ACTUALIZACIÒN DE LINDEROS Y CORRECCIÒN DE AREAS -CATASTRO

ACTUALIZACIÓN DE LINDEROS Y CORRECCIÓN DE ÁREAS

actualizacion-de-linderos-y-correccion-de-areasACTUALIZACIÒN DE LINDEROS Y CORRECCIÒN DE AREAS -CATASTRO 

Breve descripción de la problemática referida al crecimiento injustificado de áreas, explicación del estudio y desarrollo de la solución jurídica – Instrucción Administrativa Conjunta No 01 y 11 de 2010 del IGAC y la SNR. Uno de los retos del Gobierno Nacional ha sido siempre la seguridad jurídica en las transacciones inmobiliarias como parte del engranaje económico que implica la distribución de la propiedad de tierras y vivienda entre los colombianos.

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Como un bastión de la seguridad jurídica, se encuentra la garantía de la veracidad de la información y la correspondencia entre los datos de las Oficinas de Registro de Instrumentos Públicos con los datos consignados en los Catastros Descentralizados y en las Direcciones Territoriales del Instituto Geográfico Agustín Codazzi, de tal forma, que se garantice la existencia tanto jurídica como física del predio y que no haya lugar a apropiaciones indebidas de terrenos de propiedad privada y mucho menos de la nación.

Dentro del desarrollo que implica lo anteriormente mencionado, al interior del proyecto de interrelación registro – catastro fue realizado un análisis de los procedimientos que llevaban a cabo tanto los Catastros como las Oficinas de Registro1 y que estaban dando lugar a crecimientos de áreas injustificados en unos casos y en otros se estaban presentando superposiciones de predios, entre otras inconsistencias, encontrando en síntesis la siguiente mecánica:

1. Las autoridades catastrales estaban asumiendo en la mayoría de los casos, como ciertos, aquellos planos presentados por los usuarios para actualizar la información física del predio, teniendo como resultado variaciones en la forma, ubicación y área de los predios o se efectuaban variaciones de los datos consignados en las bases de datos catastrales mediante procedimientos internos sin tener en cuenta los títulos inscritos en las Oficinas de Registro de Instrumentos Públicos.

2. Efectuadas las variaciones de los datos correspondientes a el área, forma o ubicación del predio en catastro y haciendo uso de resoluciones o certificados de las autoridades catastrales correspondientes, las personas interesadas otorgaban las llamadas escrituras de actualización de área y linderos con el fin de                                                             1 Mesas de Registradores realizadas durante el año 2009 y primer semestre del año 2010 en las que se analizaron las problemáticas y fueron revisados los proyectos de Instrucción Administrativa Conjunta y el borrador del decreto futuro de interrelación. inscribirlas en el registro de instrumentos públicos, para obtener la variación de los mencionados datos en los folios de matrícula inmobiliaria.

3. Por una conceptualización inapropiada de aquello que constituye el catastro y sus certificaciones, fue asumido tanto en el nivel central de la Superintendencia de Notariado y Registro como en las Oficinas de Registro de Instrumentos Públicos a manera de un procedimiento estándar, el hecho de que siempre que se presentara protocolizado el certificado catastral o la resolución catastral en una escritura pública nombrada de “actualización de área y linderos”, era factible variar los datos consignados en los folios de matrícula inmobiliaria.

Estos procedimientos descritos de manera sintética, causaron inconsistencias y atentaron contra la seguridad jurídica que debe prevalecer en las transacciones inmobiliarias, por lo que fue necesario fortalecer los procedimientos jurídicos del catastro para actualizar sus bases de datos y/o corregir las áreas que tienen consignadas en las cédulas catastrales e igualmente hacer claridad que para el registro de instrumentos públicos sólo es susceptible la variación del área, siempre y cuando el caso lo permita, cuando el error se encuentre en el título de dominio y el interesado acuda al procedimiento establecido en los Art. 48 al 50 del Decreto 2148 de 1983, otorgando la escritura de corrección correspondiente, donde si el error no aparece de manifiesto en el título antecedente, deben suscribirla todos los otorgantes de dicho título primigenio.

actualizacion-de-linderos-y-correccion-de-areas3

PARA QUE CASOS SE UTILIZA LA RESOLUCION CATASTRAL INDIVIDUAL

  • Para la actualización de cabida y linderos.
  • B. Para la corrección de cabida y linderos.
  • En ambos casos debe surtirse un procedimiento previo y expedirse la denominada RESOLUCION CATASTRAL INDIVIDUAL, con base en la cual se expide el certificado para los trámites notarial y registral
  • QUE ES EL DOCUMENTO ACERTADO PARA ACLARAR AREA Y LINDEROS
  • – El documento correcto es una escritura de corrección de área y linderos.

Como producto del estudio de la problemática que realizaron la Oficina Jurídica del IGAC, la mesa asesora de Registradores de Instrumentos Públicos y la Superintendencia Delegada para Registro, fue expedida la Instrucción Administrativa Conjunta No. 01 del IGAC y 11 de la Superintendencia de Notariado y Registro del 20 de mayo de 2010, la cual se explica sintéticamente de la siguiente manera:

Bases Jurídicas: Catastro – Artículo 18 de la Resolución No. 2555 de 1988 del IGAC que preceptúa “La inscripción en el catastro no constituye título de dominio, ni sanea los vicios que tenga una titulación o una posesión” Registro –Artículo 49 del Decreto 2148 de 1983, el cual posibilita el otorgamiento de escrituras aclaratorias para la corrección de errores en la descripción de los inmuebles. El error en los linderos que no configure cambio en el objeto del contrato, se aclarará únicamente con fundamento en los comprobantes allegados a la escritura en que se cometió el error y en los títulos antecedentes que aparezca el error de manifiesto. Si el error no apareciere de manifiesto, la escritura de aclaración deberá suscribirse por todos los otorgantes de la que se corrige.

Reglas Generales:

actualizacion-de-linderos-y-correccion-de-areas41- Registro: En la etapa de calificación, debe tenerse certeza que el inmueble descrito en el título a inscribir, corresponde en su área y linderos al que identifica el folio de matrícula inmobiliaria.

2- Catastro, Notarios y Registro: No aplica actualización de linderos cuando implique variación del área, cambio en la forma del predio o su desplazamiento.

3- Registro: Cuando en una escritura pública contentiva de un título traslaticio se intente cambiar los linderos o el área con los consignados en el folio de matrícula inmobiliaria.

4- Catastro: No puede corregir los datos consignados en las cédulas catastrales, sino es como consecuencia de los procedimientos de la Instrucción Administrativa Conjunta No. 01 del IGAC y 11 de la Superintendencia de Notariado y Registro.

5- Catastro: Cuando los linderos sean confusos o inexistentes, o no exista acuerdo entre propietarios colindantes, la autoridad catastral no podrá dirimir por vía administrativa dicha situación y expedir resoluciones sobre área y/o linderos para posibilitar el otorgamiento de escrituras públicas.

Procedimientos:

1- Precisión de linderos técnicamente por Catastro: En este evento, la autoridad catastral debe verificarlos y no podrá variar el área ni haber desplazamientos ni cambio de forma del predio, respecto de lo consignado en los títulos inscritos en el registro de instrumentos públicos.3 1.1- Linderos Confusos o Inexistentes Físicamente ³

A. Existiendo acuerdo entre colindantes: Exclusivamente en el evento de tratarse de propietarios, cuando lleguen a un acuerdo como colindantes interesados (incluida la Nación o el municipio si el predio colindante es un baldío o un ejido), firmaran un acta que contenga lo acordado y previa autenticación de firma y contenido, se verificara por el catastro, y si no afecta o beneficia a un tercero firmante, se expedirá la resolución catastral individual que solo tiene efectos catastrales y no puede ser tenida en cuenta por notarios y registradores, para escrituras de aclaración o corrección, lo que se hará constar en la misma resolución.³

B. Cuando no exista acuerdo entre colindantes, corresponderá por los interesados acudir al proceso de deslinde y amojonamiento.

C. Cuando se trate de poseedores, exista acuerdo o no, en la resolución que se expida por Catastro, deberá indicar clara y expresamente que no sirve para otorgar escrituras públicas para corregir áreas o linderos, por cuanto el poder dispositivo sobre el inmueble corresponde únicamente a quien ostente el derecho de dominio.

2- Procedimiento para corrección de áreas: (Catastro, Notarios y Registro) Se efectúa este procedimiento cuando en los títulos de dominio inscritos en el registro de instrumentos públicos, se cuenta con linderos claros y verificables en terreno, pero el área comprendida dentro de estos está mal calculada.

2.1– La autoridad catastral en ocasión de la mencionada situación, debe revisar los documentos catastrales, verificar en el campo lo expuesto en los títulos registrados y si encuentra que está mal calculada el área, la corrige en los documentos catastrales, mantendrá los linderos de que tratan los títulos de propiedad inscritos en el registro público inmobiliario y expedirá la resolución catastral individual que servirá de base para la emisión del certificado catastral que se debe presentar para la elaboración de las escrituras públicas de corrección.²

Los notarios y registradores deben atender que se cumpla para la autorización y registro de la escritura pública, con lo preceptuado en el artículo 49 del decreto 2148 de 19837 y exigir el certificado catastral correspondiente.

2.2- Registro: de acuerdo al principio de legalidad ejercido por la funcion calificadora, aunque se haya seguido el procedimiento establecido en la Instrucción Administrativa Conjunta No.01 del IGAC y 11 de la Superintendencia de Notariado y Registro, se encuentren incongruencias en la cabida y linderos citados en la escritura de corrección, con los consignados en la matricula inmobiliaria, que lleven a concluir que se esta cambiando el inmueble sin respaldo en los titulos inscritos, se debera rechazar su inscripción con fundamento en los artículos 5, 52 y 82 del Decreto Ley 1250 de 1970 y en el numeral 5.2 de la Instrucción Administrativa Conjunta No.01 del IGAC y 11 de la Superintendencia de Notariado y Registro. 3- División, segregación, englobe o desenglobe, propiedad horizontal o condominios en catastro: De conformidad con los artículos 6º y 49 del Decreto Ley 1250 de 1970, a cada predio corresponde un folio de matrícula inmobiliaria, por lo que no es viable y resulta incorrecto, realizar lo que popularmente se conoce como “englobes físicos” o cualquiera de las figuras mencionadas, sino existe un título de dominio debidamente registrado en un folio de matrícula inmobiliaria que lo sustente. Por último, no sobra recordar que la Instrucción Administrativa Conjunta No 01 del IGAC y 11 de la Superintendencia de Notariado y Registro, revocó la Instrucción Administrativa No. 03 del 16 de mayo de 2007.ACTUALIZACIÒN DE LINDEROS Y CORRECCIÒN DE AREAS -CATASTRO
Ricardo Arturo Peñuela Ordoñez Dirección de Registro

NOTAS

Ver último párrafo del numeral 2.1.2 de la Instrucción Administrativa Conjunta No.01 del IGAC y 11 de la SNR. 3 En este caso, la autoridad catastral correspondiente, previa verificación en campo y revisión de los títulos registrados, expedirá la resolución catastral individual que servirá de base para la expedición del certificado catastral a presentar para el trámite notarial y registral. Esta hipótesis se aplica cuando se cambia la manera de describir con elementos naturales a puntos topográficos. 4 Son los casos de linderos contenidos en los títulos de dominio registrados ante las Oficinas de Registro de Instrumentos Públicos, confusos en cuanto a longitud, hitos o mojones, o linderos inexistentes físicamente , indeterminados, o con unidades de medidas antiguas o costumbristas que imposibilitan su  conversión al sistema métrico decimal, o se trata de linderos claros en los títulos registrados pero ya imposibles de verificar físicamente por el transcurso del tiempo, o por modificaciones en terreno, o por otros factores que impiden determinarlos claramente.(ACTUALIZACIÒN DE LINDEROS Y CORRECCIÒN DE AREAS -CATASTRO)
³Cuando los interesados acudan al pronunciamiento judicial a través de sentencia definitiva, producto del proceso de deslinde y amojonamiento establecido en los artículos 460 y siguientes del Código de Procedimiento Civil, con base en esta sentencia podrán adelantar los trámites registrales y notariales correspondientes, para luego surtir el trámite ante la autoridad catastral. (Por imprecisión en la redacción del punto 2.1.2 párrafo 3ro de la Instrucción Administrativa Conjunta No. 01 del IGAC y 11 de la SNR se escribió: “…podrán adelantar los tramites de notaría y registro…”, siendo lo correcto indicar primero el registro y posteriormente la protocolización en la notaría.”(ACTUALIZACIÒN DE LINDEROS Y CORRECCIÒN DE AREAS -CATASTRO)
6 Si el propietario solicita a catastro una modificación de la información catastral, que conlleve cambiar la identificación física del inmueble, que implique su tamaño o ubicación, debe acreditar el título de dominio debidamente inscrito en el registro de instrumentos públicos. La información debe verificarse en campo por la autoridad catastral, iniciando actuación administrativa con las debidas formalidades del Código Contencioso Administrativo, citando a todos los interesados, practicando las pruebas pertinentes y decidiendo mediante resolución motivada. En caso de que la decisiónsea negativa, el peticionario debe adelantar el proceso judicial correspondiente o si es positiva la decisión, será expedida la certificación para gestionar la escritura pública de corrección. 7 Es normatividad concordante y aplicable según sea el caso, los artículos 102 y 103 del decreto ley 960 de 1970 y los artículos 48 y 50 del decreto 2148 de 1983

ACTUALIZACIÒN DE LINDEROS Y CORRECCIÒN DE AREAS -CATASTRO

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