IMPORTANT: This article analyzes the extension of deadlines for filing claims regarding unfair mortgage charges in accordance with the applicable case law at the time of its publication. Currently, any claim must be reviewed on a case-by-case basis, taking into account the mortgage deed, payment documentation, and the Directive 93/13/EEC, the Law 5/2019 of March 15 , and the current case law of the CJEU and the Supreme Court regarding the statute of limitations for restitution claims.
Extension of Deadlines for Filing Claims Regarding Unfair Mortgage Charges
The January 25, 2024, ruling by the Court of Justice of the European Union marked a significant change in the analysis of the statute of limitations periods under which consumers may claim reimbursement from banks for certain mortgage expenses paid as a result of a clause that was declared unfair.
This issue particularly affects consumers who took out mortgage loans before the entry into force of Law 5/2019, of March 15, regulating real estate credit contracts—a law that significantly altered the allocation of costs in mortgage agreements.
In this article, we analyze the origin of the dispute, the CJEU’s ruling, the Supreme Court’s subsequent position, and what consumers should keep in mind if they wish to claim reimbursement for notary, registry, administrative agency, or other fees related to the execution of a mortgage loan.
Background and Legal Context
The issue stems from several complaints filed by consumers against various banks, requesting a refund of fees associated with the arrangement of mortgage loans. These complaints were based on the existence of clauses that required customers to pay all or nearly all of the mortgage origination fees.
The Provincial Court of Barcelona referred several questions to the CJEU for a preliminary ruling in December 2021, in proceedings in which it was disputed whether the action to claim the return of those amounts could be considered time-barred. Among the institutions affected by these lawsuits were banks such as Caixabank, BBVA, Banco Santander, and Banco Sabadell.
The debate did not focus solely on whether the clause was unfair, but rather on when the statute of limitations for claiming a refund of the amounts paid should begin to run. This distinction is essential: the action to declare an unfair clause null and void is governed by different rules than the action to recover amounts unduly paid.
In January 2016, the Supreme Court had already ruled that the clause requiring consumers to pay all costs associated with the origination of a mortgage loan without exception was unfair. Subsequently, case law clarified which costs could be claimed and in what proportion. However, European case law reinforced the idea that consumers cannot be deprived of their right to file a claim due to an excessively rigid interpretation of the statute of limitations.
Update 2026: Current Status of the Claim
At present, the key issue is not to automatically assert that all claims are either still valid or have expired, but rather to determine when the consumer actually became aware of the unfair nature of the clause and of their right to claim a refund.
The CJEU’s ruling requires that the statute of limitations for an action for restitution comply with the principle of effectiveness of Directive 93/13/EEC on unfair terms in consumer contracts. This means that national laws cannot make it impossible or excessively difficult to exercise the rights recognized by EU law.
For its part, the Supreme Court has adopted this approach, noting that if the bank fails to prove that the consumer was aware of the unfair nature of the clause and of his or her right to file a claim before the judgment declaring the clause null and void became final, the statute of limitations on the action for restitution cannot be automatically applied.
Therefore, when faced with a claim regarding mortgage expenses, it is advisable to review the loan agreement, payment documentation, correspondence with the lender, and whether there is a prior court ruling that has declared the clause null and void.
Determining the Statute of Limitations According to the CJEU
The Supreme Court and the CJEU agree on a basic principle: an action to seek the nullity of an unfair term on the grounds of absolute nullity is not subject to the same rules as an action to claim the return of amounts paid. The clause may be declared void, but the refund of the money may be subject to a statute of limitations, provided that such a limitation period is compatible with the principles of equivalence and effectiveness.
The principle of equivalence requires that actions based on Union law not be treated less favorably than similar actions based on domestic law. The principle of effectiveness requires that the time limit and its conditions not make it impossible or excessively difficult for the consumer to exercise his or her rights.
From this perspective, the CJEU considers that it is not sufficient to assert that the consumer could have been aware of the existence of national case law on mortgage expenses. The consumer is at an informational and technical disadvantage vis-à-vis the bank; therefore, it cannot be automatically presumed that the consumer was aware of the legal scope of his or her right to file a claim.
Consequently, the final payment of expenses arising from the unfair term cannot, on its own, be considered the starting point of the statute of limitations. Nor can it be presumed without further ado that the consumer was aware of the applicable national case law simply because there were previous court decisions on the matter.
This ruling has undermined the strategy of many banks, which had been rejecting out-of-court claims on the grounds that the deadline for requesting a refund of mortgage expenses had already passed.
What Mortgage Expenses Can Be Claimed
The validity of the claim depends on the specific deed, the date the loan was taken out, and the payments made. Generally speaking, the following items are typically analyzed in claims regarding mortgage expenses:
- Notary fees, when they were imposed on the consumer in an abusive manner or in an unreasonable amount.
- Property registration fees, especially when they result from the registration of a mortgage in favor of the lender.
- Administrative fees, when the action was mandated or carried out primarily in the bank’s interest.
- Appraisal fees, in certain cases, depending on the date the contract was signed and the applicable regulations.
- Statutory interest, where applicable, from the date of the improper payment or in accordance with applicable judicial criteria.
Not all claims are identical. For this reason, before initiating judicial or extrajudicial proceedings, it is advisable to conduct a legal review of the deed and the paid invoices. At IN DIEM Abogados, the team of lawyers specializing in banking and financial law can assess the viability of the claim and the available documentation.
Impact on Consumers
The CJEU ruling and subsequent Supreme Court case law offer greater protection to consumers, especially against banks that refuse refunds by automatically invoking the statute of limitations.
This is particularly relevant for those who took out mortgage loans before June 2019, when Law 5/2019 went into effect. Under this law, the allocation of costs in real estate loan agreements was regulated more precisely, shifting a significant portion of the costs associated with finalizing the loan to the lender.
In any case, the existence of an unfair term does not eliminate the need to examine the specific case. It will be necessary to determine whether a prior claim was filed, whether there is a final judgment, what payments were made, what documents have been retained, and what statute of limitations applies under the relevant state or regional regulations.
Recommended Documentation for Claiming Mortgage Expenses
To investigate a potential claim regarding unfair mortgage charges, it is advisable to gather the following documentation:
- Mortgage loan agreement, particularly the clause regarding associated expenses, taxes, and fees.
- Invoices from notaries, the registry office, administrative agencies, and appraisers, if retained.
- Proof of payment for expenses related to the loan agreement.
- Correspondence with the bank, including out-of-court claims and responses received.
- Previous court documents, if any proceedings have already been initiated or if there is a judgment regarding the clause.
If you do not have all the necessary documentation, you may need to request copies from the bank, the notary’s office, the registry, or the administrative agency involved in the transaction. This documentation phase is important for correctly quantifying the claim.
Common Mistakes When Claiming Mortgage Expenses
In this type of complaint, it is important to avoid certain mistakes that could harm the consumer’s position:
- Write off the claim simply because the mortgage is old.
- Failure to keep or request invoices for expenses that have been paid.
- Accepting a bank’s response regarding the statute of limitations without a legal review of the specific case.
- Confusing the invalidity of the clause with the action for restitution, since they are treated differently under the law.
- Failure to properly extend the deadline when it is necessary to file an out-of-court or in-court claim.
A preliminary legal review makes it possible to assess whether there are grounds for a claim, what items can be claimed, and what the most appropriate strategy is based on the available documentation.
How can IN DIEM Abogados help you?
The Banking and Finance Practice Group at IN DIEM Abogados advises consumers and businesses on claims related to unfair mortgage clauses, closing costs, floor clauses, late payment interest, early maturity, and other banking products or terms that may have caused financial harm.
The analysis of a claim regarding mortgage expenses requires a review of the deed, the applicable clause, the paid invoices, the bank’s response, and current case law. Depending on the case, one may file a preliminary out-of-court claim or initiate legal proceedings to seek the invalidation of the clause and the refund of amounts unduly paid.
If the claim is also related to a foreclosure, early maturity, or other banking actions, it may be advisable to also review potential defenses regarding foreclosures.
You can contact IN DIEM Abogados to request an initial assessment of your case, either in person at our offices or via online legal consultation. We also offer 24-hour emergency legal service when the situation requires immediate attention.
- Review of the mortgage deed and the expenses clause.
- Analysis of invoices and payment receipts to determine the amount of the claim.
- Out-of-court claim against the bank, when appropriate.
- Assistance with legal proceedings to seek annulment and reimbursement of amounts.
- Personalized guidance throughout all stages of the process.
Author: Casimiro Galán Garrido
Preguntas frecuentes sobre la reclamación de gastos hipotecarios abusivos
¿Qué son los gastos hipotecarios abusivos?
Son aquellos gastos derivados de la formalización de un préstamo hipotecario que fueron impuestos al consumidor mediante una cláusula abusiva, especialmente cuando el banco trasladó al cliente todos o casi todos los costes de la operación sin un reparto equilibrado.
¿Qué cambió con la sentencia del TJUE de 25 de enero de 2024?
La sentencia reforzó la protección del consumidor al analizar cuándo empieza a contar el plazo para reclamar la devolución de gastos hipotecarios. El TJUE señaló que no puede presumirse automáticamente que el consumidor conocía la abusividad de la cláusula y su derecho a reclamar por el simple hecho de existir jurisprudencia previa.
¿La reclamación de gastos hipotecarios puede estar prescrita?
Depende del caso concreto. No debe darse por prescrita una reclamación únicamente porque la hipoteca sea antigua. Es necesario analizar cuándo pudo conocer el consumidor la abusividad de la cláusula, si hubo reclamaciones previas, si existe sentencia firme y qué plazo resulta aplicable.
¿Es lo mismo pedir la nulidad de la cláusula que reclamar la devolución del dinero?
No. La acción para declarar la nulidad de una cláusula abusiva y la acción para reclamar la devolución de las cantidades pagadas tienen un tratamiento jurídico distinto. La devolución puede estar sujeta a plazo de prescripción, siempre que dicho plazo respete los derechos del consumidor.
¿Qué gastos hipotecarios pueden reclamarse?
Habitualmente se analizan gastos de notaría, registro de la propiedad, gestoría, tasación e intereses legales, según la fecha de contratación, la cláusula incluida en la escritura, las facturas abonadas y la normativa aplicable en cada momento.
¿Pueden reclamar quienes firmaron la hipoteca antes de la Ley 5/2019?
Sí, pueden tener derecho a reclamar si la escritura contiene una cláusula abusiva de gastos y se cumplen los requisitos aplicables. Las hipotecas anteriores a la Ley 5/2019 deben revisarse individualmente, ya que el reparto de gastos no siempre se ajustaba a los criterios posteriormente consolidados.
¿Qué documentación necesito para reclamar gastos hipotecarios?
Es recomendable contar con la escritura del préstamo hipotecario, las facturas de notaría, registro, gestoría y tasación, los justificantes de pago, las comunicaciones con el banco y cualquier reclamación o resolución judicial previa relacionada con la cláusula de gastos.
¿Qué puedo hacer si no conservo las facturas?
Si no se conservan todas las facturas, puede intentarse obtener copia solicitándola a la entidad bancaria, la notaría, el registro de la propiedad o la gestoría que intervino en la formalización del préstamo. Esta documentación es importante para cuantificar correctamente la reclamación.
¿Puede el banco rechazar la reclamación alegando prescripción?
Sí, algunas entidades pueden oponerse alegando que el plazo ha transcurrido. Sin embargo, esa respuesta no debe aceptarse automáticamente sin revisar el caso concreto, ya que el criterio europeo exige valorar el conocimiento efectivo del consumidor y la compatibilidad del plazo con el principio de efectividad.
¿Conviene reclamar primero al banco antes de acudir al juzgado?
En muchos casos puede ser recomendable formular una reclamación extrajudicial previa frente a la entidad bancaria. Esta vía permite dejar constancia de la reclamación, intentar una solución amistosa y preparar la estrategia jurídica en caso de que sea necesario acudir posteriormente a los tribunales.
¿Por qué es importante contar con asesoramiento jurídico?
Porque cada reclamación depende de la escritura, la fecha del préstamo, los gastos abonados, la documentación disponible, las reclamaciones previas y la jurisprudencia aplicable. Un abogado especializado puede valorar la viabilidad de la reclamación y determinar qué cantidades pueden solicitarse.
Lawyers specializing in unfair mortgage terms: Málaga, Marbella, Seville, Madrid, Las Palmas de Gran Canaria, Almería, Huelva…
IN DIEM Abogados has experience in the field of banking and financial law, providing legal advice on claims related to unfair terms, mortgage expenses, floor clauses, foreclosure, and complex banking products.
The firm handles cases in various cities, including Seville, Madrid, Las Palmas de Gran Canaria, Málaga, Huelva, Marbella, Estepona, and other locations throughout Spain, combining in-person and online services as needed by the client.
We are available to evaluate your case. You can contact IN DIEM Abogados by phone at (+34) 901 900 071. For urgent matters, you can call the 24-hour legal emergency hotline: (+34) 610 667 452.
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