The Importance of the Principle of the Appearance of Law: Commentary on Ordinance No. 18345 of 2024

The recent Ordinance No. 18345 of July 4, 2024, from the Court of Cassation, highlights the principle of the appearance of law, governed by Article 1189 of the Civil Code. This ruling is particularly significant as it clarifies how and when this principle can be invoked, especially in complex contexts such as the payment of mediation fees. Let us delve into the details of this ordinance and its implications.

The Principle of the Appearance of Law: Definition and Application

The principle of the appearance of law applies in situations where there is a discrepancy between the reality of the facts and the legal situation. In the case examined by the Court, a justifiable error by a third party who made a payment without verifying the actual legal situation of the seller was discussed. This brings attention to two fundamental aspects:

  • The good faith of the third party involved.
  • The reasonableness of the reliance that the third party placed on the factual situation.

It is important to emphasize that the principle of the appearance of law cannot be invoked by someone who is in a state of fault, that is, negligence, for failing to adequately check the legal situation. In this case, the Court excluded the possibility that the purchaser of a property could invoke this principle, as he neglected to inquire about the actual ownership of the boundary wall.

The Role of the Judge and the Limits of Censurability

Another crucial aspect highlighted by the ruling concerns the assessment of the judge of merit. The conclusions reached by the judge can be subject to criticism in legitimacy proceedings, but only if they are deemed illogical or contradictory. In this case, the Court held that the judge had correctly evaluated the situation, excluding the applicability of the principle of the appearance of law in favor of the purchaser.

Principle of the appearance of law - Conditions - Identification - Invocability by the party in specific or general fault - Exclusion - Evaluation of the facts by the judge of merit - Censurability in cassation - Limits - Case regarding the payment of mediation fees under Article 874 of the Civil Code. The principle of the appearance of law under Article 1189 of the Civil Code applies when there is a factual state that differs from the legal situation and a justifiable error of the third party regarding the correspondence of the former to the legal reality, so the judge - whose conclusions on the matter are subject to criticism in legitimacy proceedings if illogical and contradictory - must proceed with an investigation not only on the good faith of the third party but also on the reasonableness of their reliance, which cannot be invoked by those in a state of fault, attributable to negligence, for having neglected the obligation, derived from the law itself, as well as from common prudence norms, to ascertain the reality of the facts, which is easily verifiable. (In this case, the Supreme Court excluded the applicability of the principle in favor of the purchaser of a property who had paid the fee under Article 874 of the Civil Code to the seller, who was not the owner of the neighboring property, neglecting to inquire about the actual legal situation concerning the boundary wall).

Conclusions

Ordinance No. 18345 of 2024 represents an important reflection on the principle of the appearance of law and the limits of its application. It underscores the importance of a thorough verification of the legal situation and the obligation to act with diligence. For legal professionals, it is essential to consider these aspects when advising clients so that they can avoid legal issues related to misjudgments in the realm of property rights.

Bianucci Law Firm