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CNJ Decision Rekindles Technical Debate and Highlights the Impacts on Transaction Security
On November 27, 2024, the National Justice Inspector, Minister Mauro Campbell Marques, suspended Provisions No. 172 and 175 of the CNJ, thus initiating a period of significant changes for the real estate sector. The measure, presented by the Union, was based on alleged economic impacts and claimed competitive disadvantages between public deeds and private instruments.
Interpretation of the Law Triggers Discrepancies in the Sector
The controversy arose because Article 38 of Law No. 9.514/1997 provides for contracts “by public deed or private instrument with effects of a public deed.” The CNJ, however, had limited this option to the Real Estate Financial System. The Ministry of Finance, however, accepted arguments from entities in the real estate sector and advocated for the expansion of the private instrument. The AGU therefore submitted the request that was accepted.
This movement, even though technical, modified established practices, as it altered the scope of an essential norm for legal security. The topic, therefore, began to mobilize notaries, jurists, and real estate agents.
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Suspension of the Public Deed Raises Concerns
The suspension of the requirement for a public deed was criticized because it reduces the technical control that ensures clarity and security in transactions. The notary, invested with public faith, acts as an impartial mediator, thus avoiding frauds, simulations, and conflicts.
When this control is waived, the Judiciary must deal with avoidable conflicts, which increases litigation and institutional costs.
In a country with significant inequalities, the absence of notarial mediation exposes citizens to risks and increases vulnerabilities. Legal security, therefore, is directly impacted.
Notary’s Role Takes Center Stage with the New Scenario
The Brazilian notarial system, inspired by the Roman-Germanic tradition, has a consolidated public role. The notary, thus, ensures legality, clarity, and publicity, and guides the parties to reduce risks.
Without this control, private agents assume complex responsibilities, increasing systemic risk and compromising the balance of the business environment.
Invisible Costs Emerge with the Flexibility
The promised savings from the private instrument do not materialize when considered in the long term. Poorly drafted clauses, inconsistent documents, and imprecise contracts generate failures, disputes, and higher transaction costs.
Social, institutional, and judicial costs, although less visible, outweigh the initial savings.
Modernization Is Possible Without Sacrificing Security
Despite the risks, alternatives point to a balanced modernization. Electronic deeds, ICP-Brazil certification, and integration among notarial platforms can enhance efficiency without eliminating authenticity, publicity, and litigation prevention.
These solutions, therefore, demonstrate that innovation and security can coexist.
Constitution Reinforces the Importance of the Public Deed
The protection of the public deed is constitutionally supported. Article 5, items XXII and XXXII, guarantees the right to property and consumer protection. Article 170, in turn, reinforces the social function of property.
The notary, therefore, acts as an instrument of balance, transparency, and asset protection. The removal of this structure undermines trust in transactions.
What Does the Future Hold for the Notarial System?
Experts say that Brazil is going through a decisive moment. The new legal understanding, although temporary, raises doubts about cost, security, speed, and stability.
The challenge, therefore, is to reconcile modernization with essential guarantees, avoiding setbacks that compromise trust in property relationships.
And you, reader: Should Brazil prioritize speed in transactions or further strengthen the protection guaranteed by the public deed?
Em um país que a justiça não tem nada de cega e favorece quem tem dinheiro, esta atitude vai marginalizar mais um setor, dar abertura pra fraudes, trazer prejuízo alto aos cartórios e por em risco o patrimônio de muitas pessoas sem se responsabilizarem pela falta de compromisso com o certo. Esta medida é como obrigar o canguru saltar pra traz. Que é exatamente oque estes órgãos fazem.
Deveriam estar resolvendo a questão da obrigatoriedade da assinatura do corretor técnico responsável na escritura e RGI, para exterminar do mercado, pessoas não autorizadas que se aproveitam do despreparo e desinteresse dos tribunais, para praticarem o exercício ilegal da profissão. Ou seja, os tribunais fazem a ilegalidade se tornar legal, fazem o crime compensar, abre caminhos para a ilegalidade, dão oportunidade para fraudes.
Com a desculpa de aumentar a segurança, sempre, oneram cada vez mais o cidadão. Instrumentos particulares com todas as cláusulas que garantem a transação e com três testemunhas e firmas reconhecidas por autenticidade já seriam suficiente para registro em cartório de imóveis, mas os 3 poderes são institucionais e um protege o outro e sempre quem paga a conta é o Povo. A república aboliu o Quinto (dos infernos) Tira-dentes perdi a cabeça e hj pagamos mais de 50% do que recebemos e o gigante continua adormecido. Nada de novo no front
O Brasil deve procurar uma forma de baratear as escrituras, principalmente em imóveis com valor pra compradores de renda até 300 mil reais. Daí pra frente aumentar as alicitas a cada 50 mil reais acrescidos no imóvel. Também deve parcelar os tributos para facilitar o comprador que tem dificuldade de desembolsar a quantia de uma só vez.