Open Decision Ledger · Economic crime
Amount of gain from fraud that causes a maximum amount mortgage to be created over another's real property in favor of a third party, and the standard for deducting senior maximum amount mortgages
Translated from the Korean original. Read the Korean
Supreme Court, Apr. 25, 2000, 2000Do137 (judgment)
Case name: 특정경제범죄가중처벌등에관한법률위반(사기)·사기
Official text on the National Law Information Center
Question
Where a person is deceived into creating a maximum amount mortgage over his or her own real property in favor of a third party, how is the amount of gain calculated if a senior maximum amount mortgage exists?
Holding
The amount of gain is in principle the amount equivalent to the maximum amount of the claim within the range of the market value of the real property. If there is a senior maximum amount mortgage, the balance remaining after deducting the senior maximum amount of the claim from the market value is the limit, and it was held that where special circumstances exist, the actual secured claim amount may be deducted.
Summary of the holding, verbatim
원칙적으로 그 부동산의 시가에서 다시 선순위 근저당권의 채권 최고액을 공제한 잔액 상당액을 기망자가 얻는 이득액의 한도로 보아야 할 것이나
Unofficial English translation
in principle, the amount equivalent to the balance remaining after subtracting the maximum amount of the claim under the prior-ranking maximum amount mortgage from the market value of the real property must be regarded as the limit of the amount of gain obtained by the person who committed the deception, but
Disposition
Reversed and remanded Stated in the decision
원심판결을 파기하고, 사건을 서울고등법원에 환송한다.
Unofficial English translation
The judgment of the court below is reversed, and the case is remanded to the Seoul High Court.
Form of the test
Elements stated Stated in the decision
그 가액(이득액)은 원칙적으로 그 부동산의 시가 범위 내의 채권 최고액 상당이라 할 것인데
Unofficial English translation
the value (amount of the gain) is, in principle, an amount equivalent to the maximum amount of the claim within the market value of that real property, but
Factors
- 그 타인 소유의 부동산을 자신의 제3자와의 거래에 대한 담보로 이용할 수 있는 이익
- 원칙적으로 그 부동산의 시가 범위 내의 채권 최고액 상당
- 그 부동산의 시가에서 다시 선순위 근저당권의 채권 최고액을 공제한 잔액 상당액
- 선순위 근저당권의 담보가치가 실제 피담보채권액만큼만 파악되고 있는 것으로 인정하였다고 볼 수 있는 특별한 사정
Unofficial English translation
• the benefit of being able to use the real property owned by that other person as security for one's own transactions with a third party
• in principle, an amount equivalent to the maximum amount of the claim within the market value of the real property
• an amount equivalent to the balance remaining after subtracting the maximum amount of the claim under the prior-ranking maximum amount mortgage from the market value of that real property
• a special circumstance that can be regarded as a finding that the security value of the prior-ranking maximum amount mortgage is assessed only in the amount of the actual secured claim
Relation to precedent
Follows earlier decisions Stated in the decision
대법원 1984. 4. 10. 선고 84도119 판결
Unofficial English translation
Supreme Court Decision 84Do119 decided April 10, 1984
Decisions referred to
대법원 1984. 4. 10. 선고 84도119 판결(공1984, 866), 대법원 1996. 3. 22. 선고 96도384 판결
Burden of proof
Not addressed Not in the decision
Open question and revisit condition
What investigation and determination by the junior maximum amount mortgage holder must exist for it to be recognized as a special circumstance indicating that only the actual secured claim amount of the senior maximum amount mortgage was ascertained?
If subsequent decisions are rendered on the standard for the amount of gain under Article 3 of the Act on the Aggravated Punishment, etc. of Specific Economic Crimes or on the calculation of the amount of gain in fraud involving the provision of security, this reading will be checked again.
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In comparison with an independent reading by another AI series (GPT-6 Astra), which read only the original text without seeing the first reading, all 8 axes matched.
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Lower-court contrast & scope of application
Lower-court reading vs. Supreme Court holding
Lower-court context: The court below recognized the charged facts of having caused the victim, by deception, to complete the registration of maximum amount mortgages with maximum claim amounts of 500,000,000 won and 200,000,000 won over the real property in this Case, and, treating the aggregate maximum claim amount of 700,000,000 won immediately as the amount of gain, held the violation of the Act on the Aggravated Punishment, etc. of Specific Economic Crimes (fraud) guilty.
Supreme Court standard: The Supreme Court viewed that, if the aggregate maximum claim amount of the senior maximum amount mortgages of 546,000,000 won is deducted from the appraised value of 925,000,000 won, the amount of gain is in principle 379,000,000 won and does not reach 500,000,000 won. Determining the amount of gain summarily as the aggregate maximum claim amount without any examination of special circumstances constitutes a misapprehension of legal principles as to the amount of gain, and since one sentence was pronounced for this and other criminal facts as substantive concurrence (concurrence of distinct offences), the entire judgment of the court below was reversed.
Distinguishing conditions
- Cases in which there is no senior maximum amount mortgage over the real property provided as security, or the maximum amount of the claim falls within the range of the market value of the real property
- Cases in which the senior maximum amount mortgage has been rendered nominal by payment or the like, or in which there are circumstances that the junior rights holder investigated the actual secured obligation and ascertained it as a mortgage in substance
- Cases in which the issue is some other pecuniary benefit, not a benefit capable of being utilized as security, such as the delivery of money itself by deception
Record verification notes
Before asserting the same conclusion, first check materials on the market value of the real property at the time the maximum amount mortgage was created, the maximum amount of the claim and the actual secured claim amount of the senior maximum amount mortgage, and how the junior maximum amount mortgage holder ascertained the value of the senior security and transacted.
From the official text
Points at issue
제3자로부터 금원을 융자받거나 물품을 외상으로 공급받을 목적으로 타인을 기망하여 그 타인 소유의 부동산에 제3자 앞으로 근저당권을 설정케 한 자가 그로 인하여 취득하는 재산상 이익의 내용 및 그 가액 산정 방법
Unofficial English translation
The content of the pecuniary benefit obtained by a person who, for the purpose of borrowing money from a third party or being supplied goods on credit, deceives another person and thereby causes a maximum amount mortgage to be established in favor of a third party over real property owned by that other person, and the method of calculating the value thereof
Summary of the holding
제3자로부터 금원을 융자받거나 물품을 외상으로 공급받을 목적으로 타인을 기망하여 그 타인 소유의 부동산에 제3자 앞으로 근저당권을 설정케 한 자가 그로 인하여 취득하는 재산상 이익은 그 타인 소유의 부동산을 자신의 제3자와의 거래에 대한 담보로 이용할 수 있는 이익이고, 그 가액(이득액)은 원칙적으로 그 부동산의 시가 범위 내의 채권 최고액 상당이라 할 것인데, 한편 그 부동산에 이미 다른 근저당권이 설정되어 있는 경우에, 그 부동산에 대하여 후순위 근저당권을 취득하는 자로서는 선순위 근저당권의 채권 최고액만큼의 담보가치가 이미 선순위 근저당권자에 의하여 파악되고 있는 것으로 인정하고 거래하는 것이 보통이므로, 원칙적으로 그 부동산의 시가에서 다시 선순위 근저당권의 채권 최고액을 공제한 잔액 상당액을 기망자가 얻는 이득액의 한도로 보아야 할 것이나, 다만 그 부동산에 이미 다른 근저당권이 설정되어 있는 경우에도 후순위 근저당권을 취득하는 자로서 선순위 근저당권의 담보가치가 실제 피담보채권액만큼만 파악되고 있는 것으로 인정하였다고 볼 수 있는 특별한 사정이 있는 경우에는 근저당권 설정 당시의 그 부동산의 시가에서 그 선순위 근저당권의 실제 피담보채권액을 공제한 잔액 상당액을 그 이득액의 한도로 볼 수 있다 할 것이다.
Order
원심판결을 파기하고, 사건을 서울고등법원에 환송한다.
Unofficial English translation
The judgment of the court below is reversed, and the case is remanded to the Seoul High Court.
Provisions referred to
특정경제범죄가중처벌등에관한법률 제3조, 형법 제347조
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