Sun, sun, more sun and properties......

We have now benefited from 3 months virtually non-stop sunshine, with hardly a drop of rain in sight. The countryside is looking very pretty, despite the dry conditions.

Now is the perfect time to come house hunting, before the crowds arrive in the Summer. Our portfolio has never looked better with a superb selection of fine country homes for sale in idyllic locations.

A couple of examples...

LS293 nr Moissac, Tarn et Garonne. 695 000Euros. Spacious,pretty and immaculate 400m2 country house in 16 acres with views. Less than 1 hour Toulouse airport.

LS294 nr the bastide town of Monflanquin, Lot et Garonne, France. Extensive country house estate in 42 acres. Close Bergerac airport.

Check out our web site www.lafitescholfield.com

Looking forward to hearing from you.

Spring is coming......

Spring is arriving in South West France....daffodils are blooming, the almond trees are coming into flower.....and many new and very attractive properties are coming onto the market. It is the traditional time of the year when people think of moving, and our portfolio is bloming with beautiful fresh properties.

A superb duplex apartment in the historic heart of Bordeaux. Some 218m2 brand new accommodation in a beautiful , cut stone building in the quartier des Grands Hommes.

In the heart of the Tarn et Garonne countryside a very spacious country home ( 355m2) set in 3 acres with heated swimming pool, and VIEWS, VIEWS, VIEWS

Check out our site for details

Letter from blighty

or perhaps....from Sud Ouest to South West.

I know I should be telling you about all the excellent reasons for coming to live in France. But, you know these already.
Over the years a number of our clients have decided to return to the UK for one reason or another, and some of them have returned to France sharpish, not finding the UK to their liking any more. Here is the story of one who returned to stay, for family reasons.

The Rovers bought a lovely property in Lot et Garonne through us some 14 years ago, spent a couple of years renovating it and then retired to it from the UK. After many happy years in their Quercy stone country home, the call of grandchildren became too strong and they decided to return to the UK to be closer to them. Here is their letter to us, one year after their return.


Hi Violette and Carl,
It has now been a year since our re-entry and rehabilitation into the UK began. It has taken all of that time to complete the process and absorb its full impact. At the moment we are still enthralled with the continuing adventure and though we are never overwhelmed with nostalgia, we often think of our multi-national chums in Quercy.

I remember agreeing to put some of the thoughts arising from relocation to paper. I believe you have a newsletter which might use them. Use, chuck or chop the following as you wish. ......

The key to all this two way migration is simple. We have never seen ourselves as fugitives - rather as adventurers on the lookout for the next exciting chapter. Just as we never FLED the UK in the first place, we didn't RUN AWAY from France. We like to think of ourselves as modest explorers. So we continue to chase the next experience, always consumed with the curiosity of serial life- style changers.

Nevertheless we look back on our move as an event that took years off our short remaining lives and handfuls of hair from our already balding heads. Why is it that one always imagines that the guy who buys yer house is going to rob you, welch on the deal or vanish into thin air? Selling a house brings on gibbering paranoia. But, thanks to you Carl, we almost retained our sanity and sense of proportion. You coaxed us through a tricky patch with amazing care and patience.

Here are some of our more seismic moments.

* Because we didn't insist that the vet did his homework properly the poor old cat had to wait in kennels for six months before joining us by private and posh courier (Imagine the expense).

* In spite of reassurances which were eventually borne out, the use of money exchange services for transferring cash was hair-raising. This operation saved us money but lost us time because every one through whose hands our money passed found cause for the odd day or so's delay.

* Why do removal men hate me so? They never actually said so but I could tell by their sidelong glances and barely disguised sneers.

* It seemed at the time that every English Utility was staffed with people who had to be told everything twice - and then they got it wrong. And how politely they apologise in England - seeming to hate themselves and loathing their tardy performance. But it doesn't do any bloody good.

So it was that we washed up on the Jurassic Coast of East Devon with not a dinosaur to be seen. However what we did find was more significant to our needs and perhaps even of interest to fellow Quercy expats ready for the next chapter in their mortal coils. So much was stunningly different; so much was reassuringly the same. How collaborative and chummy are the bureaucrats in a West Country local authority compared with their aloof French counterparts who seems to feel that working for the state confers both Godlike status and the right of baton charge. Our local Bobby introduced himself by christian name in the middle of the village high street unlike his Gallic cousin who always avoided eye contact in spite of getting reassurance from the loaded six shooter on his hip. I can't be certain that this would be the same in Harringay but then.....we didn't choose to settle there. Also.... what about the craftsmen who have done work in our new home? It can't just be good luck that they have all been as cheerful, creative, hard-working and honest as those who starred as our artisans in France and eventually became our friends. Just last week Bob, the builder (yes, improbable but true) arrived with a newly caught sea bass for which he refused payment. He's the guy with an eye for finish that would credit the best obsessive and yet he is cheerful, witty and....well the other day I called him "Jaques" through sheer absentmindedness.

Then there's our local bakery. Not so much a bakery, more a shelf of floppy sliced, pre-wrapped bread in the local Spa.shop. "We used to have a bakery, but there was no call for it what with the Spa an' all." they chorused when we asked the way to the bread shop - dying to say "boulangerie" but not wanting to look too smart. We had already been reminded that locals hate "clever clogs" from "off". They weren't fooled by our attempts to claim previous residence when we used the words, "We'm bin yur back along, bain't wus!". These days they are only too ready to swoop in with a tirade against townsfolk and their interfering ways..... "Stoppin' us hunting an' all.......where is bloody France anyway? Up near Lunnen init?")

But we mustn't forget the other ninety five percent of locals. Folk who, in the eighties and nineties took their redundancy from their Midlands or Northern factories, and migrated in place and time to rural "YesterDevon". Once here they assumed a persona from an old edition of The Archers. But this shouldn't have come as a surprise. Back in SW France we were constantly reminded of the English tendency to present themselves to bystanders, fellow restaurant guests and any passing dog as special, interesting, or just better.

Not being smart at arithmetic nowadays lets me tell of the other seventy five per cent of interesting and interested people we have come into contact with and who have helped us in our attempts to resist the overtures of the Women's Institute and the local Evangelical movements. Our neighbour who couldn't go to too great an effort to inform us of community resources; the man at the museum-like hardware shop who sold us unusually sized metal washers individually and let us have ".....the inside bit for nothing"; the local butcher who has won national prizes for sausages normally only sold in the Garden of Eden; the tram drivers on our tram ride down to the seaside who stop half way and give us a potted and witty history of the Monmouth Rebellion (some neighbours have wounds which still haven't healed from that ancient conflict)

Finally, however we want to share one great quality of the French which we so admire. And that is how discreet, self assured and self contained are our much missed French friends. Okay. the poseur on the trottoir exuding extrovert self assurance and life-style is only an interesting, even entertaining, artistic installation, never an affront to the environment (though often a source of naughty envy.) But the discreet, even refined murmur of the French at table, beach or general relaxation is sorely missed.

Some details have been changed.

Absolutely everything you want to know about buying a house in France.

I have been publishing my book, which is an A-Z on the subject, letter by letter....here we have all the Ds....

DECLARATION PRÉALABLE
Advance declaration of works. A simplified planning application for small projects such as new window and door openings, roof lights, balconies and roof terraces, covered terraces of less than 20 m2, new outbuildings of less than 20m2, conservatories of less than 20m2 and swimming pools.
You obtain the simple application form at the Mairie and fill it in, with brief details of the size type and style of project, materials to be used. The location and appearance of the project you indicate by supplying a photograph of the site of work with a tracing paper overlay outlining the effect of that work (eg new window opening). You also need to supply photos close up and distant to describe the setting and a copy of the cadastral plan. A plan showing the position of the buildings and their distances from boundaries will also be required. Deposit the complete dossier (make sure all requested info is given) at the Mairie and await final approval which is given by the Mairie itself usually within one month.

DEPARTMENTS
Metropolitan France is divided into 95 departments ( plus 6 overseas departments), numbered in alphabetical order according to their names, most of which are taken from the main rivers crossing their territory (e.g. Ain 1, Dordogne 24, Lot et Garonne 47, Paris 75, Val d’Oise 95).
Each department has an administrative centre known as the prefecture (or county town) e.g. Agen for Lot et Garonne. The prefecture is responsible for the administration of schools, highways, infrastructure, local taxation, car registry, residence permits etc. Decisions are made via the < conseil général> county council, which is an elected body.
The departments are grouped into 22 administrative regions e.g. Gironde is within the region of Aquitaine.

DAF
Département de l’Agriculture et de la Fôret. All issues to do with farming and forestry are dealt with here. The DAF is usually based at the Perfecture.

DDASS
Direction Départemental des Affaires Sanitaires et Sociales
Working alongside the DDE they deal with all issues to do with drainage, sewage treatment and the sanitary condition of houses.

DDE
Direction Départemental de l’Équipment
This is the department’s town planning office. They deal with all planning applications, communal infrastructure, roads, new buildings, zoning for expansion.

DEPOSIT
When you enter into a contract to purchase a property, you will be asked to place a deposit towards the price of the house. This is set freely but traditionally is between 5% - 10% of the price and it is paid directly to the notaire, usually at the time of signing the first contract or at least within 15 days. You may pay by cheque if you already have a French bank account. I think it is preferable for all funds including deposit to be sent by interbank transfer to the notaire. There is a trace of your payment. The notaire must give you a receipt.
This deposit is a) a sign of your goodwill and b) at risk if you default on the contract. If you withdraw from the contract for any reason other than the contract conditions or suspensive clauses then you will lose your deposit (notaire will pay it to vendor). Bear in mind that the aggrieved vendor may also take you to court to force a sale. If the vendor defaults the same rules apply.
However if you withdraw within your 7 day cooling off period, or if one of the suspensive clauses is not met, then the notaire will refund you the deposit and annul the contract.

DEVIS
This is an estimate or quote for work. For example if you have asked a builder to prepare you a quote for renovation work, he will present you with a devis detailing that work and with a price against each item. He will have signed and dated it and when you are happy with it, you should sign and date it and give it back to him, keeping a copy. The quote will usually state the payment stages e.g. 30% on start, 50% when nearly complete, and balance of 20% when the job is fully complete.

Carl’s tips :
Study the devis carefully and ensure that is detailed enough, showing each item of work separately with a price against it and that it shows both supply and fit costs. If not detailed enough, get it re-done.
Ensure he has stamped it with his company stamp, showing SIRET number ( register at chamber of commerce) and detailing his professional indemnity insurance policy.
Ensure that the TVA rate is correct. At the time of writing, major building works to improve old properties is rated at only 5.5% TVA. Non renovation work such as decoration or complete home re-build will be charged at 19.6%
Do get a signed receipt for each stage payment and pay by cheque, writing the cheque number on the receipt.
Do not pay cash under any circumstances.
Do not pay more than the devis unless extra work has been agreed and done.
Never pay the balance until the work is finished to your satisfaction.
Do not sign a by-the-hour devis as you are signing an open cheque without any limits.

DIRECT DEBITING MANDATE (DDM)
UK term for automatic bank payments.
It is advisable even for permanent homes for you to set up DDMs for the payment of your essential services such as water, electricity, telephone. This will avoid problems if you forget to pay any invoices.
When you receive your first bills there will usually be an accompanying DDM . Fill this out with your address and bank account details, attach an RIB and return it to the issuer bearing in mind that the first bill must be accompanied by normal payment by cheque. Your future bills will be statements of your charges together with a date upon which those charges will be automatically debited from your bank account.
When you sell and move away from a property do remember to write to your bank cancelling all DDMs and giving your new address.


DIVORCE
Even if you were married in another country you may agree to divorce in France, under French Law if you are resident here. It is obviously preferable to undertake a divorce by mutual consent as agreeing this between yourselves will save you a lot of time and lawyer’s bills.
Get a recommendation for a solicitor/lawyer < avocat> and preferably one who speaks your language. Go and see the avocat together and take along a court authorised interpreter if needs be. Divorce by mutual consent is fairly straightforward here, and relatively inexpensive. If you are short of money the court may consent to legal aid via an application by the avocat. There is usually only one hearing before a judge at the Tribunal de Grande Instance at the Prefecture of your department. After this a final divorce will be pronounced with all the details with regards to money, property, parental responsibility etc. The whole process takes about six months.
Divorce by fault without mutual consent can be as long, costly and complicated as anywhere else.
An interpreter will help you be fully aware of the detail and meaning of what you are doing.
The governement intends to allow notaires to conduct divorces by mutual agreement as from 2008.

DOMICILE
Your domicile is your home. Your domicile fiscal is your officially recognised principal home. Your fiscal residence. It is not sufficient that you live in France in the only home you have in the world, to become fiscally domiciled (and hence not subject to capital gains tax on the profit of a sale). Since the abolition of the carte de séjour (residence permit) for Europeans we are passing through a period where the subject of residency is rather more vague. To put it most simply, you are fiscally domiciled at your principal residence, only when you are known by the inland revenue in France. Hence, for your home to be regarded as your principal residence you must simply make a declaration of your income at the local tax office CDI at your prefecture. You do this annually usually in April/May for income in the previous calendar year. The income declaration form looks complicated, so get help the first time. There is usually a helpful person at the CDI to advise you.
If you do not earn any money in France, then just put 0 in the relevant slot, sign and return it. You will eventually receive a tax return stating that you are not taxable but that you may be liable to income tax in another country for money earned abroad (eg. your state pension which you receive tax paid in your previous country of residence). Your tax office may at some stage ask you to declare your income earned abroad. If this income is within countries with a double taxation treaty with France, like the UK, then they will not tax you again, but will use the information as part of your Taxe d'Habitation calculation.
This avis d’imposition is a most valuable piece of paper as it proves that you are officially resident in France.
If you declare income in France then you will be subject to income tax following a calculation that would befuddle a nuclear physicist. If in doubt employ an accountant.

Note :
As of 2008 Europeans as well as all other nationals must show that they have sufficient resources to live on and provide evidence of social security or private health cover.


DONATION ENTRE EPOUX
Donation between spouses. One of the forms of donation that you can use to best arrange the inheritance laws relating to your property .
See Inheritance.

DRAINS
Most village and town properties will be connected to a mains drainage sewage system. A document from the Mairie appended to your purchase contract will attest to this. However do satisfy yourself that the property is physically connected to the drains and sewage system as it is not unknown for the Mairie to be incorrect. Many small villages are finally getting around to installing communal sewage treatment plants which will improve things for the environment.
Many overseas buyers are looking for a rural property in France and will come to know the delights of the septic tank drainage system . The contract must state if the property has its own septic tank system and whether the system is functioning and whether it has been inspected by the local authorities. 2006 saw the start of a nationwide campaign to check the standards of septic tank systems and to enforce improvements where necessary. In brief, waste waters from the house will flow into an underground holding tank, ferment and then release clean(er) water to a system of slit pipe drains underground or a in a filter bed.
See Septic Tank Drainage System.

DROIT
This word means law but the most common usage you will encounter is the term droit de….or right of ...

DROITS DE MUTATION.
In this case meaning taxation for the transfer of ownership. When you buy a property you pay the notaire’s costs which are in fact made up of droits de mutation, plus the notaire’s fee making a total averaging 6%-7% of the purchase price for properties over 180 000 €. The costs are more in percentage terms for cheaper properties. The droits de mutation on the purchase of all property over 5 years old in France is currently a set figure of 5.09% (2007) of the net house price. This innocent little figure is made up of several individual taxes which are sometimes detailed in the contract as follows:

% of net house price
Taxe départementale de pubilicité foncière 3.60%
Taxe d’état 0.20%
Taxe communale 1.20%
Frais de régie ( 2.5% of the taxe départementale) 0.09%
TOTAL 5.09%

The balance of your costs of approximately 1.3% is made up of the notaire’s emmoluments, plus stamp duty on the contract, cost of hypothèque, cost of cadastre plus TVA.



DROIT DE PASSAGE
A right of way (ROW) on your own land by a third party (passive) or a right of way that is conferred on you on another’s land (active). Under the heading servitudes in the contract, any rights of way must be fully detailed, showing who has them, where and under what conditions and for how long (usually in perpetuity). For example a contract may detail the droit de passage that a named neighbour has to cross a given portion (e.g. 5 metres wide) of your land using foot, horse or vehicular means of locomotion, at all times and without restriction. This may be to reach a field or well for example. You may also benefit from an active ROW to access your property.

Carl’s tips :
In signing the contract you are agreeing to perpetuate this ROW so be sure you are happy about it. Most ROW are inoffensive and you can accept them. Troublesome ROW have usually been dealt with in the past, but if one persists on your property to be, then see with the notaire if it can be cancelled or deviated.
Not all ROWs are fully documented in the contract, but a phrase may talk about all rights of way that may naturally exist. Check the cadastral plan and if you see a solid line bordered by a parallel dotted line this may denote the presence of a ROW. Ask the notaire to find out what it is before signing any contract.

DROIT D’EAU
Before the coming of the mains water supply (1960s in rural parts) properties were served by private or communal wells, springs, water tanks. Shared water supplies were quite common in villages. It may well be that you have such a former common water source on your property. This will often come with the accompanying droit d’eau meaning that specified people, usually neighbours, have the right to draw water from that source. If you feel that its existence may be troublesome, see if the notaire can get it cancelled as the advent of mains water rendered redundant most of these rights by mutual agreement with the beneficiary.

DROIT DE BAIL
This means literally the cost or rent of a lease or tenancy. Its terms will be detailed in a contract or lease .

DROIT D’ USAGE
A neighbour may have been given a right of usage of a plot of your land or an outbuilding either for an agreed annual sum or for free <à titre gratuit>. These rights are as strong as formal tenancies, and are usually only cancelled by mutual agreement (often with a sweetener, in time honoured fashion).

Absolutely everything you want to know about buying a house in France.

CADASTRE
Land Registry. This is kept centrally within each department, usually at the prefecture or county town. It is also kept locally but less frequently updated at the Mairie of each commune.
All land is divided into sections and then plots within a commune, each with a number. The cadastre gives the surface area and boundaries of each plot and the owner’s name is registered against that plot.
Any changes to the boundaries or division of plots, grouping together of plots must be notified to the cadastre officially by a surveyor so that new plot numbers may be allocated. Each plot is designated to be a type of land (arable, wood, pasture, etc) and so this forms the base for taxation by the Taxe Foncière.
The cadastral plan is the land plan, the pictorial description of the plots of land. A copy of a certain section may be obtained, usually free, at the Mairie, or for a fee and more up to date at the central cadastre.
Note : The cadastre in many departments may now be consulted by notaires via the internet.

See Boundaries

CAISSE DES DÉPÔTS ET CONSIGNATIONS (CDC)
This is the central state bank in France. It is not a trading bank, but as its name suggests a central depository. The branches of the bank are the local public treasury . Just about the only time you will come across the CDC is when you buy a property. You will be asked to transfer all purchase funds to the notaire’s bank account and all the 7000+ notaires in France are obliged to use the CDC for all monetary transactions that they undertake. The state is guarantor of the funds. The notaire earns a minimal interest rate on your funds at the CDC usually 1% per annum, to which you are not normally entitled.

CAPITAL GAINS TAX
The French state applies capital gains tax on re-sale of property in a number of situations and at varying rates. Firstly, we must define in which situations CGT is due:

Sale of a secondary home by a resident or non-resident.
Sale of a principal home where part of the property has been rented out.
Sale of a property owned by a trading company (such as a UK limited company)

Let's look at these one at a time.

1a) Sale of a secondary home by a resident in France.

By resident, we mean a French citizen fiscally domiciled in France or a foreigner who lives in France and declares his income at the local tax office (this is the official qualification for a resident since the abolition of residence permits for Europeans) or who has a long term visa (eg an American living here)

A resident who sells his secondary home is liable to CGT on the profit made. The profit is defined as

Net sale price minus (original purchase price + costs of acte de vente + estate agents fees + allowable renovation costs).

This profit figure is depreciated by 10% for each full year of ownership from year 6 to 15. At the end of 15 years, there is no CGT liability as the profit has been depreciated to zero.

The current (January 2009) capital gains tax rate is 16% plus 12.1% social security costs making a total rate of 28.1% which is applied to the profit. This tax is calculated by the notaire and substracted from the sale proceeds on the day of completion and paid to the tax office. The tax office has 3 years plus the current year within which they can reclaim against this calculation, so keep all paperwork.

1b) The sale of a secondary home by a non-resident.

A European citizen, non-resident in France is liable to the same CGT calculation as above, except that the tax rate is only 16% (social security costs not being recoverable from non-residents)

However, there are additional costs and bureaucracy for non-residents. The declaration is made by an accredited agent (a sort of government licenced risk assessor) usually appointed by the notaire for all sales over 150 000€. This agent goes through all building work invoices very carefully, refusing any that are even slightly suspect. He calculates the CGT payable. The vendor pays him approximately 1% of the net sale price for this privilege (deductible from the capital gain of course). In addition, if a considerable amount of building costs have been offset against CGT, the accredited agent may insist on retaining a sum of money on deposit from the sale proceeds (interest payable 1% per year) equivalent to the CGT which might have been due on those works, for a period of 3 years plus current year.

A non-European person, non-resident in France, is liable to the same CGT calculation as in 1b) except that the tax rate is 33.33%. An accredited agent is also appointed.

2) Sale of a principal home in France where part of the property has been rented out

A good example of this is where the resident owner also has a separate gîte which he lets for holidays, or where a part of the main house has been used exclusively for B&B.
CGT is due on the profit of the part of the property which has been used to create income.
The value of this part is calculated in discussion with the notaire, by estimating its value at purchase, the costs incurred in any renovation, offsetting any depreciation and then taking this away from the estimated net sale value of this part within the overall sale.
Tax rates are applied as above for residents.

Sale of a limited company owned property.

Such properties are always deemed to be secondary homes for capital gains purposes whether they are secondary or not. Not only is CGT always liable, but the rules for company owned properties are stringent and quite penalising. It is advisable to consult a taxation specialist before entering into the purchase of a property via a company for this reason. Whilst not going into specific details because of the complexity of the situation, let me just tell you that instead of depreciating over time of ownership, capital gains liability actually increases by 2% of the property value for each year of ownership by a company. Yes, this means that 100% of the property sale value is liable to capital gains tax after 50 years of ownership. Worth thinking twice before such a purchase. These rules do not apply to SCIs.

There is legal precedent which means that currently, Limited companies based outside France and owning property in France are not strictly liable to capital gains tax. However, and it is a big however....virtually no Notaire will attempt to register a sale deed for such a property without an acreddited agent being appointed, and such agent will insist on capital gains tax being paid !! In addition, this legal precedent has created a "grey" area, which is likely to be clarified very shortly so that Limited companies are once again clearly liable to capital gains tax.

In addition, know that a company that owns a property in France must make an income tax declaration on that property each year before 15th May (form 2746) and pay income tax on that income. If no income, no tax. However, for companies whose registered offices are outside of the list of countries with which France has a taxation treaty, not only is CGT a major issue, but a tax of 3% of the value of the property is payable annually.

When is there no liability to Capital Gains Tax?

If you are resident in France then you are not normally liable to CGT on the sale of your principal residence. Your principal residence is at the address to which the tax authorities send your annual income tax declaration.

If you have been a tax resident in France for at least two years, then moved away overseas before selling your home in France, the sale of this and a previous principal residence will be free of CGT provided 5 years passes between their sales. See your notaire.


CAPRICORN BEETLE
Most old properties in France have been attacked by wood insects at some time or another and their traces can be seen in the house timbers. The larva of the capricorn beetle loves nice old soft building timbers and it bores its way through them leaving behind the typical oval shaped hole on the surface as witness of its passage. The holes are about 5 mm in diameter and the larvae themselves are soft grubs up to 2 cm long. Their hard jaws do the damage by eating the timbers and a major attack can be quite destructive particularly in modern soft woods if left untreated.
How do you know if you have a problem? Well, you can hear them munching at quite a distance and that’s when its time to call in a wood treatment specialist.

Carl’s tips :
Do not be alarmed purely by the number of holes you can see in roof timbers, these are often old and inactive traces.
Do call in a wood treatment specialist if you start seeing piles of sawdust under a beam or hear the larvae munching in the night (I’m not joking). They will give you a free survey and quote.
Do not try and treat them yourself as timbers need to be injected with insecticide to get rid of them, and the insecticides are dangerous.
Do beware of people who knock on your door and offer you a free wood survey. More often than not they will try to frighten you into possibly unnecessary treatment at a high price.

CARTE
There are many types of professional cards or licences guaranteeing that the holder has the correct qualifications for the service they offer. Here are just a few that you may come across:

Carte Professionel d’Agent Immobilier
This is held by qualified estate agents who are registered at the local chamber of commerce. It is renewed annually and it is your guarantee that you are dealing with a bona fide estate agent. Ask to see it.

Carte Professionel de Négociateur Immobilier
This is held by any employee of an estate agency who undertakes the job of helping you find and buy a property. This licence is renewed annually. Again ask to see it.

Carte Grise
This is the registration document of the car and it is issued by the service des cartes grises at the prefecture when you buy a car or motorcycle. The carte is registered in your name.

If you bring a foreign car into the country and wish to keep it here, you must put it through a formal technical test and then obtain a carte grise before obtaining French number plates.To do this, start at the Prefecture and they will guide you.

Carte Bancaire
Most cards issued by the high street banks here are debit cards backed by the likes of MasterCard and Visa. They are the most common form of payment for goods and services here. They are not cheque guarantee cards (if you write a cheque without provision you will get yourself into trouble).

What is a Carte Blue? This is a generic term left over from the time when the banks all issued a blue coloured Visa card.

Carte de Séjour
Residence Permit. No longer required by European nationals living in France. However a Carte de Séjour must still be obtained for any other national wishing to reside more than 3 months in France. Application is made either via the French consulate in your own country or direct to the prefecture in the department you wish to reside in.

Carte Vitale
This is a green card issued to all who are entitled to health cover under the social security system. It contains your details, and if used at doctor’s or pharmacy allows you to be automatically reimbursed your health care costs. If you pay into the healthcare system via the Caisse Primaire d’Assurance Maladie, or similar organisation, you will be issued with this card.

CAVE (à vins)
A wine cellar. In rural France most caves are found at ground floor level with the living accommodation over them. A cave may be the coolest room in the house usually in the back to the north.
In town you will see Cave du Pin or similar over wine shop doors.

CERTIFICAT D’ URBANISME (CU)

There are 2 sorts :
1) or local search. The certificate of urbanisation or planning certificate. This is most often obtained by the notaire from the local DDE (town planning department) to confirm the planning status of a property or a plot of land at the time of sale. This is a vital document for you as it is the only official description of the planning status of what you are about to buy. It will state who the current owner is, where it is situated (lieu dit and cadastral plot number) and will define for each plot number what planning zone it is in. e.g. Zone NC = Zone Non Constructible Agricole, a non buildable agricultural plot. It will state the permitted use of that plot eg : habitation. It will also state what planning restrictions apply.

2) For a determinded operation .If you wish to convert the barn of the property you are buying to habitation this constitutes a change of usage from agricultural to habitation and a CU operationnel must be obtained for this change of use. If this is vital to your plans for the property you should ask the notaire to insert a suspensive clause in the purchase contract related to obtaining one. A positive CU will state for example that you may convert a 120m2 stone barn to habitation, that water and electricity and access already exist and that you must instal an individual drainage system or connect it to mains drainage if available. This is only outline planning permission. Before doing any work you must obtain a fully detailed building permit .

If you are buying a building plot, the notaire must obtain a CU confirming the planning status, limits and limitations of construction on the plot.

CELLIER
Store room or larder

CENTIARE
A unit of measurement of land area. One centiare is one square metre. There are 100 centiares in an are (100m2) and 100 ares in a hectare (10 000 m2)

CHANGE OF MARRIAGE REGIME
When a foreign married couple buys a property in France, either as secondary or principal home, they may change their marriage regime to best adapt their fiscal status to the conditions within France. This adaptation can be very important as the regime of marriage dictates the conditions of inheritance of built property in France. This adaptation is allowed by the Treaty of the Hague 1978, Article 6, lines 2 and 3.
Most of you reading this will now be scratching your heads, because you did not realise that you had a marriage regime to change. Well, you do and in the UK the normal regime is known as separation of goods, in the USA there are different regimes depending on the state you are married in. However, the French may opt for one of several different marriage regimes, and may also take out a pre-nuptial contract.

When is a change of marriage regime useful to you? See Universal Community of Goods.

CHAMBRE D’HOTE See Bed and Breakfast

CHÂTEAU
Literally this means castle. Most old urban settlements in France still have a château or the remnants of a fortified position that protected that settlement.
The word château is also used to denote any grand house or property. More particularly in the wine producing areas of France, virtually every vineyard responds to the name of a château, and this may apply to the most noble of proper castles or the most humble abode which is the wine producer’s home.
The château d’eau , the water castle, is the water tower, an omnipresent feature of rural France supplying villages with water under pressure.

CHEMIN
This means a lane or track, a vehicular access way that is less important than a route or road. There are many different types.
Chemin communal : the small roads within a commune, serving local access to houses.
eg C107
Chemin vicinal : a lesser version of the above. eg CV103
Chemin rural ; This is the most abundant form of chemin. There is a network of chemins ruraux or farm tracks across the countryside. Usually about 3m wide and made of beaten earth, these were created to allow farmers access to their fields with horse and cart. These are owned by the commune and are open to all who wish to use them. A good many have fallen into disuse and are covered in brambles, as the communes may not have the funds to upkeep them and farm machinery is now too big to use them.

Carl’s tips :
If you are buying a property with more than a large garden, it is quite likely that you will have a chemin rural crossing it or providing access to your house. Look at the cadastral plan and you will see it shown as a narrow track, bounded by solid lines, and without a cadastral plan number but often a name like Chemin de Montaigu à Pervillac.
Do not be alarmed by the presence of a chemin rural on your land, it is quite normal here.
If you are worried about the proximity of a chemin rural to your house and potential disturbance, do enquire as to its use. Troublesome tracks may sometimes either be bought from the commune and made private or deviated with the agreement of commune and neighbours.
Do not put a locked gate on a chemin rural.

CHEMINÉE
Fireplace. Not to be confused with chimney which is a conduite de cheminée . This term usually denotes an open fireplace and they come in all shapes and sizes and materials. A cheminée insert is an enclosed wood burning stove with glass front fitted into the mouth of the fireplace.

CHEQUE BOOK
When you open a current checking account at your bank they will order you a cheque book . Your first one will take about 3 weeks to arrive at your account address by registered post. The reason for the delay is that they will be checking you out : prison record, court judgement, past history of being forbidden a bank account etc.
Writing a cheque in France is much the same as anywhere else but always write in the name of the town where you write the cheque (à..... place, le..... date). No cheque guarantee card required but don’t overdraw without prior arrangement otherwise, a) the bank will fine you, and b) close your account if you persist.

CHILDREN
Your children are reserved inheritors of your estate in France. There are various ways of adapting the law to suit your individual situation and depending on whether you are resident or non resident.
See Inheritance

Carl’s tips
France is a very civilized and peaceful country, and the relationship between children and adults is one of trust. When you are introduced to a child, they will invariably come up to you and present a cheek. Do not stick out your hand awkwardly. You are in France and a peck on each cheek is the proper response.

CODE CIVIL
Unlike many countries, France has a written civil code . This is a large red bound book, which you will find on the desks of most notaires and solicitors, within which you will find rules of conduct on just about any issue in day to day life in France. Rules regarding party walls, to rent reviews, to marriage requirements etc. It covers all aspects of the citizen’s life.

COMMUNAUTÉ DE BIENS
Community of goods. The legal marriage regime in France. See Marriage Regime.

COMPANY
For a variety of reasons, but in relatively rare situations you may decide to purchase your property via a company rather than as an individual. Typical reasons for such a choice are :

a complicated family situation
desire to significantly alter the inheritance situation
desire to exclude a child or children from inheritance rights
multiple purchasers eg. joint ownership between several people
purely financial reasons eg it is an investment property

Purchase via a company allows the application of different regulations regarding inheritance taxation, domicile, code of conduct in case of sale etc. It does this by changing the status of the built property from immeuble (regulated by French inheritance laws) to meuble or shares (regulated by different company/national laws). The main company types used for house purchase are the UK limited company, or other country equivalent or the French SCI .
The French fiscal authorities do not recognise trusts. Offshore companies are penalised.

Carl’s tips :
A company purchase is a rare thing, to be used in exceptional circumstances only.
Do not just look at the positive aspects (freedom to dictate inheritance rules) but beware the many negative aspects. Companies that own properties do not benefit from the variety of capital gains taxation offsets that are available to individuals and SCIs.
This is a complex subject and you should take specialist French financial advice before embarking on such a project.
If you own a property via a UK or similar limited company you must declare any income or zero income from the property before 15 May each year on form number 2746. If you do not, the tax authorities will apply an annual tax equivalent to 3% of the value of the property.
Companies registered in countries where France does not have a taxation treaty will automatically be charged this 3% annual tax.
If in doubt consult your notaire.

COMMISSION
When you are purchasing a property in France via an estate agent or even directly through a notaire you will be paying a commission on the purchase. The amount of commission payable and by whom it is payable is stated in the purchase contract right from the beginning, and is determined by the agent’s or notaire’s tariff and the type of sale mandate in force. At the end of the day one way or another the buyer will be paying the published total price, which is the net vendor price plus commission.
Agency commission rates are set freely by each agency and must be displayed on a notice in the office. Normal rates, on a sliding scale depending on house price, vary between 5% and 8% plus TVA. Currently VAT is 19.6%.

Carl’s tips :
Do check that the notaire has split out the agency commission in the preliminary purchase contract and put it in your charge so that you do not pay state taxation on this sum.
Do not pay the commission or the deposit directly to the estate agent. Although many agents are authorised to take clients funds, I personally do not recommend it, and advise you to pay all your funds via the notaire.
If you get in touch with and buy direct from a vendor obviously no commission is payable, but you will still need to seek advice or deal carefully and directly with the notaire.
On re-sale, the commission you paid on the purchase can be offset against any capital gains tax due.

CONSTAT PARASITAIRE
When you purchase a property, the first contract you sign will be accompanied by a wood insect report on the house and outbuildings, less than 6 months old and paid for by the vendor.
See Termites.

CONTRACT
There are various types of house purchase contract, the main ones being:

Sous seing privé or compromis de vente.
The most common name for the preliminary contract of purchase between individuals and conducted via a notaire. This is a binding contract subject to the conditions and suspensive clauses that are detailed within it. Once signed the notaire undertakes its administration and confirms all important conditions : planning, title, mortgage status etc. The process takes a minimum of two months in rural areas and four to six weeks in urban areas.
See example Appendix 1.

Promesse de Vente
The vendor offers a property for sale and gives an option to a buyer for , say, 2 months.
The vendor cannot accept any other offers during this period.
The buyer places a holding deposit of around 10%
At the end of the option, the buyer either takes up the option and buys, or declines to proceed. If he declines because a suspensive clause was not met, then he gets his “deposit” back….if not the vendor keeps it.

Promesse d ‘Achat
Uncommonly used, this is similar to the promesse de vente but in favour of the vendor.

Acte de Vente or Acte Authentique
This is the completion act of sale, raised by the Notaire for signature by the parties, only when he is satisfied that all conditions have been met for a secure and fair contract and also only when he has received all the purchase funds!
Unless otherwise stated in this contract the buyer may take full vacant possession of the property as soon as all parties have signed.

See example Appendix 1.

Location/Vente
In certain circumstances you may agree to a long term purchase contract on a property by which you agree to a monthly rent, over a defined period with a final lump sum at the end when you finally become the owner. This contract is usually used by real estate professionals.

Vente en Rente Viager
A rarely used contract by which you agree to purchase a property from someone by an initial lump sum followed by a monthly payment for the rest of the vendor’s life. The respective amounts are calculated actuarially by the notaire, depending upon the vendor’s sex, age and whether they will remain in occupancy of the property or not. It is a somewhat ghoulish form of contract in my opinion and rather unsatisfactory for one or both parties.

Jeanne Calment sold her property to her own notaire via rente viager. She lived to be 109 and her notaire and his successors continued to pay her monthly rental for all those years. Need I say more about the risks involved?

COOLING OFF PERIOD
When you sign the preliminary contract of purchase, there will be a cooling-off period within it for the buyer. This clause states that once the buyer has been presented a fully signed copy of the contract by the notaire, he has 7 days to reflect starting the morning after the day of receipt of the copy. This is a consumer protection clause. Within this period, the buyer may decide to withdraw from the contract, without any penalty and without losing the deposit. To withdraw, the buyer must write to the notaire by registered letter. No reason is required, but giving one will be of help to the vendor and agent.

Carl’s tips :
Do not sign a contract to purchase if you have the slightest doubt, thinking that you can always use the cooling-off period to re-consider. This wastes everyone’s time and effort.
If in doubt, discuss with your agent and notaire.
The vendor does not have a cooling off period, and is bound from the moment of signature.

CO PROPRIÉTÉ
If you are buying a flat, you are likely to be buying within a co propriété. This means that you buy the freehold of the flat, but pay monthly maintenance charges for elevators, new roof, re painting, porter salary etc
See A flat in Paris.

Absolutely everything you want to know about buying a house in France.

Here is chapter two....all the Bs. If you want a particular topic covered, please contact me.

B&B
You may well be interested in having some activity which brings you in an income from your new home in France. Offering Bed & Breakfast is a popular way of remaining active and helping to pay the bills. If this is one of your plans, then ensure that you buy a property that is suitable. The property should have sufficient bedrooms, preferably with en-suite bathrooms, to accommodate guests. It is also preferable that they are apart from your own accommodation, for privacy. B&B is less than 5 letting bedrooms ; above this figure you must abide by hotel regulations. The French for B&B is .

Carl’s tips :
The most successful B&Bs (as with gîtes) offer good quality accommodation, well furnished and with en-suite bathroom facilities and a healthy breakfast of fresh pastries, bread, jams, juices and coffee. Local fresh fruit and specialities would be a bonus and a swimming pool is very attractive for summer guests. Think of offering packed lunches for those who are touring the area, and if you like cooking, offering evening meals can be both pleasing for you and profitable. An information pack on the area and places to visit and dine out will please your guests. A warm welcome and good accommodation and fare will bring you valuable return trade. Gone are the days of cheaply furnished B&Bs with a shared bathroom down the hall. Today’s B&B clients are looking for good quality and are willing to pay well for it.

BAIL FERMIER See FARMING TENANCY


BALCONY
The addition of a balcony, deck or terrace to a property may well give you added pleasure and access to views. In a village property, this may often be the only way to have an outside area. The points to remember are: if it exists when you are buying the property, ensure that the necessary building permit was obtained for its building (ask notaire to check for building permit), if you are thinking of adding one, then make an application via your Mairie using the form. This is a declaration of works, a simplified planning application which will normally be answered by the Mairie within a month.

If you build one without permission (even a verbal agreement by the Maire is not be enough) you may find yourself in contravention of building regulations, or within the boundaries of an historic monument, and be asked to demolish it.

BANKS
The banking system in France is fairly straightforward, with a number of major players. The Credit Agricole is the largest, with the most branches and is often the only choice in rural areas. Other Banks include BNP Paribas, CLC, CIC, Banque Populaire, La Banque Postal (post office bank) and the Credit Agricole Britline in Caen, plus an increasing number of other financial institutions offering banking services. You do not need a bank in France in order to purchase your property, because you will be sending your funds directly to the notaire’s account via inter-bank transfer. You should know that all notaires use the same bank to hold your funds; the state bank called CDC , which is not a high street bank.

However, once you have bought a property, or if you are buying with a mortgage and so must have an account from which the monthly instalments are debited, you should open an account with a handy local branch. To do this you will normally need to go in person (your agent should help you) and present proof of your domicile (an electricity bill in your name at your home address for a non-resident account, a copy of the Attestation de Vente for a resident account) and your passport. Nowadays you may be asked for an income tax certificate to prove your residence outside of France. It will take about 30 minutes to open the account, and you will be sent your first cheque book within 3 weeks by registered post (after they have checked to see if you have a criminal record etc) and the pin code for your debit card (Eurocard) will be sent within seven days. You will normally be expected to go and pick up your card in person. You will also be given a number of RIBs ( some in your cheque book too). This is the , which details your account numbers and which you can give to anyone with whom you wish to set up a regular automatic bank payment (EDF, France Telecom etc)

Carl’s tips :
Allow at least five days for money to transfer into your account or that of the notaire. Keep a close eye on your monthly statements. Make arrangements for internet banking if you so wish.
Do not go overdrawn without a prior arrangement with your bank. If you write a cheque which is not covered, the bank will probably honour it, but charge you a hefty fee for doing so (around 70€) and they will slap your wrist heavily. If you do it again, you are likely to have your account closed and be forbidden to open one again.
The debit card is not a cheque guarantee card here, and you must only sign a cheque if you have the funds to cover it. You can use your debit card with its PIN code in France Telecom telephone boxes to make a call. Very handy if you don’t have a telephone card on you.
Regular automatic bank payments. It is advisable to set up a number of these, particularly if your property is your secondary residence. To do this, you will find an form, direct debiting mandate, attached to your first EDF (Électricité de France), GDF (Gas de France) or water company invoice. Fill out the details of your account, attach a RIB and return it to them (paying your first bill by cheque). You may also set up automatic payments with France Telecom, your insurance company, and anyone whose bills you need to pay regularly even when you are absent.

BANLIEU
This is the term for suburb of, or district of. In the case of Paris for example, there are several banlieux which are suburbs or dormitory towns for the city. The term banlieu is often associated in a pejorative sense with poor outer city suburbs.

BARN
If you are buying a rural property in France you are more than likely to become the owner of a barn , as most rural properties have been farms in the past. The barn was the working outbuilding of the farm, where animals were housed, hay stored and farm machinery parked. Most barns are built in stone with timber and tiled roof, measure between 80m2 and 600m2 plus and are no longer used for the purpose for which they were built. This is because the property you are buying is probably no longer a working farm, many farmers have stopped livestock activity and even livestock farmers have found these old buildings unsuitable and too small for today’s activities and have built large modern livestock sheds.

The traditional barn comes in many shapes, styles and sizes depending on the farming in the given area. In the South West for example, most are built in hard limestone with a tiled roof, are rectangular and are set at right angles to the house, and apart from it. In the Gers, the barn is often a huge extension under the roof to the rear of the house. The front gable end will have a large set of double doors to the left, allowing access for large farm machinery into the parking zone within, and to the right a smaller set of doors leading into the cow stables. The stables have a row of mangers to one side (between six and twelve is normal) at which were tied the cows during the cold winter months. Over the stables is the hay loft, from which hay was thrown down into the main area and then fed to the cows through serving hatches in the wall of each manger. Today, many of these barns serve no useful purpose apart from storing tractors/mowers and quite often a whole range of rusting, antique farm machinery.

So, the idea of converting a barn to workshops or stables (for which no planning is required unless the workshop is commercial) or to habitation (for which planning permission is required) comes to mind. In fact you may have been looking for a property with a barn, with precisely the idea of converting it to letting , or to a guest cottage for friends. Firstly you must ascertain whether the planning authorities will grant change of use to habitation for the barn. If you are in the process of buying a property with the objective of converting the barn, then you must ask your notaire to insert a suspensive clause in the purchase contract regarding obtaining such permission. The notaire will request a certificat d’urbanisme for change of use from agricultural to habitation. Once this is obtained (from the DDE) you are assured of being able to undertake your project. The CU is valid 18 months, renewable once only for 12 months provided the rules do not change, and you must put in detailed plans and an application for a building permit < permis de construire> within that period. My advice is to do it as soon as possible as rules change, and to get a registered local architect to do the plans and submit your application. In fact although this is obligatory for all buildings more than 170m2, use an architect even if the building is smaller as you will avoid many pitfalls. You should have your permit within two months. Do not start work until you have it, but get on with lining up the artisans and getting quotes.


Carl’s tips :
When putting in your plans, you must consider in advance just what you want to do. How many gîtes do you need, is this feasible within the barn you have, how big should each one be. Remember a mix of sizes is good for satisfying a variety of demands.
Speak with the letting agent you will be using as he will be able to advise on the best set up. Generally speaking I would opt for spacious, well equipped gîtes with good living room and en-suite bathrooms, heating and private terraces. A mix of one, two and three bedroom units will satisfy most demands and will allow you to do B&B in the smaller unit off season. Furnish your gîtes with good quality furniture and fittings.
A swimming pool is essential for good occupancy levels in the southern part of France.
Make sure that the gîtes have privacy, and that the distinction between gîte areas and your own private areas are clear.

BARRAQUE
This is a slang word for a large old house. It usually denotes a house in poor condition. You would not call a fine Maison de Maître a barraque unless it looked in very poor state.

BASTIDE
This is the word for a fortified village. There are many bastides in the South of France dating from medieval times when there were religious wars and also wars between England and France over territories. Most were built by the French to keep off invaders, but some were built by the English (Monpazier for example) to protect the territory they had gained i.e. Aquitaine. These villages are usually set up high on top of a hill, surrounded by ramparts and with a fort dominating the countryside below, although there are some valley and riverside bastides ( Aiguillon for example).

BERGERIE
Literally a sheep shed. A building where the shepherd would put his flock either at night or for the winter. These are usually small, rectangular stone barns with a low roof and open plan interior, suitable for a small flock of sheep. These buildings make ideal conversion projects for guest accommodation or artists studios (subject to planning permission).

BOLET
Quercy farmhouses were built in stone, with two rooms on the first floor (living/kitchen and bedroom) raised over a winemaking cellar. Stone stairs lead up the middle of the front of the house to a porch area with the front door. Over this was built a timber framed and flat terracotta tiled porch, with 3 steep pitches. This created the entrance, which is not only a distinctive and attractive architectural feature, but a practical way of protecting visitors and owners alike from rain and sun at the entrance door. Some areas also use the term balet.

BOUNDARIES
One of the most important subjects relating to the property you are buying.
All land is registered at the land registry , of the department. Land is divided into relatively small plots of homogenous nature (i.e. pasture, wood, house plot etc) each with a unique number ( although it is not uncommon to find one parcel N° with several different natures within, marked 1 a,b,c etc) . The boundaries of the plots make up your property. The cadastral plan of a property shows the various land plots that make up the whole property, and these are numbered and with defined limits. Each plot may represent a different type of land ; pré (pasture), friche (scrub) bois (wood) and sol (house plot). The cadastral plan is to scale, usually of 1/1250th or 1/2500th, so the length of each boundary and its relation to other plot boundaries can actually be measured off the plan, and its limits defined in relation to buildings, or geographical landmarks.

In rural areas, each property takes its name from the name of the land, or lieu dit (a place called). These names are often old French, whose meaning may have been lost. So, the full reference for a land plot, as shown in your contract, will be something like:

Commune de St Amans du Puy, section A, N° 157 Cap del Puy 1ha 20a 33ca

The translation of this is: In the commune of St Amans du Puy ( where the Mairie is) on Section A of its cadastre ( it may have several sections) plot N°157 is at lieu dit Cap del Puy and measures 1 hectare 20 ares and 33 centiares or 12 033 m2 in surface area.

When buying a property you should get the agent and owner to walk the boundaries with you to show you the various boundaries that define the property, and then ensure this matches what you see on the cadastral plan at the notaire’s office .The boundaries are rarely fenced, and if they are, do not rely on fences to define a boundary as they have often been installed with a more practical objective (eg. keeping sheep in) than actually marking the legal boundary. With a copy of the cadastral plan in hand, you should be able to identify clearly all your boundaries. If you have any doubts, ask for clarification and enrol the help of your notaire if doubts persist.

If you are buying a property where one or more of the plots is being divided before the sale, then a surveyor < géomètre> will be employed (either at vendor’s, buyer’s or shared cost) to survey the land and to instal new boundary markers which are securely embedded in the soil at appropriate points. The newly divided plots are given new cadastral numbers by the cadastre (takes 3 weeks) and you will be given a new cadastral plan by the notaire at the time of completion.

Carl’s tips :
Here are one or two interesting and helpful points about defining boundaries:

They usually follow the topography of the land .
Boundaries may be ditches, ancient farm tracks, streams, cliff edges, but rarely fences.
Different plots have different natures ; eg woods, pasture etc. An irregular shaped plot is often a wood, and a regular plot a pasture or arable land.
When a boundary is on a steep slope or even a cliff, then the top plot usually owns right down to the lowest edge of the slope or cliff. This is important to confirm when trees are growing there. Trees that block your view may only be cut down if they are yours or if the owner of the adjacent plot gives you permission.
If you bound a stream, then your boundary is in the middle of the stream. If you have plots both sides of the stream, then you own the section of stream that crosses your land. If you bound a river, then your boundary is often just a few metres into the river, but other rules may apply regarding rights of fishermen/council workers etc to walk along the banks. The general rules are of course subject to variations.
In urban environments you need to question the notaire carefully on the subject of party walls . Are they shared, or yours or the neighbours?
If you notice a plot or path without a number on the cadastral plan, this will usually belong to the commune (as in the case of a chemin rural, or farm track).
When you are signing the purchase contract, check off the numbers in the contract against the numbers on the cadastral plan (make sure there is a plan with the contract) and ensure this matches what you think you are buying. When there are many plot numbers, first count them and then check them off one by one against the plan.
Boundary disputes, once you are owner, should be discussed a) in front of the notaire and b) if necessary clarified by employing a géomètre to settle the issue officially.
When buying a plot with building permission, ensure that you get the buildable part clearly marked by géomètre so that you do not inadvertently build part of the house on a non-buildable part of the plot, or even on the neighbour’s plot.

BON DE VISITE
When you go to an estate agent in France, particularly a French agent used to dealing with his local clientele, you will be asked to sign a bon de visite before or after viewing properties. This bon de visite will show your name, the agent’s stamp and details of the properties, prices and location that you are visiting with him. This document serves several purposes:

First and foremost, this is proof that it is this particular agent who has shown you a specific property. In signing this document, you are promising that if you choose to buy this property; you will do it through this agent, to whom will be due the sale commission. NB If you do otherwise and buy the property through another agent or even directly with the owner, the agent with the signed bon de visite can legally claim his commission from you.
It serves as a clear record of what you have visited with this particular agent, and what the terms /prices are.
It serves the agent as a record vis a vis the vendor as to visits he has arranged.
The bon de visite is the French agent’s protection against the common French practice of getting to know properties via the agent and then trying to come to a private deal with the vendor, thus avoiding paying the agent’s commission.

The average local agent will always insist on you signing a bon de visite. This is normal practice and you should sign it in good faith.

BOURGEOISE
A is often a 19th century, classic looking town or village house, double fronted on two floors. A maison bourgeoise is usually large, symmetrical, with spacious high ceilinged rooms, laid out typically with corridor with two rooms right and two rooms left and the same layout upstairs. Garden to front and rear. Moulded plaster ceilings, marble fireplaces, decorative tiled floors. These houses were originally built by the bourgeoisie or upper middle classes and expressed their standing in the community.

See also Maison de Maître

BRICOLAGE
Do it yourself (DIY) in English. Today, DIY has taken hold in France, and the French are finally upgrading their houses themselves rather than paying handsomely for local artisans to do the job. Outlets such as Castorama, Bricomarché, Mr Bricolage offer a good choice of materials, good service and advice, delivery.

Carl’s tips :
Beware of cheap, own brand paint as you might find yourself painting a wall with something similar to milk. Buy the best you can afford.
Bricollé. This is a derogatory term for something that has been badly done. It doesn’t mean done by an amateur, it means bodged.

BOULANGERIE
Virtually 60 million French people live within walking distance of one. Yes, the ever present , or bakery, is to be found in every self respecting village and on every street corner in the urban environment. Even most supermarkets have their own in-house bakeries and these are ofetn very good.
Note : A sells bread made by a nearby boulangerie.

BUILDERS
For your renovation project in France, choose your builders strictly by recommendation (from your agent, Maire, friendly neighbour). Do not take pot luck with the Pages Jaunes (Yellow Pages). Take the same precautions you would do at home ; get recommendations, insist on seeing work done for other clients and speak to their customers.

Depending on the scale of work, you may choose a firm of general builders or individual artisans. For most renovations you will end up employing a handful of individual artisans for the different jobs involved ; electricians <électriciens>, plumbers , stone mason or builder , tiler < carreleur>, labourer , glazier , painter , roof builder , roof tiler , cabinet maker <ébeniste> door and window maker .

These are usually highly skilled individuals and the only problem you will encounter is to co-ordinate them so they work together, and in the right order. Do not leave this aspect to chance, or your project will be without end .

Carl’s tips :
For all work, only pay against invoices, showing the registered N° of the artisan, N°SIRET and the correct rate of TVA. For certain building/renovation works on old properties this is currently reduced to 5.5%. The rules are complicated…ask your builder.
Do not pay cash in hand.
Do not pay more than 10-30% deposit up front, and never pay the full amount until the work is completed to your satisfaction.
Do co-ordinate the different artisans with care.
Do employ a works supervisor if you are going to be absent, or if it is a complicated project.
For all major works, ensure you get a valid copy of the artisan’s certificate of insurance providing indemnity against faulty work for two years ( plumbing and smaller work) to ten years , for all major building works, pools, roofs, walls etc.

See also Insurance (Domages ouvrages)

BUILDING PERMIT
The Permis de Construire (PC). This detailed planning permission is required for all significant building projects.

Complete renovation of a ruin
Barn conversion
Extensions
Outbuildings of more than 20m2
Balconies
Large covered terraces
New houses

The Certificat d’Urbanisme (CU) of a property will specify for what sort of work a PC is necessary. The PC application is relatively complex and strictly regulated. This should be duly completed and deposited at your local Mairie. They will approve or otherwise the project and then send it to the town planners at the prefecture (DDE) for official approval. If they approve the project, they will deliver your PC within 2 months. If you have not completed the application correctly or omitted certain documents, then the toing and froing could cost you precious months.

Carl’s tips :
Do get the application completed and fully documented by a good builder, works supervisor or architect. They know what is required and their valuable knowledge will save you a refusal or two.
Do not start work until you have a positive PC. Do not do the work if the PC is refused. The DDE will order destruction of any works for which a PC is not obtained.
Do display the PC on site.
Don’t expect this to be free. You will pay a tax in several stages as works progress.
Most PCs have a life of 2 years plus 1 extra year if extended. You should have started and completed the works within this time. The DDE will ask you annually for a progress report. If the PC expires before the end of your project, do get it renewed.You should not interupt works for a period of longer than a year.
Do not accept a jovial ‘yes, get on with it’ from your friendly Maire. Always get a PC where required, for if not you may regret it later.

Absolutely everything you want to know about buying a house in France

The introduction to this book is now in the archive if you want to refer to it.

Here is Chapter 1........all the As. The book is in an A-Z format for easy reference.


ACTE DE VENTE
(Translated example : Appendix 1 at end of this section)
The completion contract, the culmination of all the procedures of buying a property, once fully signed, transferring ownership of the property to you. Sometimes called the this contract confirms all the points in the preliminary contract and answers all the clauses and conditions within it. It authenticates the preliminary contract.

The acte de vente takes place approximately 10 weeks after the sous seing privé, except where a longer period has been agreed. For the signing to go through, you will need to have transferred the balance of your purchase funds, plus the costs of the acte de vente (conveyancing costs and taxes) to the notaire’s bank account, the clauses in the contract will all be positive or agreed, and both you and the vendor should be present if at all possible, as this is an important moment for you. Your agent or advisor should be with you to help and interpret. If you cannot attend, then you may nominate someone to sign for you by proxy (see Proxy).

The normal procedure is for the notaire to read out the contract to both parties, explaining any issues that need explaining along the way. Your agent should interpret all the major sections for you so that you are quite clear about the contents of the contract and are confident enough to sign it. You will be given receipts for the funds you have sent, and documents which prove that the notaire has satisfactory answers for all subjects, such as local search, planning issues.

The vendors will be asked to sign first. Ensure all the named vendors sign or have given a proxy to the notaire. You will then be asked to sign, initialing the bottom of each page of text, full signatures at the end of the contract, and initials and signatures on the many documents that accompany the contract.

The vendor will then give you the keys and you will be free to move in. The property is yours.

The notaire will give you a provisional certificate of ownership . You may show it to anyone who needs to know you are owner of the property ( bank, France Telecom etc). The notaire will now send the signed contract off, within 2 weeks normally, to be registered at the conservator des hypothèques. They will register the contract, mark you as owner on the land registry, register any mortgage that you have taken out, calculate the final costs of the acte and then return two copies to the notaire. The original for the notaire to keep and one stamped copy for you. Make a diary date to return to the notaire to pick up your title of ownership usually about 3 months after the acte de vente. You will be given your title plus a final account of expenses. You may get a small cheque back, or you may owe a small amount to the notaire.

Notes:
Much is said about ceremony, going for drinks with the vendors, champagne etc. In my experience, the whole procedure is fairly informal, lasts about 1 1/2 hours and once completed, the buyers tend to be in a hurry to drive their car or lorry loaded with belongings back to the property to move in .

ADVERTISING
Finding properties for sale is a very easy thing these days, with a multitude of media devoted to advertising properties for sale. Here, in my order of efficiency, are some of them

The WEB. Tap in ‘French property’ on search and watch thousands of references come up. Hone these down by additional search criteria such as region, price range. Most of the sites you will find will lead you to professional estate agents, and also a number of private sales. You will also come across huge web portals such as Primelocation with hundreds of agents listed.

Specialist French property press. Dozens of magazines and newspapers devoted to the subject, among them being French Property News, Property France, Living France, Everything France, French Magazine. You will find these journals at your newsagent or on the web where you can subscribe.

Specialist Books. Go to your local bookstore and you will find a sprinkling of books on the subject in which you will find adverts leading you to agents.

Newspapers. The national dailies and weekend editions all have sections on overseas property on a regular basis.

French property exhibitions. Many countries run property exhibitions devoted to French or overseas property. These are a good place to meet agents dealing in French property, as well as other professionals such as notaires, finance providers etc.

Yellow Pages. Les Pages Jaunes are to be found in all France Telecom telephone directories. Once in the area you have chosen, you may look up Agences Immobilières. However, this is a bit of a hit and miss approach as you have no idea if the agent is good, bad or if he has any idea of how to deal with a foreign client such as yourself.

A FLAT IN PARIS
The dream of thousands of people around the world, and indeed of many French people. Buying a flat in Paris will allow you to enter and live in the privileged world of light and beauty that is Paris. Notre Dame, Sacré Cœur, the Eiffel Tower, the Champs Elysées, the latin quarter can become your daily partners in life. Yes, you can experience all this without owning a property, but how much better if you have the opportunity of actually living or holidaying in your own place. Except for the very well off who may afford a house, this place is likely to be a flat, whose price will vary tremendously according to its location, and in what arrondissement it is.

What is special about buying in Paris ?

There are hundreds of estate agents handling flats for sale. Make enquiries and deal with one or two who are used to dealing with foreigners. You may well find them on the web.

There are 20 arrondissements, or quarters, each with their own character, their own Mairie and each with their own property value too. Flats in the 7th arrondissement which is very chic will be much more expensive than those in the outlying arrondissements. The 16th is relatively peaceful and old fashioned. The 5th includes both the Mairie de Paris and the latin quarter.

The measure of price is Euros per m2. There are average €/m2 for each arrondissement which will serve as a guide. The m2 price rises sharply if there is a balcony or garage.

An F4 or T4 is a flat with 3 bedrooms and a living room (kitchens and bathrooms are not counted in the formula).

Most flats are sold freehold, but within a co-propriété. This means that there is a building syndicate (appointed by the owners) which governs the general running of the building, its common areas and which decides on what works need to be done. So, you will need to budget for monthly maintenance charges which cover things like the porter, paintwork, running costs of the lift. From time to time decisions are taken on major works like a new roof, or new lift. Make sure you attend these meetings so that your voice is heard and your vote taken. You will be paying extra for these major works from time to time. Before buying into a building, the notaire should ask the syndicate if any major works are planned or have just been completed.

Proximity to a metro station is not only useful, but adds value to your flat.

Remember, cities are noisy places. If you want a bit of peace and quiet, you will discover that some areas are much less noisy and busy than others, and you should look for a rear flat overlooking the courtyard or gardens for example. Check out the main bus routes, and steer clear of them.

Assure yourself that entrance to the building is secure, by code or via a porter.

Notes :
The above applies to buying a flat in any city in France.

AGENT IMMOBILIER
See Estate Agent.

AGENT COMMERCIAL
There are many types of commercial agents, most of whom are self employed individuals acting for one or several companies to conduct their business. In estate agency, the agent commercial is a familiar figure who acts as a self employed agent, usually on behalf of one specified estate agent, covering a certain territory. A commercial agent needs no particular qualifications, but must be covered by a < carte d’agent commercial> obtained for him by the estate agent from the chamber of commerce. This licence is renewed annually. An estate agency may have several agents commerciaux covering different geographical territories. Currently these agents are self employed and paid on commission only by the estate agency. This helps to protect the agency against the fluctuations of the market, and provides the agent commercial with a good living when the market is buoyant.

If you are dealing with an agent commercial, please ask to see his "carte" to ensure you are dealing with a bona fide agent.

AGRICULTEUR
See Farmer.


ALARMS
Rural France is practically devoid of burglars and your country cottage may be quite safe without an alarm, with just the occasional visit by a neighbour to see that all is OK. In all these years I have only come across a few properties with alarm systems, and have been aware of only a handful of break-ins (usually amateur).

However, in certain areas (côte d’azur and other regions with a high concentration of valuable homes and contents) or if your property is really very isolated, then it may be advisable to instal an alarm system. This should be professionally installed, and connected either to a security centre or at least a neighbour. You should inform your home insurance company, who may well give you a discount on your insurance premium for having installed an alarm.

Urban France is not so safe, and it may well be advisable to have an alarm system installed, connected to a security centre or a neighbour.

ALIGNEMENT See Boundaries

AMIANTE See Asbestos

APPOINTMENTS
You will be making a number of appointments at the start of your search for a property, either directly with a French based estate agent or through their representing agents in your country.

Ensure the agent has a clear idea, in advance, of what you are looking for.
Allow plenty of time to get from one to another.
Keep your appointments.

When you have an appointment with an agency, they will have prepared a morning or whole days viewings for you, perhaps 4-6 properties, for which arrangements have been made with the owners or key holders. If you know you will not be keeping an appointment (you have found a property, or have an unexpected hold up), then do please call the agent in good time so that he can re-arrange his day.

Likewise, if you arrive for your appointment and nothing has been prepared for you, then you are quite likely to be wasting your day, as this is a sure sign of unprofessional conduct. See how the first few minutes of the meeting go, and if you feel that you are wasting your time, say so and move on.

Carls’ tips :
Many house hunters make too many appointments within a given time and area, and end up running around unnecessarily, getting stressed and often leaving France in a daze without having found the right property. To avoid this, allow at least one full day per agent and enough time to get from one to the other. Allow a day or two without appointments at the end of your stay so that you may re-visit shortlisted properties.

ARCHITECT
You may need the services of an architect if you are building a new house or making significant changes to the property you are buying. In the case of a barn conversion architect’s plans will be required to accompany any building permit application where the finished habitable area is more than 170m2. It is often advisable to employ an architect for making a building permit application (extensions, major changes etc) because they will know all the rules and exactly how to present the dossier so that you are successful. They will quote you a fee for doing so. If you ask an architect to do the plans and then supervise the works, they generally charge between 10-15% of the building costs as their fee.
Where an architect is a mandatory requirement of the planning/building permission, the architect must be fully registered at the chamber of commerce and be practicing in France. In other words, your home architect friend may not be accepted. You will find registered architects in the Yellow Pages, or ask your estate agent to recommend one.

ARRONDISSEMENTS
Certain large cities in France have subdivisions called arrondissements. Paris for example has 20 arrondissements, each with their own Mairie, and with their own character. Lyon and Marseille also have arrondissements.

ASSAINISSEMENT
Basically means drainage. This can refer to individual septic tank drains, or to communal drainage systems.
See DDASS.

ASSURANCE See Insurance

ASBESTOS

Asbestos. This is a mineral product which has been incorporated over the years in a variety of building materials either for its fire retarding qualities or for its stiffening effect.
In the house purchasing procedure, the law requires that an inspection is made of the property prior to signing of any contracts to ascertain presence of asbestos, lead paint and termites. This must be done by a registered, qualified surveying company who provides a certificate and a report. For asbestos, this certificate is valid for one year only and must be renewed if a contract is signed after that period.
The main asbestos product that is being looked for is the fluffy variety which was in the past pumped into roof spaces in municipal buildings (but extremely rarely in private homes) as an insulating material. Presence of this type of asbestos requires the vendor to undertake a full decontamination of the building by qualified specialists. You are unlikely to find this sort of problem in a private house purchase.
Asbestos was also used quite extensively in corrugated asbestos/cement roofing sheets used to replace old barn roofs and also as an under sheeting to be covered by terracotta tiles in private houses. Trade marks are Canalite and Everite.This often provided a very good, watertight roof. If these sheets were produced before 1997 they contained more asbestos than is now allowed, and their presence will be notified by the survey report. If they are in good condition, then no action is required (other than regular checking) and they may stay in place without problem. However, if these sheets are found to be in poor condition then, if the vendor wishes to sell the property, he will be obliged to have them removed by a specialist firm and disposed of via a government controlled incinerator. This process is very expensive and a vendor may instead decide not to sell if there is a lot to remove.
If you own a property with such roofing sheets, and decide in the future to remove them, even if they are in good condition, then you will have to use the same specialist companies. Whatever you do, don’t go smashing the things up with a hammer, because that is when the problems arise due to dispersion of the fibres. You should bear in mind that a good many rural properties have these roof plates, and provided they are in good condition they may stay in place.
Other materials that contain asbestos are old floor linos, certain plastic floor tiles, certain supple wall coverings, pipe lagging. If the surveyor thinks there is a risk and that action is required, he will have samples analysed and his conclusions will be presented to you.

The sous seing privé must be accompanied by a copy of these reports so that you are informed and can decide to buy in full knowledge. You will be asked to sign these reports so ensure that your agent translates them for you.

ARTISANS
Same word in English, so no problem here. However, in France you are quite likely to be coming in contact with a good number of artisans, as buying a house often means modernisation, renovation or alterations. One of the best sources of the names of good artisans in your area is your estate agent, who may well give you a list of those who have proved reliable. The Mairie will also direct you to local artisans. Remember, in France the communities are often small and quite close-knit. You will only have to ask at the baker’s and you will be contacted by plumbers, electricians, stone masons, roofers (who happen to be their brothers, nephews, sisters etc). Make sure that you get a recommendation for whoever you wish to choose, from someone who has used them.

You are also going to be dealing with a number of different artisans, as there are few general building firms which will undertake all the different aspects of your work. This means quite a bit of juggling on your part and a firm hand may be required to ensure that those who should work together at the same time do so and those who should follow one another do so too. If your French is poor, if you are going to be absent or you are not very organised yourself, then I strongly recommend that you find someone to supervise the works for you. Either a professional (architect, supervisor etc) or a local person you can rely on, or who has been recommended by your agent. This may cost you 8-15% extra to cover their fees, but just think of the aggravation spared.

Carl’s tips :

Timing : The building market is often very busy, builders have full order books, so you may find it difficult to get the right person to do the work for a few months (they may also put in steep quotes, so compare). Discuss timing carefully and agreement to a start and finish date he can keep to.

On the black  : Exists here as much as anywhere, although the reduced rate of TVA of 5.5% for many works in older buldings has almost got rid of this plague. In short, do not pay artisans cash ‘on the black’. I cannot stress this enough, because you are never going to benefit from this practice. You will have no guarantee for the work if he is not registered as an artisan ; he may well not be one ; if he is discovered working on your property not only will he be in trouble, but you will be too ; no work paid for on the black can be set off against capital gains tax liability later on (for example saving xx Euros now may cost you between 16% and 33% in capital gains tax on the same sum on re-sale because you cannot set it off against this tax).
Pay for all your renovation work by cheque against receipted invoices (which should have the artisans registration number, SIRET N° 12345), write the cheque number on the invoice and file it safely for future use.
Ensure the invoice is made out in your name at the address of the property.

Also see Devis.

ARES
Are: Is a measure of ground surface area representing 100m2. The metric system used in France shows land area in terms of ares and is shown on contracts as follows :

2ha 04a 56ca This means 2 hectares, 4 ares and 56 centiares. Leave out the letters and read across 20 456 m2 (or approximately 5 acres). A hectare is 10 000m2, an are is 100m2 and a centiare is 1m2

1 hectare is 2.471 acres. For rough calculations use 4000m2 for an acre. To visualise these areas, a hectare is 100m x 100m and an acre is aproximately 100m x 40m.

ATTESTATION
This is a general word for certificate and applies to a number of areas in the business, but the main usage of the term is < Attestation de Propriété> or . In short, this is a one or two sheet document given to you by the notaire when you have signed your completion contract and serves as your temporary proof of ownership of the property.

It states who the buyer is, describes the property purchased and is stamped and signed by the notaire. Ask for at least one that does not show the price paid (this is strictly your business) so that you may show it to whoever asks for it : the bank, France Telecom, EDF etc.

You may also be given a certificate of insurance < attestation d ‘assurance> by your home insurance company, which you can show to the notaire to prove you have insured the property from the day of completion.

AVOCAT
The French term for a solicitor (UK) or attorney (US). In France, avocats are not used in private real estate transactions except in rare, complicated circumstances or at auctions. Property transactions are generally the domain of the notaire.

The avocat works in civil and criminal law (law suits, divorce, criminal defence and prosecution) at the Tribunal de Grande Instance. A barrister < avoué > works in the appeal court. You may need to consult an avocat if you have a contentious issue with an artisan, or other professional or to protect yourself if someone takes an action against you.

You may find an avocat in the Yellow Pages or ask for a recommendation from your agent, Maire or a local person you have trust in.



APPENDIX 1 CONTRACTS

Below are two examples of contract. The first is a sous seing privé or compromis de vente, preliminary contract and the second is an acte de vente, or completion contract. These are standard contracts for the sale of property more than 10 years old in France.
All names and details are fictitious.

I have added notes in English at the end of each important section, to help you understand the content of these contracts. It is not vital to have a word for word translation as this may not serve well for clarity. I have always translated the 12 or so main points of the contract which clarify everything important.

SOUS SEING PRIVÉ OR COMPROMIS DE VENTE. Example only.


Entre les soussignés, il a été établi le présent acte comportant VENTE CONDITIONNELLE du bien ci-après désigné.

Dans un but de simplification, au cours des présentes, certains termes auront une acception spéciale :
- 'LE VENDEUR' désignera le ou les vendeurs qui en cas de pluralité contracteront les obligations mises à leur charge solidairement entre eux.
- 'L'ACQUEREUR' désignera le ou les acquéreurs, qui en cas de pluralité contracteront les obligations mises à leur charge solidairement entre eux.
- 'LE BIEN' désignera le ou les biens et droits immobiliers objet de la présente vente.
VENDEUR
Monsieur QUELCUN Robert maçon

demeurant à La Boulbéne, 99000 Quelquepart

, célibataire.

Né à Quelquepart le 27 avril 1956 .

De nationalité Français
Ayant la qualité de résident’ au sens de la réglementation fiscale.
N’ayant pas signé de pacte civil de solidarité, ainsi déclaré.

The vendor is decribed here with his full name, profession, address, date and place of birth, nationality, marital status and the fact that he is resident
ACQUÉREUR
Mademoiselle ANYBODY Suzanna professeur

demeurant à 56 Anywhere Close, Somewhere XXX XXX, Angleterre

, célibataire.

Née à Anywhere le 12 mai 1963 .

De nationalité britannique .
Ayant la qualité de 'Non-résident’ au sens de la réglementation fiscale.
N’ayant pas signé de pacte civil de solidarité, ainsi déclaré.

The buyer is described here by her full name, profession, address, date and place of birth, nationality marital status and the fact that she is non-resident

PRESENCE – REPRESENTATION
Monsieur Quelqun est ici présent.
Mademoiselle Anybody est ici présente.
SUBSTITUTION
L'ACQUEREUR aura la possibilité de substituer une tierce personne dans le bénéfice de la présente vente mais sous réserve de la réalisation des conditions ci-après à laquelle est soumise la validité de cette substitution :
- que L'ACQUEREUR reste solidairement tenu avec le substitué des obligations nées de la présente vente jusqu'à sa réitération par acte authentique ;
que le tiers substitué finance le prix de son acquisition de deniers personnels sans l'aide d'un ou plusieurs prêts, ce dont il devra être justifié par un écrit contenant, le cas échéant, la mention manuscrite prévue par l'article L.312-17 du Code de la consommation ou qu’à la date de la substitution, il ait déjà obtenu son financement.

The substitution clause. This means that someone else or a company may substitute the declared buyer upon completion. The declared buyer remains bound to the contract.
VENTE CONDITIONNELLE
LE VENDEUR vend, en s’obligeant et sous toutes les garanties ordinaires de fait et de droits, mais sous les conditions suspensives ci-après stipulées, à L’ACQUEREUR qui accepte, LE BIEN ci-après désigné.
DESIGNATION
I – IMMEUBLE(S)

Sur la commune de Quelquepart 99, au lieu dit La Boulbéne, une maison renovée avec 3 chambres, salon, cuisine. Chauffage central au fuel. Piscine avec alarme au normes de sécurité
Cadastré(e) sous les références suivantes :
Sect. Numéro Lieudit Contenance ha a ca
D 125 La Boulbéné 1 10 00

Tel que cet immeuble se poursuit et comporte, avec toutes ses aisances, dépendances et immeubles par destination, servitudes et mitoyennetés, tous droits et facultés quelconques, sans exception ni réserve.

Description of the property being sold. Here it is a renovated house with 3 bedrooms, lounge, kitchen. Oil fired central heating. Swimming pool with authorised alarm system. All on section D of the cadastre, plot N° 125 at La Boulbéné, within the commune of Quelquepart. Land area is 11 000m2 . All buildings found on the land are included.

II – MEUBLES ET OBJETS MOBILIERS
Les biens meubles garnissant LE BIEN, décrits article par article en un inventaire qui demeurera ci-joint et annexé après mention, après avoir été certifié sincère et véritable par les parties, lesdits meubles dans l’état dans lequel ils se trouvent, sans pouvoir élever aucune garantie ou diminution du prix, ni exercer aucun recours ni répétition quelconques contre l’ancien propriétaire notamment en raison du mauvais fonctionnement, de mauvais état, défaut d’entretien ou de vétusté.

A list of furniture included in the sale may be attached to the contract.

EFFET RELATIF
LE VENDEUR s’oblige à justifier d’une origine de propriété trentenaire et régulière de l’immeuble sus-désigné.
Il déclare être seul propriétaire du BIEN présentement vendu en vertu de : acte de 15 mai 1999 réçu par Maître Personne, notaire à Quelquepart

The notaire states that the property was bought by the vendor in 1999.

DESTINATION
LE BIEN acquis est destiné par L’ACQUEREUR à un usage d’habitation.

The property is designated as being a habitation.
PROPRIETE - JOUISSANCE
Le transfert de propriété n’aura lieu qu’à compter du jour de la réitération par acte authentique.
L’entrée en jouissance aura lieu le même jour par la prise de possession réelle, LE VENDEUR s’obligeant à rendre pour cette date LE BIEN libre de toute occupation, et à le débarrasser pour cette date de tous mobiliers non compris dans la vente et de tous encombrants s’il y a lieu.

The buyer will have free and vacant possession on the day of completion and may move in.
OCCUPATION ANTERIEURE
LE VENDEUR déclare qu’il n’a jamais consenti de location ou occupation concernant LE BIEN objet des présentes et qu’il n’a jamais délivré de congé pour vendre.

The vendor has not rented out the property and has not given anyone notice to be able to sell
NATURE ET QUOTITE
NATURE ET QUOTITÉ DES DROITS VENDUS
LE BIEN objet des présentes appartient à Monsieur Quelcqun à concurrence de la totalité en pleine propriété.
NATURE ET QUOTITÉ DES DROITS ACQUIS
LE BIEN objet des présentes est acquis par Mademoiselle Anybody à concurrence de la totalité en pleine propriété.

The vendor is 100% owner and the buyer is buying 100% in her name.
PRIX - PAIEMENT DU PRIX
La vente, si elle se réalise, aura lieu moyennant le prix de quatre cent mille EURO
( 400 000,00 € ) s'appliquant :

1° / Aux biens immobiliers, à concurrence de trois cent quatre vingt dix mille EURO ( 390 000,00 € )
2° / Aux meubles et objets mobiliers à concurrence de dix milleEURO ( 10 000,00 € ).
Ce prix sera payable comptant en totalité au jour de l’acte authentique de vente, au moyen d’un chèque émis par une banque ou d’un virement à l’ordre du notaire rédacteur de l’acte.

The price of the property is 400 000€ split 390 000€ net house price and 10 000€ for the furniture.
COUT GLOBAL DE L’OPERATION
Le coût global de l’opération objet des présentes est détaillé ci-dessous :
Rappel du prix 400 000,00 €
Auquel il y a lieu d’ajouter :

- Les frais de l’acte de vente d’environ 26 000,00 €

- Frais de l’acte de prêt s'élevant à environ 1 000,00 €
- Autres frais 0,00 €
- Commission de l’agence immobilière 24 000,00 €

Total égal à 451 000,00€

The overall costs are 400 000€ for the house, 26 000€ costs of the acte de vente, 1000€ costs of registering the mortgage and 24 000€ agency commission, making 451 000€ total.

L’ACQUEREUR reconnaît avoir été informé que les frais ci-dessus indiqués, le sont à titre prévisionnel.
PLAN DE FINANCEMENT
L’ACQUEREUR déclare avoir l’intention de réaliser le financement de la somme ci-dessus indiquée de la manière suivante :
- au moyen de ses deniers personnels ou assimilés à concurrence de trois cent cinquanteet un mille EURO ( 351 000,00 € )
au moyen du ou des prêts qu’il entend solliciter à concurrence de cent mille EURO (100 000,00 € ).

The buyer is financing the purchase 351 000€ from her own funds and 100 000€ with a mortgage.
FISCALITE
RÉGIME FISCAL
Pour la perception des droits, les parties déclarent que la mutation projetée n’entre pas dans le champ d’application de l’article 257-7° du Code général des impôts et, par suite, ne sera pas assujettie à la taxe sur la valeur ajoutée.
En conséquence, la vente si elle se réalise sera soumise à la taxe de publicité foncière au taux prévu par l’article 1594D du Code général des impôts.
INFORMATION DU VENDEUR SUR LA TAXATION DES PLUS-VALUES
En outre, LE VENDEUR reconnaît ici que son attention a été attirée sur les dispositions des articles 150 U et suivants du Code général des impôts concernant l'imposition des plus-values résultant des ventes immobilières ou assimilées.
CONDITIONS SUSPENSIVES SUSPENSIVE CLAUSES

If any of the following clauses are negative, the buyer may withdraw from the purchase without any penalty.

CONDITION SUSPENSIVE LIÉE À L’OBTENTION D’UN CRÉDIT
De convention expresse entre les parties, il a été convenu de soumettre la présente vente à la condition suspensive stipulée au seul profit de l’ACQUEREUR, de l’obtention par ce dernier d’un ou plusieurs prêts bancaires qu’il envisage de contracter auprès de tout établissement prêteur de son choix sous les conditions énoncées ci-dessous :

Montant du prêt : cent mille EURO ( 100 000,00 € )
Durée du prêt : 15 ans
Taux d’intérêt annuel maximum hors assurance : 5%
Obligations de l’acquéreur
L’ACQUEREUR s’oblige à déposer le dossier d’emprunt au plus tard le30 juin 2008 , et à justifier de ce dépôt à première demande du VENDEUR qui, faute de justification, pourra faire constater par simple procès-verbal la caducité du présent accord.
L’ACQUEREUR devra suivre l’étude de son dossier, accepter éventuellement toute surprime d’assurance et d’une manière générale, devra faire tout son possible pour obtenir le prêt dont il s’agit aux conditions ci-dessus définies.
Réalisation de la condition suspensive
Pour l’application de la présente clause, le ou les prêts ci-dessus visés seront regardés comme obtenus lorsqu’une ou plusieurs offres de prêts conformes aux conditions sus-énoncées auront été émises par l’établissement prêteur.
L’ACQUEREUR devra en justifier au VENDEUR à première demande de celui-ci. En outre, il s’oblige à adresser au notaire copie de l’offre de prêt dans les huit jours de l’obtention de celle-ci.
L’obtention du ou des prêts devra intervenir au plus tard le 30 Septembre 2008 .
L’ACQUEREUR ne sera redevable d’aucune indemnité s’il justifie que le ou les prêts lui ont été refusés dès lors qu’il a respecté les conditions ci-dessus visées.

The purchase is subject to the buyer obtaining a mortgage of 100 000€ over 15 years at maximum interest rate of 5%. She must apply by 30 June and obtain a formal offer by 30 September.
AUTRES CONDITIONS SUSPENSIVES
Urbanisme
La présente convention est soumise à la condition suspensive que le certificat ou la note de renseignements d’urbanisme et le certificat d’alignement et de voirie ne révèlent pas l’existence d’une servitude susceptible de rendre LE BIEN impropre à la destination que L’ACQUEREUR envisage de lui donner.

That the local search does not show any servitude or easement that will render the property unlivable.
Droit de préemption
La présente convention est soumise à la condition suspensive de la purge de tout droit de préemption.

That no pre emptive purchase rights are excercised.
Droits réels - hypothèques
Le présent avant contrat est consenti également sous la condition que l’état hypothécaire afférent à ce BIEN :
- ne révèle pas l’existence d’inscription pour un montant supérieur au prix de vente ou d’une publication de commandement de saisie.
ne révèle pas l’existence d’autres droits réels que ceux éventuellement ci-dessus énoncés faisant obstacle à la libre disposition du BIEN ou susceptible d’en diminuer sensiblement la valeur.

That there is no mortgage greater than the selling price or any hold against the title which will diminish the property’s value.
DEPOT DE GARANTIE
MONTANT
A titre de dépôt de garantie, L'ACQUEREUR verse la somme de quarante cinq mille EURO ( 45 000,00 € ) avant le 15 Juin 2008.

The buyer must place a deposit of 45 000€ into the notaire’s bank account before the 15th June 2008.
CONVENTION ENTRE LES PARTIES
Il est convenu ce qui suit entre les parties :
- si la vente se réalise, cette somme viendra en compte sur le prix de la vente.
- si une ou plusieurs des conditions suspensives ne se réalisaient pas dans les délais impartis, cette somme devra être restituée purement et simplement à l’ACQUEREUR. A charge pour ce dernier d’apporter la preuve que cette non réalisation ne provient pas de son fait, de sa faute ou de sa négligence.
si toutes les conditions suspensives sont réalisées et si l’acte authentique de vente ne peut être dressé par la faute, le fait ou la négligence de l’ACQUEREUR dans le délai fixé, cette somme sera acquise définitivement au VENDEUR au titre de dommages et intérêts sans préjudice pour celui-ci de poursuivre la réalisation de la vente par acte authentique, et éventuellement l’obtention de tous dommages et intérêts supplémentaires. L’ACQUEREUR donne mandat irrévocable au notaire de verser ce dépôt de garantie au VENDEUR dans l’hypothèse ci-dessus énoncée. Cette clause s’appliquera de plein droit passé un délai de huit jours après une mise en demeure d’exécuter restée infructueuse adressée au domicile de l’ACQUEREUR sous forme de lettre recommandée avec accusé de réception ou par acte extra judiciaire.

This deposit will count towards the price. If the suspensive clauses are all OK and the buyer refuses to complete, the deposit will be given to the vendor. If the vendor refuses to complete, he will de deemed to owe a penalty of the equivalent amount to the buyer. The aggrieved party may then follow through in court to force the sale/purchase.

CHARGES ET CONDITIONS GENERALES

GENERAL CONDITIONS OF PURCHASE
La vente aura lieu sous les charges et conditions suivantes :
ETAT DU BIEN
L’ACQUEREUR devra prendre LE BIEN dans l’état dans lequel il se trouvera au jour de l’entrée en jouissance, tel qu’il l’a vu et visité, sans recours contre LE VENDEUR pour quelque cause que ce soit et notamment pour mauvais état du sol ou du sous-sol, vices mêmes cachés, erreur dans la désignation, le cadastre ou la contenance, toute différence, excédât-elle un vingtième devant faire son profit ou sa perte, et plus généralement pour quelque cause que ce soit, LE VENDEUR s’interdit d’apporter, à compter de ce jour, des modifications matérielles ou juridiques au BIEN vendu.

The buyer takes the property in the condition seen without any recourse against the vendor for faults discovered afterwards. The vendor must not alter the property during the contract.
ETAT DES BIENS MEUBLES ET OBJETS MOBILIERS
L’ACQUEREUR déclare qu’il prendra les biens meubles et objets mobiliers compris aux présentes dans l’état où ils se trouveront au jour de l’entrée en jouissance et ce sans aucun recours contre LE VENDEUR notamment en raison de défaut de fonctionnement, entretien ou vétusté de ces derniers.

Any furniture or equipment included in the sale is accepted in its current state without any guarantee as to its condition.
SERVITUDES
L’ACQUEREUR devra supporter les servitudes passives, apparentes ou occultes, continues ou discontinues, pouvant grever ce bien, sauf à s’en défendre, et profiter de celles actives s’il en existe, le tout à ses risques et périls, et sans recours contre le VENDEUR qui déclare qu’il n’existe à sa connaissance aucune servitude sur ce BIEN à l’exception de celle pouvant résulter de la situation naturelle des lieux, des titres de propriété, de l’urbanisme et qu’il n’en a créée aucune à l’exception de celle relatée ci-après.

The buyer accepts the property with any servitudes or rights of way that may exist. The vendor declares there are none other than those naturally arising on the site, with the exception of the following.
Rappel de servitudes
Il est ici précisé que LE BIEN vendu supporte les servitudes suivantes :

- aux termes d’un acte reçu par Maitre Personne , notaire à Quelquepart , le 12 juin 2002 , dont une copie authentique a été publiée au bureau des hypothèques deQuelquepart , le 16 juillet 2002 , volume 1 , numéro 1 , il a été créé une servitude ci-après littéralement rapportée :
« creation d’un droit de passage nominatif sur la limite nord du parcel N° 125, de 4 m de large à usage pieton, au profit de Mr X , proprietaire du parcel N° 126 »

A right of way was created in 2002 by which Mr X owner of parcel 126 may use a passage 4m wide, on foot only, on the northern boundary of parcel N° 125 ( being sold to the buyer)
.
.
En cas de réalisation de la vente, L’ACQUEREUR se trouvera subrogé dans les droits et obligations du VENDEUR pouvant résulter de ces servitudes.
CONTRAT D’ASSURANCE
L'ACQUEREUR fera son affaire personnelle de la continuation ou de la résiliation de toutes polices d'assurances souscrites par LE VENDEUR.
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The buyer must insure the property as from completion.
ABONNEMENTS
L’ACQUEREUR fait son affaire personnelle à compter du jour de l’entrée en jouissance de tous abonnements existants.

The buyer will take over the services…water, electricity etc
IMPÔTS ET TAXES
L’ACQUEREUR devra acquitter, à compter du jour de l’entrée en jouissance, toutes les charges fiscales auxquelles ce BIEN pourra être assujetti.
En ce qui concerne la taxe foncière de l’année courante, il est convenu qu’il sera procédé entre les parties au décompte jour pour jour de leur quote-part respective en tenant compte de la date d’entrée en jouissance.

The buyer will take over the property taxes as from completion.The buyer will re-imburse the vendor for the part of taxe foncière due between day of completion and the 31 December of that year. The vendor who was in residence on the 1st January pays taxe d’habitation for the full year. Property tax bills will come in the buyer’s name the year following purchase, in the autumn for the calendar year.

RENSEIGNEMENTS CONCERNANT LE BIEN VENDU
SITUATION ADMINISTRATIVE
LE VENDEUR déclare qu’à sa connaissance, LE BIEN ne fait pas l’objet d’une procédure tendant à son expropriation totale ou partielle ou à sa réquisition, et qu’il n’est pas frappé par un arrêté de péril.

The vendor declares that the property has not been the subject of expropriation.
RENSEIGNEMENTS HYPOTHÉCAIRES
LE VENDEUR s’oblige à céder LE BIEN libre de toute inscription, transcription, publication, privilège ou mention de nature à empêcher le transfert de son droit de propriété.

The property will be sold with a ‘clean slate’ at the hypothèque. This means that the notaire will re-imburse any outstanding mortgage and purge any inscriptions against the title.
SUR LA RÉGLEMENTATION RELATIVE À L'AMIANTE
LE VENDEUR déclare :
- que LE BIEN entre dans le champ d’application des articles R. 1334-14 et suivants du Code de la santé publique ;
- que les recherches effectuées, conformément à l’article R. 1334-24 de ce code, n’ont pas révélé la présence d’amiante, ainsi qu’il résulte du rapport technique établi pa XYZ , le 20 mai 2008 demeuré ci-annexé.
« la propriété ne présent aucun matériaux ni produits de construction contenant de l’amiante »

Il est ici rappelé qu’en vertu de l’article R. 1334-29 du Code de la santé publique à compter du 1er janvier 2003, le contrôleur technique ou le technicien de la construction doit avoir obtenu une attestation de compétence justifiant de sa capacité à effectuer les missions décrites à la présente section. Cette attestation de compétence est délivrée à l’issue d’une formation et d’un contrôle de capacité, par des organismes dispensant une formation certifiée.
A cet égard, il est précisé que le Cabinet XYZ a obtenu, l'attestation de compétence conformément au code ci-dessus visé, dont une copie est demeurée ci-annexée après mention.

The property was surveyed by XYZ on 20th may and no asbestos containing products were found.
RÉGLEMENTATION RELATIVES AUX TERMITES
LE VENDEUR déclare que LE BIEN présentement vendu est situé dans une zone contaminée ou susceptible d’être contaminée.
En application de l’article 8 de la loi du 8 juin 1999, un état parasitaire établi par XYZ , le 20/mai 2008 , soit depuis moins de six mois, ne révélant la présence d’aucun termite dans l’immeuble, est demeuré ci-annexé.

« la propriété ne présent aucune trace de termites »
Le notaire rappelle au VENDEUR qu’il ne pourra s’exonérer de la garantie des vices cachés que si l’état parasitaire a moins de six mois au jour de la signature de l’acte authentique de vente. LE VENDEUR s’engage donc à renouveler cet état parasitaire si besoin en est pour le jour de la signature de la réitération des présentes par acte authentique.

The property was surveyed by XYZ on 20th May and no traces of termites were found.
RÉGLEMENTATION RELATIVE AU SATURNISME
Conformément aux dispositions de l’article L.1334-5 du Code de la santé publique, un constat des risques d'exposition au plomb établi le 20 mai 2008 par XYZ , est demeuré annexé aux présentes après mention.
« la propriété ne présent pas d’unités de diagnostic contenant du plomb au dessus du seuil réglementaire »
Ce constat ne fait apparaître aucun risque d'exposition au plomb dans LE BIEN. En conséquence, LE VENDEUR ne sera tenu à aucune garantie à l'égard de L'ACQUEREUR qui l'accepte expressément, à raison des vices cachés qui pourraient affecter LE BIEN du fait de la présence éventuelle de plomb.

The property was surveyed by XYZ on 20th May and no lead paint in poor order was found.

DIAGNOSTIC DE PERFORMANCE ÉNERGÉTIQUE
LE VENDEUR déclare que LE BIEN entre dans le champ d’application des articles R 134-1 et suivants du Code de la construction et de l’habitation et qu’il a fait établir un diagnostic de performance énergétique par XYZ le 20 mai 2008 , dont une copie est demeurée annexée aux présentes après mention.
L'ACQUEREUR reconnaît avoir été informé que selon l’article L 271-4, II du Code de la construction et de l’habitation, il ne peut se prévaloir à l’encontre du VENDEUR des informations contenues dans le diagnostic de performance énergétique qui n’a qu’une valeur informative.

An energy efficiency survey was also done on 20th May by XYZ and the report is attached. This will show an estimated annual energy consumption (nb this is often overstated for old houses) and suggest measures to be taken to improve insulation etc.
DOMMAGES À L’OUVRAGE - ASSURANCES
Le VENDEUR déclare que le BIEN a fait l’objet de travaux depuis moins de dix ans.
Ces travaux, ont fait l'objet :
- d'un permis de construire délivré le 20 juin 2002 sous le numéro 111 .

- d'une déclaration d'achèvement des travaux en date du 30 novembre 2002 .

- d'un certificat de conformité en date du 3 mars 2003 .
Ces documents seront remis à l'ACQUEREUR lors de la réalisation des présentes conventions.

Les diverses garanties et responsabilités attachées à cette construction sont régies par les articles 1792 et suivants du Code civil. L'ACQUEREUR sera, en conséquence, subrogé dans les droits du VENDEUR, lors de la régularisation authentique des présentes.

A building permit was obtained June 2002, the works were declared finished November 2002 and a certificate of confirmity was delivered in March 2003.


RACCORDEMENT AU RÉSEAU D’ASSAINISSEMENT
LE VENDEUR déclare que LE BIEN objet des présentes n’est pas desservi par un réseau d’assainissement communal, cependant il précise qu’il est raccordé à un système d’assainissement individuel.
LE VENDEUR déclare que le réseau d’assainissement utilisé n’a fait l’objet d’aucun contrôle de conformité, mais il déclare que l’installation est en bon état de fonctionnement.
L’ACQUEREUR déclare prendre acte de cette situation et vouloir en faire son affaire personnelle sans aucun recours contre quiconque.
Le notaire rappelle à L’ACQUEREUR que la desserte du BIEN vendu par un réseau collectif d’assainissement l’oblige à se raccorder à ce réseau dans un délai de deux ans à compter de l’achèvement de la construction de ce réseau.
A défaut de régularisation, l’administration peut mettre en demeure le propriétaire de régulariser cette situation, et de l’astreindre au paiement d’une redevance jusqu’à la mise en conformité.

The property is served by its own septic tank drainage system, which has not yet been inspected by the authorities. If the system is inspected before completion, the vendor must undertake any improvements required.
If a mains drainage system is made available to the property, the owner must connect the house to it.

LOGEMENT DÉCENT
Le notaire rédacteur des présentes avertit L’ACQUEREUR qu’aux termes des dispositions légales actuellement en vigueur, le logement dit « décent » se caractérise soit par une pièce principale d’au moins neuf mètres carrés et d’une hauteur sous plafond au moins égale à deux mètres vingt, soit par un volume habitable de vingt mètres cubes au minimum. La pièce principale doit être dotée d’une ouverture à l’air libre, d’une cuisine ou d’un coin cuisine, d’une douche ou d’une baignoire, d’un water-closets séparé.
Etant précisé que ces conditions sont obligatoires pour toute location, sauf une location saisonnière ou une mise à disposition gratuite. A défaut, le locataire pourra demander la mise en conformité du logement ou la révision du loyer auprès du Tribunal d’instance.

The notaire states what are the basic requirements of a habitable property….it must be at least 9m2, have a volume of at least 20m3, have a window, shower, WC, kitchen area.
INFORMATION SUR LES PISCINES
Les parties reconnaissent avoir été averties par le notaire rédacteur des présentes des dispositions des articles L.128-1 à L.128-3 du Code de la construction et de l’habitation.
Les propriétaires de piscines enterrées non closes privatives à usage individuel ou collectif installées avant le 1er janvier 2004 doivent avoir équipé au 1er janvier 2006 leur piscine d'un dispositif de sécurité normalisé, visant à prévenir les risques de noyade.
Ce dispositif de sécurité est constitué par une barrière de protection, une couverture,un abri ou une alarme répondant à des exigences de sécurité strictement définies (article R.128-2 du Code de la construction et de l’habitation).
En cas de location saisonnière de l’habitation, ce dispositif de sécurité est exigé depuis le 1er mai 2004.
Le non respect de ces dispositions est puni d’une amende de 45 000 Euros conformément à l’article L.152-12 de le la construction et de l’habitation ; les personnes morales pourront être déclarées responsable pénalement. (article L 152-12 du Code de la construction et de l’habitation).
Le VENDEUR déclare :
- qu’il existe une piscine enterrée sur le bien présentement vendu.
- qu’elle est à ce jour équipée d’un dispositif de sécurité conforme aux exigences de sécurité visées au II de l’article R.128-2 du Code de la construction et de l’habitation ainsi qu’il résulte d’une attestation en date à 20 mai , du , émanant deXYZ

The property has a swimming pool and to conforme with the Law, has an alarm system that meets regulations ( certified by XYZ on 20 May)
CONTRAT D'AFFICHAGE
LE VENDEUR déclare qu’il n’a consenti aucun contrat d'affichage pouvant grever à ce titre LE BIEN objet des présentes.

RÉGLEMENTATION RELATIVE AUX ÉTABLISSEMENTS CLASSÉS
Le notaire rédacteur des présentes a rappelé aux parties les dispositions de l’article L.514-20 du Code de l’environnement et notamment celles de l’article 8-1 deuxième alinéa, dont les termes sont ci-après littéralement rapportés :
«Lorsqu’une installation soumise à autorisation a été exploitée sur un terrain, le vendeur de ce terrain est tenu d’en informer par écrit l’acheteur ; il l’informe également pour autant qu’il les connaisse, des dangers ou inconvénients importants qui résultent de l’exploitation.
Si le vendeur est l’exploitant de l’installation, il indique également par écrit à l’acheteur si son activité a entraîné la manipulation ou le stockage de substances chimiques ou radioactives. L’acte de vente atteste de l’accomplissement de cette formalité.
A défaut, l’acheteur a le droit de poursuivre la résolution de la vente ou de se faire restituer une partie du prix ; il peut aussi demander la remise en état du site aux frais du vendeur, lorsque le coût de cette remise en état ne paraît pas disproportionné par rapport au prix de vente.»

LE VENDEUR déclare, qu’à sa connaissance, aucune installation soumise à autorisation n’a été exploitée sur LE BIEN vendu et qu’il n’a jamais été exercées sur le terrain et les terrains avoisinants d’activités entraînant des dangers ou inconvénients pour la santé ou l’environnement (air, eaux superficielles et souterraines, sols et sous-sols)

The vendor declares that he has not undertaken any activity which requires special autorisation on the property ( ie stocking dangerous chemicals etc).

ARCHÉOLOGIE PRÉVENTIVE
Le notaire rédacteur des présentes informe L’ACQUEREUR qu’un diagnostic d’archéologie préventive peut être demandé par le préfet sur LE BIEN objet du présent acte et que ceci peut avoir des conséquences sur les délais et les coûts de construction.
VESTIGES ARCHÉOLOGIQUES
L’article 18-1 de la loi numéro 2001-44 du 17 janvier 2001 précise que «s’agissant des vestiges archéologiques immobiliers, il est fait exception aux dispositions de l’article 552 du Code civil.»
Il y a lieu de distinguer entre :
- Le vestige archéologique immobilier enfoui ou dissimulé, et donc ignoré du propriétaire du sol, la propriété de ce vestige ne peut être acquise par prescription ni encore moins par titre. Ce vestige appartient à l’Etat quel qu’en soit le découvreur ou «inventeur».
Le vestige archéologique non enfoui ou non dissimulé appartient au propriétaire du sol ; à défaut de mention dans les actes, sa propriété pourra être revendiquée par le propriétaire du sol en invoquant la prescription acquisitive.

The buyer is informed that any archeological finds on the property belong to the state.

RISQUES NATURELS ET TECHNOLOGIQUES
LE VENDEUR déclare qu’au vu des informations mises à sa disposition par le Préfet du département ou par le maire de la commune, LE BIEN objet des présentes est concerné par un plan de prévention des risques naturels le , le ou les risques naturels pris en compte sont :
. Mais l'immeuble objet des présentes est situé hors du périmètre d'exposition délimité par ce plan ainsi qu'il résulte de la copie du dossier communal d'information et de la carte du diagnostic concernant le bien sont demeurés ci-annexées après mention.
A ce jour, il n'existe pas de plan de prévention des risques technologiques.
Un état des risques naturels et technologiques en date du 20 mai 2008 , soit de moins de six mois, a été visé par les parties et est demeuré ci-annexé après mention.
De même, il déclare qu’à sa connaissance, LE BIEN n’a jamais connu de sinistres résultant de catastrophes naturelles ou technologiques.

Natural and technological risks are made known to the buyer via this report. In this case the property is said to be outside any area with a plan for prevention of such risks, and the vendor declares that the property has not been affected by any. Such risks are flooding, shrinking soils due to drought, rock fall etc.

MONUMENT HISTORIQUE - PROTECTION DES ABORDS
LE VENDEUR déclare que LE BIEN est situé à l’intérieur du périmètre de protection institué autour d’un monument historique.
L’ACQUEREUR reconnaît avoir été averti, notamment par le notaire rédacteur des présentes, des obligations résultant de l’article L. 621-31 du Code du patrimoine sur les monuments historiques et particulièrement de l’obligation d’obtenir une autorisation spéciale pour tout projet susceptible de modifier l’aspect extérieur du BIEN.

The property is stated as being within the perimeter of an historic monument (example, all properties within 500m of a church or historic ruin) and the owner must obtain special permission for any works on the property.

SINISTRE PENDANT LA VALIDITE DU CONTRAT
Si pendant la validité des présentes, LE BIEN était l’objet d’un sinistre rendant ce dernier impropre à sa destination, L’ACQUEREUR aurait alors la possibilité :
- soit de renoncer purement et simplement à la réalisation authentique des présentes et il se fera alors restituer toutes les sommes éventuellement avancées par lui ;
soit de poursuivre la réalisation des présentes en se faisant verser toutes les indemnités éventuellement versées par la ou les compagnies d’assurances. LE VENDEUR entendant que dans cette hypothèse L’ACQUEREUR soit purement et simplement subrogé dans tous ses droits à l’égard des compagnies d’assurances.

If the property burns down or is completely destroyed during the contract, the buyer may just pull out of the purchase, or continue and receive any insurance payments due.

SIGNATURE DE L’ACTE AUTHENTIQUE DE VENTE
D’un commun accord entre les parties, l’acte authentique de vente réitérant les présentes sera reçu par Maitre Personne , notaire à Quelquepart

Cet acte interviendra au plus tard le 30 Novembre 2008 .

Toutefois, ce délai sera automatiquement prorogé de huit jours après l’obtention de la dernière pièce nécessaire au notaire rédacteur pour l’établissement de cet acte.
Cette date n’est pas extinctive mais constitutive du point de départ à partir duquel l’une des parties pourra obliger l’autre à s’exécuter par le biais d’une mise en demeure adressée par lettre recommandée avec accusé de réception ou par acte extrajudiciaire. Si dans les huit jours de cette mise en demeure, la situation n’est pas régularisée, il sera fait application des règles suivantes :

Within the sous seing privé there is a ‘latest sell by date’ , before which completion will take place. This has been agreed between buyer, vendor and the notaire. Extentions are usually given if documents are late arriving or if a party has a problem.

DÉFAUT DE RÉALISATION RÉSULTANT DE L’ACQUÉREUR :
Si le défaut de réalisation incombe à l’ACQUEREUR, le VENDEUR pourra poursuivre la réalisation de la vente et pourra recevoir à titre de clause pénale une somme égale à DIX POUR CENT (10%) du prix de vente qui sera prélevée à due concurrence sur le montant du dépôt de garantie. Le surplus éventuel sera versé par l’ACQUEREUR sans délai..
DÉFAUT DE RÉALISATION RÉSULTANT DU VENDEUR
Si le défaut de réalisation incombe au VENDEUR, L’ACQUEREUR pourra poursuivre la réalisation de la vente, réclamer tous dommages et intérêts auxquels il pourrait avoir droit. Il pourra également recevoir à titre de clause pénale une somme égale à DIX POUR CENT (10%) du prix de vente que LE VENDEUR devra lui verser sans délai. Il est ici précisé que LE VENDEUR ne pourra pas invoquer les dispositions de l’article 1590 du Code civil.

If all the administration has been done and the suspensive clauses are all positive and then either buyer or vendor decides not to complete, then a penalty of 10% of the price of the house is levied on that party and the other may then take him to court to force sale/purchase.
I have not encountered this in 16 years, and it is to be avoided at all costs as the procedure is very long !

FACULTE DE RETRACTATION DE L’ACQUEREUR
Conformément aux dispositions du premier alinéa de l’article L.271-1 du Code de la construction et de l’habitation, L’ACQUEREUR, non professionnel de l’immobilier, pourra se rétracter à son seul gré et sans avoir à fournir quelque justification que ce soit quant à sa décision, dans un délai de sept jours à compter du lendemain de la notification du présent acte.
En cas de rétractation par L’ACQUEREUR dans le délai précité, les présentes seront caduques et ne pourront recevoir aucune exécution, même partielle.
En cas de rétractation, le dépositaire des fonds versés par L’ACQUEREUR devra les restituer à ce dernier dans un délai de vingt et un jours à compter du lendemain de la date de rétractation, sur présentation de la copie de la notification de rétractation et de l’avis de réception.
Pour la notification des présentes, et de l’éventuelle rétractation, L’ACQUEREUR élit domicile en l’étude de Maître .

Once the buyer has been given a fully signed copy of the contract either in person by the notaire, or by registered letter, he then has 7 days cooling off starting from the next day within which he may withdraw from the contract, by registered letter, without penalty. Use of this clause is exceptional. Do not sign the contract if you have the slightest doubt.

TABLEAU RECAPITULATIF
Le présent tableau fixe les dates limites pour :

NATURE DE LA CONDITION SUSPENSIVE DATE
Dépôt demande de prêt(s) 30 juillet 2008
Obtention prêt(s) 30 Septembre 2008
Autres conditions suspensives 30 Septembre 2008
Validité du compromis de vente 15 juillet 2008
Signature de l’acte authentique de vente30 novembre 2008

The notaire has tabled all the important dates….application for mortgage 30 July, obtaining mortgage offer 30 September, all other suspensive clauses 30 September, validity of the contract 15 July ( ie must be signed by all parties by then) completion latest by 30 November.
DECES
En cas de décès de l’une ou l’autre des parties, les héritiers du VENDEUR seront tenus d’exécuter la présente convention, les héritiers de L’ACQUEREUR auront la faculté de se désister sans indemnité.

In the case of death….the vendors successors are bound to the sale, but the buyers sucessors are not bound to purchase.

COMMISSION D’AGENCE
L’ACQUEREUR réglera à titre d'honoraires de négociation à ABC Immo , la somme de vingt quatre mille EURO ( 24 000,00 € ) toutes taxes comprises.
Il est ici indiqué que L’ACQUEREUR donne d’ores et déjà mandat au notaire de verser ce montant au profit de l’agence immobilière susnommée lors de la signature de l’acte authentique.

The estate agency commission has been split out from the total price and has been put in the name of the buyer. (This is the best deal for the buyer as she then does not pay the state taxes of 5.09% on this sum).

FRAIS
L’ACQUEREUR paiera les frais du présent acte et ceux qui en seront sa suite ou sa conséquence.

The buyer is liable for all the costs of the sous seing privé and the acte de vente.

ENREGISTREMENT
A la demande des parties, la présente convention ne sera pas enregistrée.
DECLARATIONS GENERALES
Les parties aux présentes attestent par elles-mêmes ou leurs représentants que rien ne peut limiter leur capacité pour l’exécution des engagements qu’elles vont prendre et elles déclarent :
- que leur identité et leur situation juridique personnelle sont conformes à celles indiquées en tête des présentes ;
- qu’elles ne sont pas et n’ont jamais été en état de cessation des paiements ou frappées d’une procédure de sauvegarde, de redressement ou de liquidation judiciaires ;
- qu’elles ne sont pas dans un état civil, civique ou commercial mettant obstacle à la libre disposition de leurs biens ;
- qu’elles ne font pas en ce qui concerne les personnes physiques, l’objet d’une quelconque mesure de protection légale, ni l’objet d’une procédure de règlement des situations de surendettement.
LE VENDEUR déclare qu’à sa connaissance, LE BIEN est libre de tout obstacle légal, contractuel ou administratif.
AFFIRMATION DE SINCERITE
Les parties confirment expressément, sous les peines édictées par l’article 1837 du Code général des impôts, que le présent acte exprime l’intégralité du prix convenu.

All parties state that there has been no under the table payment.

ELECTION DE DOMICILE
Pour l’exécution des présentes, les parties font élection de domicile en leur demeure respective.


TELLES SONT LES CONVENTIONS DES PARTIES

Fait en un seul original qui, du consentement de toutes les parties demeurera en la garde et possession de Maître Personne , notaire rédacteur des présentes.
Fait à Quelquepart
Le 1 juillet 2008

Le présent acte comprend :
- Pages :
- Renvoi(s) :
- Blanc(s) Barré(s) :
- Ligne(s) entière(s) rayée(s) nulle(s) :
- Chiffre(s) nul(s) : 
- Mot(s) nul(s) : 


Once the notaire has read the contract and all are happy with it the buyer and seller will be asked to initial the bottom of each page of the contract and to sign full signatures on the last page, initial all the survey reports and the land plan. The contract is now active and the notaire will commence the administration.
.










ACTE DE VENTE. Example only.

This is a fictitious completion contract, or acte de vente. All details and names are fictitious.


L’AN DEUX MILLE HUIT
Le 15 janvier

Maître Quelqun


A RECU le présent acte authentique à la requête des parties ci-après identifiées, contenant : VENTE D'UNE PROPRIETE BATIE et de MEUBLES et OBJETS MOBILIERS.
IDENTIFICATION DES PARTIES
VENDEUR
Monsieur Personne et Madame Quelqune son épouse, demeurant ensemble à .
.24 rue des amours, 99999 Villeville

Nés, savoir :
Monsieur à Villeville le 15 septembre 1958 .
Madame à Villeville le 12 mars 1957 .


Mariés àVilleville le 12 mars 1977 .
.
Ledit régime non modifié.

Monsieur de nationalité Français .
Madame de nationalité Française .
Ayant la qualité de ‘Résidents’ au sens de la réglementation fiscale.

Description of the vendors, Mr & Mrs Personne with their address, date and place of birth, date and place of marriage, nationality and the fact that they are resident. Note the spouse’s maiden name is used…this is normal for identification in contract.


Ci-après dénommés 'LE VENDEUR', agissant solidairement entre eux.
ACQUÉREUR
MonsieurSOMEBODY et Madame SOMEBODYELSE son épouse, demeurant ensemble à 15 Bills wort Crescent, Worts, Angleterre .
.

Nés, savoir :
Monsieur à Worts le 19 mars 1965 .
Madame à Worts by the sea le12 juin 1968 .

Mariés sous le régime de la séparation de biens

Ledit régime non modifié.

Monsieur de nationalité Britannique .
Madame de nationalité Britannique .
Ayant la qualité de 'Non-résidents’ au sens de la réglementation fiscale.

Description of the buyers Mr & Mrs Somebody with their address, date and place of birth, date and place of marriage, nationality and the fact that they are non-resident.


Ci-après dénommés 'L'ACQUEREUR', agissant solidairement entre eux.
PRESENCE – REPRESENTATION
Monsieur et Madame Personne sont ici représentés par en vertu d’une procuration sous seing privé en date du 12 janvier 2008 ci-après annexée.
Monsieur et MadameSOMEBODY sont ici présents

The buyers are present but the vendors are signing by proxy, dated 12 January 2008 .

PROTECTION DE L’ACQUEREUR IMMOBILIER
Pour satisfaire aux dispositions de l’article L.271-1 du Code de la construction et de l’habitation, les parties déclarent que le présent acte a été précédé d’un avant-contrat sous seing privé en date à Quelquepart du 30 aout 2007 ..
L’ACQUEREUR reconnaît que cet acte lui a été notifié par lettre recommandée avec demande d’avis de réception, dont la première présentation a eu lieu le date et reconnaît avoir été clairement informé de la possibilité qui lui était donnée de se rétracter dans un délai de sept (7) jours. Il déclare ne pas avoir exercé cette faculté de rétractation.
Les conditions de la vente étant identiques à celles de l’avant contrat, l’ACQUEREUR ne bénéficie pas d’un nouveau droit de rétractation.

La copie de la notification ainsi que l’avis de réception sont demeurés ci-annexés après mention.

The notaire states that the buyers had their cooling off period, and did not cool off.

VENTE
Par les présentes, LE VENDEUR s'obligeant à toutes les garanties ordinaires de fait et de droit, vend à L'ACQUEREUR qui accepte, les biens dont la désignation suit :
DESIGNATION

I – IMMEUBLE(S)
Sur la commune de Villeville, au lieu dit Proche, une maison d’habitation composée de 4 pièces sur sous sol avec jardin .

Cadastré(e) sous les références suivantes :Commune de Villeville cadastre Section A N° 111 pour une contenance de 80a

Description of the property being sold. A house in Villeville at a place called Proche, with 4 rooms, lower ground floor and garden. Land area of 80ares ( 8000m2) in total.

II – MEUBLES ET OBJETS MOBILIERS
Les biens meubles garnissant LE BIEN, décrits article par article en un inventaire qui demeurera ci-joint et annexé après mention, après avoir été certifié sincère et véritable par les parties, lesdits meubles dans l’état dans lequel ils se trouvent, sans pouvoir élever aucune garantie ou diminution du prix, ni exercer aucun recours ni répétition quelconques contre l’ancien propriétaire notamment en raison du mauvais fonctionnement, de mauvais état, défaut d’entretien ou de vétusté.

There is a list of furniture included in the sale attached. These items are sold without guarantee.

NATURE ET QUOTITE
NATURE ET QUOTITÉ DES DROITS VENDUS
LE BIEN objet des présentes appartient à Monsieur Personne à concurrence de la moitié en pleine propriété, Madame Personne à concurrence de la moitié en pleine propriété.
NATURE ET QUOTITÉ DES DROITS ACQUIS
LE BIEN objet des présentes appartient à MonsieurSomebody à concurrence de la moitié en pleine propriété, Madame Somebody à concurrence de la moitié en pleine propriété.

The buyers and sellers are or will be 50% owners each of the bricks and mortar plus usufruit ( ie full ownership)

REFERENCES DE PUBLICATION
EFFET RELATIF
Acquisition suivant acte reçu par Maître X le 20 mars 1998 dont une copie authentique a été publiée au bureau des hypothèques de Villeville le 20 avril 1998 , volume 1 , numéro23 .

The notaire refers to the title of ownership of the vendors dating from 1998.

TONTINE
Le présent acte d'acquisition en commun emporte ainsi qu'il sera dit au paragraphe 'PROPRIETE - JOUISSANCE', attribution de la propriété intégrale au survivant des ACQUEREURS.
Cette stipulation est exclusive, sauf en ce qui concerne la jouissance qui aura lieu ainsi qu'il sera dit ci-après, en commun, d'une indivision relativement au BIEN entre les deux ACQUEREURS.
En conséquence, tant que LES ACQUEREURS seront en vie, aucun d'eux ne pourra en réclamer le partage ou la licitation et seul, leur commun accord pourra permettre l'aliénation du BIEN acquis, sa disposition sous quelque forme que ce soit et à quelque titre que ce soit, ou la constitution sur ce BIEN d'un droit réel quelconque.

The buyers have decided to purchase ‘en tontine’ ( see Inheritance)

CHARGES ET CONDITIONS
Les charges et conditions générales du présent acte sont énoncées en seconde partie.
PROPRIETE – JOUISSANCE
L'ACQUEREUR sera propriétaire du BIEN vendu à compter de ce jour.
Il en aura la jouissance à compter de ce jour, par la prise de possession réelle, LE BIEN vendu étant entièrement libre de location ou occupation, ainsi que LE VENDEUR le déclare et que L'ACQUEREUR a pu le constater en le visitant.
Il est expressément convenu entre LES ACQUEREURS :
1°/ D'une part, qu'ils jouiront en commun, pendant leur vie, du BIEN objet des présentes ;
2°/ D'autre part, qu'à titre de clause aléatoire, le premier mourant d'entre eux, sera considéré comme n'ayant jamais eu droit à la propriété de ce BIEN, qui sera censé avoir toujours été la propriété du survivant depuis le jour de la présente acquisition, la présente clause conférant ainsi à chacun d'eux la propriété du BIEN tout entier, à partir du jour de son acquisition, sous condition suspensive de sa survie et sous la condition résolutoire de son prédécès et, en vertu de la rétroactivité de la condition, celui des deux ACQUEREURS qui survivra, étant censé tenir directement et dès l'origine ses droits du VENDEUR.

The noatire states that the buyers will have free and vacant possession as of the signature of this contract and reaffirms that as they are buying en tontine, the property will belong to the survivor of the first of their deaths.

PRIX
La présente vente est consentie et acceptée moyennant le prix de deux cent mille EURO (200 000,00 € ) s'appliquant :

1° / Aux biens immobiliers, à concurrence de cent quatre vingt quinze mille Euro (195 000,00 € )
2° / Aux meubles et objets mobiliers à concurrence de cinq mille EURO (5 000,00 € ).

The price of the property is 200 000€ split 195 000€ for the house and 5 000€ for the furniture.

PAIEMENT DU PRIX
L'ACQUEREUR a payé ce prix comptant, aujourd'hui même, ainsi qu'il résulte de la comptabilité de l'office notarial.

Ainsi que LE VENDEUR le reconnaît et lui en consent quittance sans réserve.

The buyer is paying cash and has transferred all the funds to the notaire’s account. The vendor accepts this payment.

DONT QUITTANCE
COMMISSION D’AGENCE
L’ACQUEREUR réglera à titre d'honoraires de négociation à ABC immo de Villeville par suite d’un mandat régulier au sens de la loi n°70-9 du 2 janvier 1970 et de son décret d’application du 20 juillet 1972, la somme de treize mille EURO (13 000,00 € ) toutes taxes comprises.
Il est ici indiqué que l’ACQUEREUR donne mandat au notaire soussigné de verser ledit montant au profit de l’agence immobilière susnommée.

The estate agency ABC Immo is due a commission of 13 000€ and the buyer gives permission to the notaire to pay them.

DECLARATIONS FISCALES
TAXATION DES PLUS-VALUES
Pour satisfaire aux dispositions légales sur les plus-values immobilières visées aux articles 150 U et suivants du Code général des impôts, LE VENDEUR déclare :
- qu’il a son domicile à l’adresse indiquée ci-dessus et qu’il dépend du centre des impôts de Villeville .

The vendors are declared as being resident at the property they are selling, declaring their income at the tax office of Villeville. ( in effect this means they are not liable for capital gains tax as this is their principal home)

IMPÔTS SUR LA MUTATION
Les parties déclarent que LE BIEN vendu sera soumis au tarif prévu par l'article 1594 D du Code général des impôts.

L'assiette de la taxe exigible sur la présente mutation est constituée par :

Le prix de la présente vente s'appliquant aux biens et droits immobiliers, de 195 000 EURO.
Ci 0,00 €

L'acte sera soumis à la formalité d'enregistrement et de publicité foncière au bureau des hypothèques de Villeville .

CALCUL DES DROITS

BASE TAXABLE 0 € ASSIETTE TAUX TAXE Taxe d’Etat 0 € 0,20% 0 € Taxe Départementale 0 € 3,60% 0 € Taxe Communale 0 € 1,20% 0 € Prélèvement Etat 0 € 2,50% 0 € TOTAL 9 925 €

The buyer pays the costs of the acte de vente. The greatest part of this is the taxes of 5.09% which are apllied to the net house price of 195 000€. In this case 9 925€. The notaire’s fees are in addition.

MENTION DE CLOTURE
Le notaire soussigné atteste que la partie normalisée établie sur pages contient toutes les énonciations de l'acte nécessaires à la publication et à l'assiette des droits.
FIN DE PARTIE NORMALISEE
DECLARATIONS DES PARTIES
Les parties aux présentes attestent par elles-mêmes ou leurs représentants que rien ne peut limiter leur capacité pour l'exécution des engagements qu'elles vont prendre et déclarent notamment :
- que leur identité et leur situation juridique personnelle sont conformes à celles indiquées en tête des présentes ;
- qu'elles ne sont pas et n’ont jamais été en état de cessation des paiements ou frappées d’une procédure de sauvegarde, de redressement ou de liquidation judiciaires ;
- qu’elles ne sont pas dans un état civil, civique ou commercial mettant obstacle à la libre disposition de leurs biens ;
qu’elles ne font pas, en ce qui concerne les personnes physiques, l’objet d’une quelconque mesure de protection légale, ni l’objet d’une procédure de règlement des situations de surendettement.

By this statement, the buyers and vendors are stating that their identities are shown correctly and that they are not bankrupt, or mentally ill.

ELECTION DE DOMICILE
Pour l'exécution des présentes et de leurs suites, les parties font élection de domicile :
- LE VENDEUR et L'ACQUEREUR en l’étude du notaire soussigné

CHARGES ET CONDITIONS GENERALES
Standard conditions of sale.

La vente a lieu sous les charges et conditions suivantes :
ETAT DU BIEN
L’ACQUEREUR prend LE BIEN dans son état au jour de l’entrée en jouissance, tel qu’il l’a vu et visité, sans recours contre LE VENDEUR pour quelque cause que ce soit et notamment pour mauvais état du sol ou du sous-sol, vices même cachés, erreur dans la désignation, le cadastre ou la contenance, toute différence, excédât-elle un vingtième devant faire son profit ou sa perte.
Cependant, LE VENDEUR restera responsable des dommages à l’ouvrage ainsi qu’il sera dit ci-après.

The buyer will take the property as seen with all its benefits and faults, without any recourse against the vendor for any faults found later. Exception in this case for works detailed further on.

ETAT DES MEUBLES VENDUS
L’ACQUEREUR prend les meubles vendus dans l’état où ils se trouvent au jour de l’entrée en jouissance et ce, sans aucun recours contre LE VENDEUR.
SERVITUDES
L’ACQUEREUR supporte les servitudes passives, apparentes ou occultes, continues ou discontinues, pouvant grever LE BIEN, sauf à s’en défendre, et profiter de celles actives s’il en existe, le tout à ses risques et périls, et sans recours contre LE VENDEUR.
LE VENDEUR déclare qu’il n’a créé aucune servitude et qu’à sa connaissance il n’en existe aucune à l’exception de celles pouvant résulter de la situation naturelle des lieux, de l’urbanisme ou de la loi.
LE VENDEUR supportera les conséquences de l’existence de servitudes qu’il aurait conférées sur LE BIEN vendu et qu’il n’aurait pas indiqué aux présentes.

The buyer takes the property with any servitudes or rights of way that exisit. The notaire has not found any and the vendor declares not to have created any.

CONTRAT D’ASSURANCE
L’ACQUEREUR fera son affaire personnelle de la continuation ou de la résiliation, dans les formes de droit, de toutes polices d’assurances souscrites par LE VENDEUR pour ce BIEN.

The buyer will insure the property.

ABONNEMENTS
L’ACQUEREUR fait son affaire personnelle à compter du jour de l’entrée en jouissance de tous abonnements existants.

The buyer will take over payment of the services (ask your agent to transfer water and electricity accounts into your name).

IMPÔTS ET TAXES
L’ACQUEREUR acquitte, à compter de l’entrée en jouissance, toutes les charges fiscales afférentes au BIEN.
Concernant les taxes foncières, L’ACQUEREUR remboursera au VENDEUR, à première demande, le prorata de la taxe foncière couru depuis la date fixée pour l'entrée en jouissance jusqu’au 31 décembre suivant.

The buyer will take over all property taxes as from completion. The buyer will reimburse the vendor pro rata the taxe foncière from date of completion to 31 December of same year.

RENSEIGNEMENTS CONCERNANT LE BIEN VENDU
DROIT DE DISPOSER
LE VENDEUR déclare que LE BIEN ne fait l’objet d’aucune restriction à sa libre disposition pour quelque cause que ce soit, ni d’aucune procédure en cours.

The vendor declares that he has complete freedom to sell the property, there being no procedures against him.

SITUATION HYPOTHÉCAIRE
Il résulte d’un état hors formalité du chef , en date du que LE BIEN vendu n’est grevé d’aucune inscription.

The property is free of any incription against it ( mortgage, hold, easement etc)

OCCUPATION DU BIEN
LE VENDEUR déclare :
- que LE BIEN vendu est libre de toute location ou occupation de personne ou d'objet, réquisition ou préavis de réquisition ;
qu’il n'a délivré aucun congé en vue de la libération du BIEN vendu.

The property has no tenant and is sold with free and vacant possession.

RÉGLEMENTATION RELATIVE À L'AMIANTE
LE VENDEUR déclare :
- que LE BIEN entre dans le champ d’application des articles R. 1334-14 et suivants du Code de la santé publique ;
- que les recherches effectuées, conformément à l’article R. 1334-24 de ce code, n’ont pas révélé la présence d’amiante, ainsi qu’il résulte du rapport technique établi parXYZ , le 16 aôut 2007 demeuré ci-annexé.

The obligatory asbestos survey done by XYZ has not revealed any asbestos containing products on the property.

ETAT DE L’IMMEUBLE - TERMITES
L'ACQUEREUR prendra LE BIEN vendu dans l'état où il se trouvera le jour de l'entrée en jouissance, sans recours contre LE VENDEUR pour quelque cause que ce soit, notamment son bon ou mauvais état, et tous vices cachés.
LE BIEN objet des présentes est situé dans une zone délimitée par arrêté préfectoral en application de l'article 3 de la loi numéro 99-471 du 8 juin 1999, c'est-à-dire dans un secteur contaminé ou susceptible d'être contaminé par les termites.
En application de l'article 8 de la loi précitée un état parasitaire établi par XYZ , le 16 aôut 2007, soit depuis moins de six mois, ne révélant la présence d’aucun termite dans LE BIEN, est demeuré ci-annexé après mention.

The obligatory termite survey shows no trace of termites on the property.

RÉGLEMENTATION RELATIVE AU SATURNISME
Conformément aux dispositions de l’article L.1334-5 du Code de la santé publique, un constat des risques d'exposition au plomb établi le 16 aôut 2007 par XYZ , est demeuré annexé aux présentes après mention.
Ce constat ne fait apparaître aucun risque d'exposition au plomb dans LE BIEN. En conséquence, LE VENDEUR ne sera tenu à aucune garantie à l'égard de L'ACQUEREUR qui l'accepte expressément, à raison des vices cachés qui pourraient affecter LE BIEN du fait de la présence éventuelle de plomb.

The obligatory lead paint survey shows no lead paint in poor condition, (a risk to children).

DIAGNOSTIC DE PERFORMANCE ÉNERGÉTIQUE
LE VENDEUR déclare que LE BIEN entre dans le champ d’application des articles R 134-1 et suivants du Code de la construction et de l’habitation et qu’il a fait établir un diagnostic de performance énergétique par XYZ le 16 aôut 2007 , dont une copie est demeurée annexée aux présentes après mention.
L'ACQUEREUR reconnaît avoir été informé que selon l’article L 271-4, II du Code de la construction et de l’habitation, il ne peut se prévaloir à l’encontre du VENDEUR des informations contenues dans le diagnostic de performance énergétique qui n’a qu’une valeur informative.

An energy efficiency survey is attached for information, and will contain recommendations for improving the energy efficiency of the house.


.
RACCORDEMENT AU RÉSEAU D’ASSAINISSEMENT
LE VENDEUR déclare que LE BIEN objet des présentes n’est pas desservi par un réseau d’assainissement communal, cependant il précise qu’il est raccordé à un système d’assainissement individuel.
Ce réseau d’assainissement utilisé a fait l’objet d’un contrôle parSPANC ainsi qu’il résulte d’un document administratif demeuré ci-joint et annexé.
Le notaire rappelle à L’ACQUEREUR que la desserte du BIEN vendu par un réseau collectif d’assainissement l’oblige à se raccorder à ce réseau dans un délai de deux ans à compter de l’achèvement de la construction de ce réseau.
A défaut de régularisation, l’administration peut mettre en demeure le propriétaire de régulariser cette situation, et de l’astreindre au paiement d’une redevance jusqu’à la mise en conformité.

The property is served by a private septic tank drainage system which has been inspected by SPANC and approved. If the property is offered the chance to be connected to a new mains drainage system, then connection will be obligatory.

LOGEMENT DÉCENT
Le notaire soussigné avertit L’ACQUEREUR qu’aux termes des dispositions légales actuellement en vigueur, le logement dit « décent » se caractérise soit par une pièce principale d’au moins neuf mètres carrés et d’une hauteur sous plafond au moins égale à deux mètres vingt, soit un volume habitable de vingt mètres cubes au minimum. La pièce principale doit être dotée d’une ouverture à l’air libre, d’une cuisine ou d’un coin cuisine, d’une douche ou d’une baignoire, d’un water-closet séparé.
Etant précisé que ces conditions sont obligatoires pour toute location, sauf une location saisonnière ou une mise à disposition gratuite. A défaut, le locataire pourra demander la mise en conformité du logement ou la révision du loyer auprès du Tribunal d’instance.

The regulations regarding a decent habitation are repeated here. ie more than 9m2, with shower and wc etc.

INFORMATION SUR LES PISCINES
Les parties reconnaissent avoir été averties par le notaire soussigné des dispositions des articles L.128-1 à L.128-3 du Code de la construction et de l’habitation.
Les propriétaires de piscines enterrées non closes privatives à usage individuel ou collectif installées avant le 1er janvier 2004 doivent avoir équipé au 1er janvier 2006 leur piscine d'un dispositif de sécurité normalisé, visant à prévenir les risques de noyade.
Ce dispositif de sécurité est constitué par une barrière de protection, une couverture, un abri ou une alarme répondant à des exigences de sécurité strictement définies (article R.128-2 du même code).
En cas de location saisonnière de l’habitation, ce dispositif de sécurité est exigé depuis le 1er mai 2004.
Le non-respect de ces dispositions est puni d’une amende de 45 000 Euros conformément à l’article L.152-12 de ce code.
LE VENDEUR déclare :
- qu’il existe une piscine enterrée sur LE BIEN présentement vendu ;
- qu’elle est à ce jour équipée d’un dispositif de sécurité conforme aux exigences de sécurité visées au II de l’article R.128-2 du Code de la construction et de l’habitation ainsi qu’il résulte d’une attestation en date à Villeville , du 16 aôut 2007 , émanant de XYZ .

All swimming pools must be equipped with a security system to help prevent children from drowing, and this must be in place at the time of completion. In this case, XYZ have certified that one is in place.

CONTRAT D'AFFICHAGE
LE VENDEUR déclare qu’il n’a consenti aucun contrat d'affichage pouvant grever à ce titre LE BIEN objet des présentes.

The property does not have a contract with a poster advertising company.

AGENCE NATIONALE DE L'HABITAT
LE VENDEUR déclare qu’il n’a pas conclu de convention avec l’agence nationale de l’habitat pour des travaux de réparation et d’amélioration sur LE BIEN objet des présentes.

The property has not had any grants for improvements from ANAH.

RÉGLEMENTATION RELATIVE AUX ÉTABLISSEMENTS CLASSÉS
Le notaire soussigné a rappelé aux parties les dispositions de l’article L. 514-20 du Code de l’environnement et notamment celles de l’article 8-1 deuxième alinéa, dont les termes sont ci-après littéralement rapportés :
«Lorsqu’une installation soumise à autorisation a été exploitée sur un terrain, le vendeur de ce terrain est tenu d’en informer par écrit l’acheteur ; il l’informe également pour autant qu’il les connaisse, des dangers ou inconvénients importants qui résultent de l’exploitation.
Si le vendeur est l’exploitant de l’installation, il indique également par écrit à l’acheteur si son activité a entraîné la manipulation ou le stockage de substances chimiques ou radioactives. L’acte de vente atteste de l’accomplissement de cette formalité.
A défaut, l’acheteur a le droit de poursuivre la résolution de la vente ou de se faire restituer une partie du prix ; il peut aussi demander la remise en état du site aux frais du vendeur, lorsque le coût de cette remise en état ne paraît pas disproportionné par rapport au prix de vente.»

LE VENDEUR déclare, qu’à sa connaissance, aucune installation soumise à autorisation n’a été exploitée sur LE BIEN vendu et qu’il n’a jamais été exercées sur le terrain et les terrains avoisinants d’activités entraînant des dangers ou inconvénients pour la santé ou l’environnement (air, eaux superficielles et souterraines, sols et sous-sols).

The vendor declares that no regulated activity has been undertaken on the property eg stocking of chemicals or radioactive waste etc.

ARCHÉOLOGIE PRÉVENTIVE
Le notaire soussigné informe L’ACQUEREUR qu’un diagnostic d’archéologie préventive peut être demandé par le préfet sur LE BIEN objet du présent acte et que ceci peut avoir des conséquences sur les délais et les coûts de construction.
VESTIGES ARCHÉOLOGIQUES
L’article 18-1 de la loi numéro 2001-44 du 17 janvier 2001 précise que «s’agissant des vestiges archéologiques immobiliers, il est fait exception aux dispositions de l’article 552 du Code civil.»
Il y a lieu de distinguer entre :
- Le vestige archéologique immobilier enfoui ou dissimulé, et donc ignoré du propriétaire du sol, la propriété de ce vestige ne peut être acquise par prescription ni encore moins par titre. Ce vestige appartient à l’Etat quel qu’en soit le découvreur ou «inventeur».
Le vestige archéologique non enfoui ou non dissimulé appartient au propriétaire du sol ; à défaut de mention dans les actes, sa propriété pourra être revendiquée par le propriétaire du sol en invoquant la prescription acquisitive.

In brief….any archeological find on the property is supposed to be notified to the state.

RISQUES NATURELS ET TECHNOLOGIQUES
LE VENDEUR déclare qu’au vu des informations mises à sa disposition par le Préfet du département ou par le maire de la commune, LE BIEN objet des présentes est concerné par un plan de prévention des risques naturels le , le ou les risques naturels pris en compte sont : retrait /gonflement des terres argiles.
. Un état des risques naturels et technologiques en date du 15 septembre 2007 , soit de moins de six mois, a été visé par les parties et est demeuré ci-annexé après mention.
De même, il déclare qu’à sa connaissance, LE BIEN n’a jamais connu de sinistres résultant de catastrophes naturelles ou technologiques.

The property is within a zone where the ground may shrink due to drought, thus causing problems (particularly to new constructions). The vendor declares that there have been no problems at the property.

URBANISME
ENONCIATION DES DOCUMENTS OBTENUS
Sont demeurées ci-jointes et annexées après visa de L’ACQUEREUR et mention du notaire, les pièces suivantes :
- certificat d’urbanisme de l’article L.410-1, alinéa 1er, du Code de l’urbanisme délivré par la DDE de Villeville , le 4 décembre 2007

Desquelles il résulte que l'immeuble :

The notaire will have done the local search and the CU ( certificate of urbanisation) will be attached and any peculiarities explained.

.
DROIT DE PRÉEMPTION URBAIN
L'aliénation ne donne pas ouverture au droit de préemption institué par les articles L. 211-1 et L. 213-1 du Code de l'urbanisme.
En effet L'IMMEUBLE entre dans les prévisions d'exclusion du droit de préemption figurant à l'article L.211-4 c) du Code de l'urbanisme :

et comme n'étant pas situé dans un secteur où l'application du droit de préemption à l'aliénation d'un immeuble de cette nature ait été décidé en vertu de l'article L.211-4 dernier alinéa du Code de l'urbanisme ainsi qu'il résulte du certificat demeuré joint et annexé aux présentes après mention.

The property is not within a commune that has a right to pre emptive purchase.


SAFER - DROIT DE PRÉEMPTION
LE BIEN étant situé à l'intérieur de la zone d'intervention d'une société d'aménagement foncier et d'établissement rural (S.A.F.E.R.), son aliénation donne ouverture au droit de préemption institué par l'article L. 143-1, alinéa 1, du Code rural, car elle n'entre pas dans les prévisions d'exemption figurant à l'article L. 143-4 du même code.
En conséquence, le projet d'aliénation a, conformément aux dispositions des articles R. 143-4 et L. 412-8 du Code rural, été notifié à la S.A.F.E.R. intéressée par lettre recommandée avec demande d'avis de réception dont une copie certifiée conforme et l'accusé de réception sont demeurés ci-annexés après mention.
La S.A.F.E.R. n'ayant pas notifié sa décision d'acquérir dans le délai de deux mois qui lui était imparti par l'article L.412-8 nouveau du Code rural auquel renvoi l'article L. 143-1 du même code, son silence vaut renonciation à son droit de préemption.

The agricultural body SAFER was given notice of the sale and did not exercise its right to pre emptive purchase.

REMISE DE TITRES
Il ne sera remis aucun ancien titre de propriété à L'ACQUEREUR concernant LE BIEN, mais il pourra se faire délivrer, à ses frais, ceux dont il pourrait avoir besoin, et sera subrogé dans tous les droits du VENDEUR à ce sujet.

No old title of ownership will be delivered by the notaire, but these may be obtained from the hypothèque.

ORIGINE DE PROPRIETE
Les biens immobiliers objet des présentes appartiennent à M et Mme Personne Claude par suite de l'acquisition faite de Mme Autrefois
Suivant acte reçu par Maître Quelqun le 12 mars 2003
Cette acquisition a eu lieu moyennant le prix de cent quatre vingt mille EURO ( 180 00,00 € )
Cette somme a été payée comptant et quittancée dans l'acte sans deniers d'emprunt.
Audit acte LE VENDEUR a déclaré qu'il n'était frappé d'aucune mesure restreignant son pouvoir de disposer librement du BIEN vendu.
Une copie authentique de cet acte a été publiée au bureau des hypothèques de Villeville le 15 avril 2003 , volume 1 , numéro 55 .

L'état délivré sur cette publication était négatif de toutes inscriptions, mentions ou saisies.

The notaire has proven title of the current owner via his purchase in 2003, title which he has in his office.

ORIGINE DE PROPRIETE ANTERIEURE
Under this heading will be the proof of good title given by showing the past owners and the dates of their purchase going back at least 30 years.

PUBLICITE FONCIERE
Cet acte sera soumis par les soins du notaire soussigné à la formalité fusionnée d’enregistrement et de publicité foncière au bureau des hypothèques compétent dans les conditions et délais prévus par les dispositions légales et réglementaires et aux frais de L’ACQUEREUR.
Si LE BIEN est grevé d’inscriptions, LE VENDEUR sera tenu d’en rapporter à ses frais mainlevées et de justifier de l’exécution de la radiation de ces inscriptions, dans les quarante jours de la dénonciation amiable qui lui en sera faite au domicile élu.

The notaire will register the new title at the hypothèque, and if any inscriptions against the title are found, the vendor will be bound to have these removed within 40 days ( via the notaire).

POUVOIRS
Les parties, agissant dans un intérêt commun, donnent tous pouvoirs nécessaires à tout clerc de l'office notarial dénommé en tête des présentes, à l'effet de faire dresser et signer tous actes complémentaires ou rectificatifs.

The notaire’s office is given the authority to draw up any complementary or rectifying actes necessary for the full completion of this purchase.
FRAIS
L’ACQUEREUR paiera tous les frais, droits et émoluments des présentes et ceux qui en seront la suite ou la conséquence en application de l’article 1593 du Code civil.

The buyer pays all the costs of the acte de vente.

LOI INFORMATIQUE ET LIBERTES
Conformément à la loi « Informatique et Libertés » du 6 janvier 1978, le notaire soussigné déclare disposer d’un traitement informatique pour l’accomplissement des activités notariales, notamment de formalités d’actes. A cette fin, il est amené à enregistrer des données concernant les parties et à les transmettre à certaines administrations, notamment à la conservation des hypothèques en vue de la publicité foncière, au livre foncier d’Alsace et de Lorraine, ainsi qu’à des fins cadastrales, comptables fiscales, ou statistiques. Les parties peuvent exercer leurs droits d’accès et de rectification aux données les concernant auprès du notaire soussigné ou via le Correspondant « Informatique et Libertés » désigné par ce dernier : HYPERLINK "mailto:cpd-adsn@notaires.fr"cpd-adsn@notaires.fr.

All parties have access to any of the information within these contracts that have been stored in computers, via the address email given. ie freedom of information.

BASE DE DONNEES IMMOBILIERES
Les parties sont informées que les données descriptives et économiques contenues au présent acte sont partiellement transcrites dans une base de données immobilières, déclarée à la Commission Nationale de l’Informatique et des Libertés, pour assurer la production d’informations statistiques d’intérêt général.
Ces données ne contiennent aucun caractère directement nominatif sur les contractants au présent acte. En application des articles 56 et 57 de la loi n°78-17 du 06 janvier 1978, les parties disposent d’un droit d’opposition à ce que des informations à caractère nominatif les concernant fassent l’objet d’un traitement informatisé, ainsi que d’un droit d’accès et de rectification.

The basic data (size, price, location) relating to this sale will be given to the notaires’ central database to help develop statistics.

AFFIRMATION DE SINCERITE
Les parties affirment, sous les peines édictées par l'article 1837 du Code général des impôts, que le présent acte exprime l'intégralité du prix. En outre; elles reconnaissent avoir été informées par le notaire soussigné des peines encourues en cas d'inexactitude de cette affirmation.
Le notaire soussigné affirme qu'à sa connaissance le présent acte n'est modifié ni contredit par aucune contre-lettre contenant augmentation du prix.

All parties declare that the information given in the contract is correct and that there has been no ‘under the table’ payment involved.

CERTIFICATION DE L'IDENTITE DES PARTIES
Le notaire soussigné certifie et atteste que l’identité complète des parties dénommées aux termes des présentes, telle qu’elle est indiquée à la suite de leurs noms et dénominations, lui a été régulièrement justifiée.

The notaire has checked and certified the identity of all parties.


DONT ACTE sur pages

FAIT en l'étude du notaire soussigné, les jour, mois et an susdits.

Et lecture faite, les parties ont certifié exactes, les déclarations les concernant contenues au présent acte, puis le notaire soussigné a recueilli leur signature et a lui-même signé.


Cet acte comprenant :
- Lettre(s) nulle(s) :
- Blanc(s) barré(s) :
- Ligne(s) entière(s) rayée(s) nulle(s) :
- Chiffre(s) nul(s) :
- Mot(s) nul(s) :
Renvoi(s) :

Signature : Buyers and vendors will now initial the bottom of each page of the contract, initial this page in the left margin and then sign full signatures , sometimes with an additional mention such as ‘bon pour vente’.

The notaire will sign the contract too and then send it to be registered at the conservator des hypothèques. The copy will be kept there and a certified copy for the buyer and original for the notaire will be sent back to the notaire. Make a diary note to go and pick up your copy some 2-3 months after completion.