French Property and Inheritance Law Principles and Practice

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ISBN: 9780199254750 | 0199254753
Cover: Paperback
Copyright: 11/20/2003

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This book offers practical guidance to lawyers and other professionals advising clients on property transactions and related matters in France including: buying, selling, and mortgaging land; the ownership of flats and leases; and the establishment of companies to own land. It covers all aspects of French inheritance law and provides lawyers qualified outside of France with practical advice on the administration of estates. A glossary and relevant legal precedents are also included.

Introduction

Table of Cases

xxi

Tables of Statutes

xxix

Abbreviations

xxxvii

1 The legal profession

The notary

(8)

The avocat

(1)

The avoué

(1)

The huissier

(3)

PART I: LAND LAW

2 Immovable property in French law

Introduction

(1)

The nature of property

(3)

Interests in property

(1)

Rights over land

(1)

Rights in rem

(2)

Ownership

(1)

Le patrimoine

(1)

Types of sales of land

(1)

Charges

(1)

The Land Registry system

(2)

Etat civil

(3)

3 The sale of land

Introduction

(1)

Negotiation of sales

(1)

The estate agent

(2)

Choice of notaire

(1)

The notaire

(1)

Classes of contracts

(1)

Statutory protection for the buyer

(3)

La Loi Scrivener

(1)

La lésion

(1)

Matters common to all contracts

(4)

4 Compromis de vente

Introduction

(1)

Identity of the property sold

(1)

The sale price

(1)

Death or incapacity of one party

(1)

The seller's obligations

(9)

5 Promesse de vente

Introduction

(1)

Form of the contract

(1)

Assignment of the contract

(1)

The option

(3)

6 Other contracts for sale of land

Pacte de préférence

(1)

The vente à réméré

(1)

Offre d'achat

(2)

7 Completion

Introduction

(2)

For consideration by the buyer

(2)

For consideration by the seller

(1)

Completion

(1)

Failure to complete

(1)

After completion

(3)

8 Sales of land 'on plan'

Introduction

(1)

Vente en l'état futur d'achèvement

(8)

Vente à terme

(5)

9 Property owning companies

Introduction

(1)

Nature of the French société

(1)

The applicable law

(1)

Formation of a société civile

(2)

The form of the statuts

(1)

The shareholders

(1)

Contents of the statuts

(2)

Meetings of shareholders

(1)

Share transfers

(1)

Management of a société civile

(1)

Liquidation

(1)

Fiscal considerations

(1)

The Companies Registry

(1)

10 The Société Civile d'Attribution

Introduction

(1)

Shareholders' obligations

(1)

Shareholders' rights

(3)

11 Pluripropriété

Introduction

(1)

The owning company

100

(1)

Share sale offers

100

(1)

The statuts of the company

100

(1)

Management

101

(1)

Meetings of the company

101

(1)

Disposal of shares

102

(3)

12 Sales en viager

Introduction

105

(1)

Nature of viager transactions

106

(1)

The consideration

106

(1)

The element of chance

107

(1)

Viager occupé

107

(1)

The rente viagère

107

(1)

Rights and liabilities of the parties

108

(1)

Tax effects

109

(2)

13 Sales by auction

Introduction

111

(1)

Adjudications volontaires

111

(3)

Adjudication judiciaire

114

(5)

14 Charges on property

Introduction

119

(1)

Types of mortgages

119

(1)

Remedies of a mortgagee

120

(1)

Hypothèque conventionnelle

120

(1)

Property which can be mortgaged

121

(1)

Capacity to mortgage property

122

(1)

The execution of mortgages

123

(1)

The registration of mortgages

123

(1)

Privilèges

124

(1)

Transfers of mortgages

125

(1)

Release

125

(1)

Hypothèque légale

125

(1)

Hypothèque judiciaire

126

(1)

Le tiers déteneur

127

(2)

15 La copropriété

Introduction

129

(1)

Definition of copropriété

130

(1)

Basis for service charges

131

(1)

The règlement de copropriété

131

(2)

Service charges

133

(3)

Meetings of the copropriété

136

(5)

The syndic

141

(4)

The conseil syndical

145

(2)

16 Joint ownership of land

Introduction

147

(1)

Ownership en indivision

147

(7)

Ownership en tontine

154

(5)

17 Residential leases

Introduction

159

(1)

The extent of the Loi Merman

160

(13)

18 Business leases

Introduction

173

(1)

Term of the lease

174

(1)

The rent

174

(1)

The contents of the lease

175

(3)

Security of tenure

178

(1)

Renewal of lease

179

(3)

Compensation

182

(1)

Droit de maintien

183

(1)

Droit de repentir

183

(1)

Le bail dérogatoire

183

(2)

19 Powers of attorney

Introduction

185

(1)

Remuneration of the attorney

186

(1)

Duties of the attorney

186

(1)

Determination of power

187

(1)

Enduring powers

188

(1)

Duration of powers

189

(1)

Copies of powers

189

(1)

Execution of powers

190

(1)

The Hague Convention

190

(2)

Form of power

192

(1)

Choice of attorneys

192

(3)

20 The régime matrimonial

Introduction

195

(1)

Le régime de communauté légal

196

(1)

Le régime de communauté conventionnelle

197

(1)

Le régime de la séparation des biens

198

(1)

Variation of a régime

199

(2)

21 Union libre

Introduction

201

(1)

Proof of concubinage

201

(1)

Fiscal effect of concubinage

202

(1)

The ownership of land

202

(2)

Financing a purchase of land

204

(1)

The pacte civile de solidarité et du concubinage

205

(1)

Who may enter into a PACS

206

(1)

The PACS contract

207

(1)

Determination of a PACS

207

(1)

Ownership of assets

207

(1)

Fiscal consequences of a PACS

208

(1)

Other benefits of a PACS

208

(1)

22 Land and its taxation

Introduction

209

(1)

Taxes on acquisition

209

(2)

Taxe sur la valeur ajoutée

211

(1)

Taxes during ownership

212

(6)

Tax on disposals

218

(5)

23 Capacity

Introduction

223

(1)

Infants

224

(1)

Adoption

225

(2)

Children's capacity to inherit

227

(1)

Persons of full age under a disability

227

(1)

Capacity in respect of wills

228

(2)

Married persons

230

(3)

PART II: INHERITANCE LAW

24 Inheritance law

Introduction

233

(1)

Source of inheritance law

233

(2)

Intestate and testamentary inheritance

235

(1)

Executors

236

(1)

Types of French wills

236

(1)

Agreements to make a will

237

(1)

Capacity to inherit

237

(1)

Commencement of administration procedure

237

(1)

Saisine

238

(1)

Acceptance of an estate

238

(1)

The réserve

239

(1)

Winding up an estate

239

(2)

25 Domicile and residence

Introduction

241

(1)

The significance of domicile

242

(1)

Renvoi

243

(1)

Droit de prélèvement

244

(1)

Residence

245

(2)

26 The English trust

Introduction

247

(1)

Recognition of trusts

247

(1)

Effects of English trusts

248

(2)

Proposed French trust law

250

(1)

Fiscal considerations

250

(2)

French quasi-trusts

252

(3)

27 Intestate succession

Introduction

255

(1)

Order of succession

255

(2)

Représentation

257

(1)

Droit de retour

258

(3)

28 La réserve

Introduction

261

(1)

The réservataires

261

(2)

Calculation of the réserve

263

(2)

The surviving spouse

265

(2)

29 Avoiding the réserve

Introduction

267

(1)

A company as owner

267

(2)

Ownership en tontine

269

(1)

Sales en viager

270

(1)

Régime de communauté universelle

270

(3)

30 The surviving spouse

Introduction

273

(1)

Capacity to inherit

273

(1)

The spouse in intestate successions

274

(1)

Rights of the surviving spouse in an intestacy

275

(3)

Rights of the surviving spouse in testate successions

278

(4)

Donation entre époux

282

(3)

31 Wills

Introduction

285

(1)

Types of will

286

(4)

Joint wills

290

(1)

Revocation

290

(2)

Registration of wills

292

(1)

Use of non-French wills

292

(3)

32 Donation-partage and donation de biens à venir

Introduction

295

(1)

Donation-partage

295

(3)

Donations de biens à venir

298

(3)

33 The exécuteur testamentaire

Introduction

301

(1)

Powers of exécuteurs testamentaires

301

(1)

The grant of saisine

302

(3)

34 The beneficiary's election

Introduction

305

(1)

The available options

306

(1)

The exercise of the option

307

(1)

Acceptation pure et simple

307

(2)

Acceptation sous bénéfice d'inventaire

309

(1)

Renonciation

309

(1)

Revocation of exercised options

310

(1)

The effects of international law

310

(3)

35 Saisine

Introduction

313

(1)

Proof of right to saisine

313

(1)

Beneficiaries without saisine

314

(3)

36 Legacies

Introduction

317

(1)

Types of legacies

318

(1)

Restriction of alienation

319

(1)

Penal clauses

319

(1)

Lapse

320

(3)

37 Administration of an estate

Introduction

323

(1)

Preliminary steps

324

(1)

Sealing the property

325

(1)

Inventory of contents

325

(1)

Bank accounts

326

(1)

Documents in an administration

326

(2)

Distribution

328

(3)

38 Gifts inter vivos

Introduction

331

(1)

Donations indirectes

332

(1)

Donations simulées

332

(1)

Revocation of a gift

333

(2)

Gifts between spouses

335

(2)

Donations par personne interposée

337

(1)

Gifts and marriage

337

(2)

39 Inheritance and gifts tax

Introduction

339

(1)

Droits de succession

340

(11)

Droits de donation

351

(1)

Reliefs

351

(2)

Appendix-Precedents

353

(68)

Glossary

421

(22)

Index

443

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French Property and Inheritance Law Principles and Practice

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