurídicos documentados"), as well as inheritance and gift taxes ("impuestos sobre sucesiones y donaciones"). https://rebeccajowers.com/2016/03/14/mistranslations-1/
-------------------------------------------------- Note added at 10 hrs (2018-06-20 10:31:09 GMT) --------------------------------------------------
To address Toni's comment:
The fact that these properties actually have a "folio" and/or "libro" number suggests that they have already been registered/recorded and can be found under the numbers ("xx") that have been redacted from the text on the "folios" and in the "libros" indicated. It is my understanding that for privacy reasons the numbers have been redacted and replaced with "xx". Thus,
finca hipotecaria xx = property registered/recorded under number xx folio xx = folio number xx libro xx = book number xx
In contrast, I believe the Spanish term most often used for properties that are "recordable/registrable" (property that, as Toni suggests, is not yet registered but that may be recorded in the future) is "inscribible".
Examples of how "inscribible is used with the meaning of "recordable/registrable" can be found in this definition from the "Diccionario del español jurídico: http://dej.rae.es/#/entry-id/E9290
acto inscribible-- finca hipotecaria xx = property registered/recorded under number xx folio xx = folio number xx libro xx = book number xx
Moreover, in Spanish the term most often used to refer to a property that is "recordable/registrable" is "inscribible" rather than
-------------------------------------------------- Note added at 10 hrs (2018-06-20 10:54:53 GMT) --------------------------------------------------
(Sorry for the repeated text hanging at the end my entry above--I couldn't see what was left in the window!)
-------------------------------------------------- Note added at 14 hrs (2018-06-20 14:54:16 GMT) --------------------------------------------------
One of the first things that Spanish civil law professors point out to their students of "Derecho hipotecario" is that the expression is synonymous with to "Derecho inmobiliario registral", the law governing the registration of real property and that, in this context "hipotecario" does not refer to "mortgages":
Derecho Hipotecario equivale a Derecho Inmobiliario Registral; y si recibe el primer nombre no es porque estudie el derecho real de hipoteca (que también lo hace), sino por haber nacido históricamente para llenar la necesidad de dar publicidad a las cargas y afecciones reales sobre las fincas (y especialmente a las hipotecas), la clandestinidad de las cuales o su carácter oculto perjudicaba notablemente el tráfico inmobiliario. http://cv.uoc.edu/tren/trenacc/web/GAT_EXP.PLANDOCENTE?any_a...
El derecho inmobiliario registral es el derecho hipotecario; aquél que estudia la organización, funcionamiento y eficacia del Registro de la Propiedad. Es el conjunto de normas que regulan el Registro de la Propiedad como oficina, el funcionamiento del Registro de la Propiedad y los efectos derivados de los asientos registrales. https://unybook.com/apuntes/file-84572958cc9ed4757faee15474c...
Estudio sobre el concepto del Derecho llamado «inmobiliario» o «hipotecario». Plantea el problema de la imprecisión de las definiciones, y con este motivo trata: ... La denominación más adecuada; a juicio del autor, lo es la de «Derecho inmobiliario registral». https://books.google.es/books?id=GGUJAAAAIAAJ
Rebecca Jowers Spain Local time: 22:35 Works in field Native speaker of: English PRO pts in category: 111