When the owner and lessor of a property proceeds with its alienation (sale or transfer), the person who acquires it is automatically and completely subrogated into the legal relationship of the lease. However, the lessee may be unaware of the alienation and continue to pay rent to the previous owner with whom they concluded the lease, even though the former is no longer the lessor and creditor of the rent payment claim. If the payment is not deemed valid, the obligation to pay rent has not been extinguished, and the burden of reclaiming the paid amounts, as well as the risk of insolvency of the original lessor, falls upon the lessee, who paid a non-entitled party. Otherwise, the corresponding burden and risk fall upon the new acquirer. Similar issues arise in the case of a real property legacy (bequest) involving a leased property, or in the case of multiple heirs where one is installed in the leased property as a specific part. Who bears the risk arising from the payment of rent to a non-entitled party, being unaware of the actual succession or legacy transfer?

The following is the full study as published in the legal journal Chronicles of Private Law

Published paper

The right to reduce consideration due to defective performance is regulated in the Greek Civil Code (GCC), or in special laws outside the GCC, fragmentedly, i.e., for specific types of contracts. The buyer in a sale, the lessee in a lease, and the employer in a contract for work have the right to reduce their consideration if the sold item, the leased property, or the work exhibits actual defects. In contrast, the GCC does not provide a general right to reduce the owed consideration for defective performance in all reciprocal contracts. Thus, for a large portion of contracts concluded on a daily basis, the creditor who receives defective performance is ultimately limited to a claim for damages, which often does not arise at all in the absence of loss. In such cases, the creditor effectively pays for a performance inferior to that agreed upon. The issue arises in a characteristic way in contracts for the provision of independent services, when the level of services provided is lower than that agreed upon, but the creditor has suffered no loss as a result. In the present study, it is proposed that the law be further developed to recognize a general right to reduce owed consideration due to defective performance for all reciprocal contracts, including contracts for the provision of independent services. This right is dispositive, independent of the debtor’s fault and of any loss suffered by the creditor. It aims to restore the equivalence of performance and consideration disturbed by defective performance and is founded by analogy both on the specifically regulated cases of reduction and on the (partial) release of the creditor from the obligation to provide consideration in cases of partial impossibility of performance.

The following is the full study as published in the legal journal Civil Law Applications

Published paper

According to the prevailing view, when a pledge is provided over fungible (and especially consumable) items, such as cash, precious metals, or bearer securities, the lender acquires ownership of the items, which the pledgor correspondingly loses. In this case, the term “anomalous pledge” is traditionally used. The present study examines the legal nature of the anomalous pledge and concludes that it does not constitute a pledge in the sense of the Civil Code, while from a doctrinal perspective it has no independent existence compared to a security transfer (when it concerns security over property) or a monetary guarantee (when it concerns security over money). The anomalous pledge does indeed constitute a special case of a security transfer or a monetary guarantee, but doctrinally its particular characteristics neither require nor permit any special legal treatment. The full set of rules that generally apply to security transfers or monetary guarantees also applies specifically to the anomalous pledge. Conversely, those Civil Code rules regarding pledges that do not apply (even analogically) to security transfers or monetary guarantees also do not apply to the anomalous pledge. However, beyond being unnecessary, the construct of the anomalous pledge is misleading and should be completely abandoned, even when used purely descriptively. This is because, under this construct, two essentially dissimilar forms of security — on the one hand, the security transfer of property and, on the other, the monetary guarantee — are inappropriately compressed into a single concept, even though their distinct legal nature and specific characteristics clearly require different treatment regarding the rules that govern them. Conversely, forms of security that are clearly similar are unjustifiably treated differently: Why should the delivery of physical money to secure a claim (anomalous pledge) be treated differently from the (far more common in practice) simple transfer of a credit to a bank account for the same purpose (monetary guarantee)? The present study demonstrates that the two cases should be treated uniformly, since both essentially constitute the provision of security over the pledgor’s claim against the pledgee for the return of the amount given as security.

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The following is the full study as published in the legal journal Chronicles of Private Law

Anomalous Pledge – Published version

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