The Court of Bari, in a ruling made last June ( sent. No 2277/09), reiterates that, seven years ago, the Supreme Court United Sections ( sent. No 5035/02): of legal proceedings of the claim within the condominium not apply the principle of appearance .
Put more directly: the injunction to be effective, will be issued only against the owner of the property and not against those who, for his demeanor, that may seem.
This is a preliminary important, not only because it is one of the few given after that of the United Sections , but also because it adheres to that interpretation.
worth investigating what is meant by the principle of appearance and why the same is not applicable to condominium. The
Civil Code does not define the concept of appearance.
The Court of Cassation , as well as doctrine, stating that appearance should be understood that facts that can mislead, by creating a belief that it is the legal reality, which, however, is different .
L ' most classic example is that of payment to the creditor apparent ( art. 1189 cc).
In this case, the debtor is discharged from any liability if he proves that he acted in good faith , the creditor will apparently have to pay the lender improperly received as real. This means that
il suo comportamento andrà valutato in base ad una serie di circostanze che devono essere univoche a tal punto da far ritenere che chi si qualifica come creditore lo sia effettivamente.
Nel caso del condominio , fino alla sentenza delle Sezioni Unite, era dubbio se questo principio potesse applicarsi qualora l’amministratore avesse dovuto agire in giudizio per il recupero del credito .
Un esempio chiarirà la questione.
Si pensi a quei casi in cui tra Tizio e Caia , coniugi in separazione dei beni e con l’immobile intestato a Caia , sia sempre stato T izio ad incaricarsi di pagare le condominium units, participate in meetings, etc. .
In such a situation, Tom is the person known to the condominium and to 'Administrator that, based on conduct over the years by that person, could believe that he is the owner of the real estate (essentially of the condominium in the technical sense of the word).
In such cases, applicants much, Tom is nothing but the so-called apparent condominium. The same administrator
, just based on this mistaken belief generated by the attitude of Tom, could be led, in cases where there is a need to obtain a court order for a state of default, to take action against Tom .
The United Sections of the Supreme Court , intervened to resolve the conflict concerning the applicability of the principle of appearance Monthly reports have established that this principle is not applicable in the area of \u200b\u200bhome ownership . The
reason is very simple: the principle of appearance tool is used mainly for the protection of bona fide third party without having the possibility of objective verificare la rispondenza tra situazione di fatto e situazione di diritto, sicché sia in un certo qual modo costretto ad affidarsi a quanto gli si presenta.
Nel caso del condominio, invece, per l’amministratore – che nel rapporto con il condomino non può essere considerato un terzo – la situazione è di pronta soluzione.
Egli, infatti, potrà sempre verificare , tramite un visura presso la Conservatoria dei registri immobiliari , l’effettiva proprietà dell’unità immobiliare.
Ci 
ò significa che ogni, qual volta si renda necessario iniziare un’ azione di recupero credit through an action for injunction, the administrator must verify the correspondence between the one who appalesa as condominium and property in the hands of the same property unit .
Only if there is no correspondence will take action against this individual to obtain an injunction .
Failing ' action should be directed against the one that is owner from public records. The
risk otherwise is to be notified of an 'opposition that at present would be accepted.
All this of course, with obvious consequences in relation to time lost and costs to vainly incurred.
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