Mutuo Fondiario limite di finanziabilità
Tempo di lettura: 2 minuti

Il servizio di “Striscia la Notizia” porta alla luce una pratica scorretta e molto diffusa tra le banche

Dopo un recente servizio del noto programma tv “Striscia la Notizia” il nostro studio specializzato in Contenzioso Bancario ha pensato di scrivere poche righe in merito al c.d. “limite di finanziabilità”.

In questo brevissimo articolo scopriremo insieme cosa si intende per “limite di finanziabilità”, come le banche aggirano tale norma e quali sono le conseguenze sul contratto di mutuo e quindi gli effetti sul mutuatario.

Limite di finanziabilità del mutuo dell’80% del valore dell’immobile oggetto di compravendita e dato in ipoteca, sancito dall’art. 38, comma 2, del Testo Unico Bancario e alle conseguenti disposizioni regolamentari.

SE NON E’ RISPETTATO IL LIMITE DI FINANZIABILITA’: nullità o conversione in mutuo ordinario?

La giurisprudenza di cui sopra ha statuito in numerose e recenti Sentenze che il non rispetto di questo limite di finanziabilità determina in via diretta la nullità dell’intero contratto di mutuo fondiario (Cassazione civile, n. 1193 del 21.1.2020; Cassazione civile, n. 31057/2019; Cassazione Civile, sez. III, sent. n. 17439/2019; Cassazione civile, n.24138/2018; Cassazione civile, n. 22466/2018; Cassazione civile, n.13286/2018; Cassazione civile, n. 13285/2018; Cassazione civile, n. 11543/2018; Cassazione civile, n. 11201/2018; Cassazione civile, n. 9079/2018; Cassazione civile, n.6586/2018; Cassazione civile, n. 17352/2017).

Secondo un orientamento meno recente (vedi sentenza della Cassazione del 09.05.2018) il superamento del limite di finanziabilità dell’80% del valore dell’immobile ipotecato comporta non la nullità del contratto di mutuo ma, qualora ne presenta le condizioni di ammissibilità, la conversione ex art. 1424 cc in mutuo ordinario.

Molto spesso accade, però, che il cittadino che voglia stipulare un mutuo per l’acquisto di un immobile non abbia la disponibilità immediata per pagare il 20% restante dell’immobile e per accollarsi le spese, come quelle notarili.

Allora la Banca o chi per essa, per ovviare a questo “problema”, in spregio alla normativa vigente in materia e alle sentenze della Corte di Cassazione, aumenta fittiziamente il prezzo dell’immobile o il suo valore e così eroga il credito oltre la soglia limite consentita.


Tizio vuole acquistare un immobile del valore di 100, la banca, a titolo di mutuo per il relativo acquisto, dovrebbe erogare massimo 80, e conseguentemente Tizio deve pagare il restante 20 all’acquirente, oltre alle spese.

Invece, qualche Istituto di credito scorretto, aumenta fittiziamente il valore dell’immobile, ad esempio lo valuta 140, erogando così 112 (80% di 140) al mutuatario, seppur in realtà al venditore gli verrà corrisposta per l’acquisto dell’immobile la somma totale di 100 e non di 140.

Questa pratica scorretta, oramai sempre più diffusa, è stata denunciata anche da Striscia la Notizia con il suo servizio andato on onda ieri sera.

Altre volte, invece, la Banca, in violazione della normativa vigente, senza mutare neanche il valore dell’immobile eroga direttamente più dell’80%.

Tanto determina, come sopra detto e come sancito dalle numerosissime sentenze della Suprema Corte, la nullità dell’intero contratto di mutuo.




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