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Sectors Response IMMOFRONTIERE where we have the most applications .... Parking in

Our agency between Lake Geneva and Mont Blanc specializes in finding buyers for the property or its customers in an area shores of Lake Geneva, a bead border enrolled in the Genevois Haut-Savoyard affecting labor naturally border but also Swiss residents who wish to settle in France.

The shortage of housing in Geneva actually grows more and more Geneva to settle in the border area to stop renting and especially to find accommodation as close to Geneva. Annemasse is the first of applications for our customers, but short of the perimeter at Viry Yvoire and Gaillard, St. Julian La Roche sur Foron.

Here are the most common requested by our customers:

74800 Amancy

74100 Ambilly

74100 Annemasse

74930 Arbusigny

74160 Archamps

74800 Arenthon

74380 Arthaz-Bridge Notre Dame

74140 Ballaison

74160 Beaumont

74380 Good

74130 Bonneville

74890 Bons-en-Chablais

74160 Bossey

74130 Brizon

74400 Chamonix-Mont-Blanc

74140 Chens sur Leman

74160 Collonges-sous-Salève

74920 Combloux

74130 Contamine-sur-Arve

74380 Cranves-Sales

74140 Douvaine

74800 Vices

74100 Étrembières

74130 Faucigny

74160 Feigères

74250 Fillinges

74240 Gaillard

74420 Habère-Lullin

74420 Habère-pocket

74100 Juvigny

74140 Loisin

74380 Lucinges

74500 Lugrin

74470 Lullin

74890 Lully

74140 Machilly

74250 Marcellaz

Margencel 74200

74500 Maxilly-sur-Léman

74120 Megève

74140 Messery

74560 Monnetier-Mornex

74130 Mont-Saxonnex

The 74560 Muraz

74540 Blackberries

74380 Nangy

74140 Nernier

74500 Neuvecelle

74160 Neydens

74250 Peillonnex

74550 Perrignier

74930 Pers-Jussy

74160 Présilly

-74930 Reignier Esery

74800 La Roche-sur-Foron

74140 St. Cergues

74160 Saint-Julien en Genevois

74500 Saint-Paul-en-Chablais

74800 Saint-Pierre-en-Faucigny

74930 Scientrier

74140 Saw

74950 Scionzier

74250 La Tour

74520 Valleiry

74140 Veigy-Foncenex

74,160 Towards

74150 Versonnex

74100 Vétraz-Monthoux

City 74250 en Sallaz

74100 Ville-la-Grand

74580 Viry

74250 Viuz en Sallaz

74140 Yvoire

http:// www.ghs74.fr/carte_du_territoire

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ANNEMASSE ...

Looking to buy a ANNEMASSE well, but do not know how orgnaiser your private parking place without or without garage: the solution might lie in the subscription offers of the City. A map of areas you can park easily in green areas throughout ANNEMASSE at low cost less than 300 € for residents is 25 euros per month which is much cheaper than renting space or garage. For additional information, contact the Municipal Police ANNEMASSE.

Monologues Alice In Wonderland

No need to add more ...















One of the pitfalls recurring awareness of humanitarian tragedies is the abstract nature of numbers. Every day, thousands of children die before age five years, often in polite indifference.
The organization Save the Children has launched a campaign which aims to overcome this obstacle, by a simple procedure and has the merit of not falling into the lacrimal sensational.
The campaign is based on interviews with parents who are returning to life necessarily too short for some of their children died of diseases like malaria.
This is one of these testimony. Others are visible here .
A deeply humane and sensitive approach.

What Doesmonica Roccaforte

Act Scellier: new tax system for investors: up to 37% tax cut!

THE SCELLIER
Reduce your taxes up to 37% over 15 years! The
SCELLIER is a tax cut of up to 37%. All
French taxpayers investing in new housing during 2009 and 2010 (for rent) are eligible. When they buy a new home (or future state completion) between 1 January 2009 and December 31, 2012, they can benefit from this tax cut:
25% for investors in 2009 and 2010 and 20% for investors in 2011 and 2012.
Warning: this tax cut can not be combined with other legal devices
... To qualify for the tax reduction you must rent the naked use of main house for a minimum of 9 years. Rents must not exceed the ceiling fixed by decree.
The lease commitment is to take effect within 12 months from the date of completion of the building.
Investment Ceiling: 300 000 € for a single dwelling per year.
Almost all new buildings, including thermal and energy performance are consistent with the requirements of article L.111-9 of the Code of Construction and Housing are eligible for the law.
Act or the Act Robien Borloo allow a deduction on income, but the Act allows Scellier a tax cut spread over 9 years and carried forward.
When the reduction of tax for a year exceeds the tax owed for that year, the balance of tax cuts can be attributed to the IR following years (until the 6th year included). Priority is given to the method of calculating the oldest to the most recent reports and before the IR reduction of year N.
Attention regime SCELLIER = tax cut of 25% and the regime SCELLIER SOCIAL = tax cut of 37% possible
You can rent this apartment to a child or a parent when he said tax so independent.
After 9 years you can continue to rent your home freely or agreements with the National Agency Housing (agency) to qualify for deduction of 30% to 45% on rents.

NB: The law Scellier "social" allows you to continue your involvement with the tax authority every 3 years (max 6 years) and thus benefit from a reduction of additional tax equal to 2% the cost of housing. Or 37% over 15 years.

Pulled Trapezius Muscle And Dizziness

Buy an old house ...

A rare and therefore expensive: While new homes are, for obvious reasons property, built on the outskirts of cities, the old houses remain the prerogative of the centers or large arteries.

old houses are still very hard to find: many, following estates have been sold to developers who have bought at the price of land to build a building.

Those who remain are so rare and the law of market forces, dear. In the price range of properties, the old house beats all records: she bought on average 10% more than an apartment, and beyond if a garden with it.

Call an expert to discover the unsuspected defects. However, no need to buy eyes closed. A house, as attractive as it can hide defects unsuspected at first. To avoid unpleasant surprises, the ideal is to be conducted by a specialized agency or an architect, a diagnosis of the frame to check the status of the frame, walls, ceilings and floors. The professional and give you advice on the structure of the house and in case of work to consider this structural work, a costing of the work.

followed less heavy work (electrical, plumbing, repairs to frame, processing and management of parts ...). Here again, the watchful eye the trader will tell you on what budget build.

(Source Paruvendu.fr)

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The property market in the Rhone-Alpes

Rhone-Alps: strong contrast between sales and rental

trend: strong contrast between sales and rental
Market still high in price, but slowed in some parts of the region. Peaks reached in Annecy. The rental He calms down. Our test

cities: Lyon, Grenoble and Annecy

These three cities were united in 2006 by the same price inflation, for reasons related to their different specificities. Result: strong tendency to migrate towards the periphery of cities

LYON
The market moves to the outer suburbs
In the capital of Gaul, the city's most quoted remain inaccessible to the middle classes, Tête d'Or, to Brotteaux at Bellecour in Old Lyon and much of the Red Cross and Saxony - Prefecture of sectors grouped in the 2.3, 4 and 6th districts.

Between March 2005 and March 2006, prices had increased in Lyon intramural 17.7%, after rising 95.7% in 5 years. For the former, according to Lyons solicitors interviewed, the average price shown is of 2 580 € / m2 at the end of 2006. In nine, the average local market has surpassed the psychological barrier of € 3 000 to m2.

This year, if the transactions are longer, the market remains strong. Illustration: the T2 of about 50 m2 which has been sold three times by the same real estate agency since 2005. 130 000 at the time, it rose to 150 000 in 2006 and is on sale this year to 160 / 170000 euros! For an apartment with a garage, it will add 15 000 to the budget. Count the remaining 10 to 12 000 euros for a single parking space.

peaks which led the market to move to the outer suburbs of the city. Rental side, as in many cities of the area, rents are marking time and even traded a few times down

GRENOBLE
Inflation in the new!
privileged location right in the mountain, economic development in high-tech ... According to the latest observatory FNAIM, Grenoble offers an average price of 2815 euros per m2, or 11.6% increase in one year.

The most popular areas are the island green and hypo-center. Topography and terrain make land scarce, which contributes to the natural increase in land values. So the price of building land have increased by 25% since last year ! Inflation has obvious consequences on new construction. The price per square foot exceeds € 3 000 in Grenoble (both in Lyon ...) and even reach € 3 700 for ongoing programs available at the end of this year 2007.


ANNECY
No detached house less than 500 000 lake
With its mythical atmosphere almost obsolete notes and subtle charms, Annecy attracts both families, retirees, foreigners attracted by the excellence its quality of life. The proximity of Switzerland (2009, with the new highway, Geneva will be more than twenty minutes from the lake), the interest of investors and Border explains the peaks achieved by the local property prices.

The Golden Triangle is around local galleries Lafayette, lakeside (Albiny Avenue) and downtown, in this area, you will hardly find a case to less than 5 000 € per square meter. At this price level we can talk about speculation. A situation that was literally forced to flee some of the middle classes to spend more than a third of their budget on housing. Even shopping spree for the scarce Annecy houses that do not negotiate with less than 500 000 €.

Yet local professionals emphasize again recently talks "down" is treated as regularly advertised prices! Assets above 450,000 euros go "more difficult". The sales of new products is still conclude around 4500 to 5000 euros per m2.

Annecy remains a very expensive city and buyers retreat to the countryside where the market is exploding too. With many apartments on the market, the local rental is wiser.

Our advice: If your award you can buy in Annecy you can still do it without risk! In negotiating the price though, you may be able to make a good investment.


(Sources: departmental chambers of notaries and Paruvendu.fr)

Merilyn Sakova Rapidlibrary

Buying new

The manufacturer is responsible for the entire construction of your house on land owned by you. It is your sole contact. In addition, the contract you sign with him forced him to give you many guarantees.

models: the standard plan to custom template. Most manufacturers offer models from standard plans. If you wish, you can customize your home by mixing elements from several proposed models. Better yet, some manufacturers working with an engineering or architect employee can adapt or develop the first draft of your house to do you "bespoke".

The law of 19 December 1990: Once your project is terminated with clear plans, your builder will offer to sign a contract to build houses that must comply with the law of December 19, 1990. This contract, established by the legislature, is very codified: it requires the supervisor (the manufacturer) to provide the Owner (the customer) a number of safeguards. The contract

should include mandatory:
- The designation of the land with justification of title or a promise of sale.
- The accurate description of the house to be built (plans, descriptive of the house with the features of essential work on the implementation and operation of the house, and materials used)
- The price of the house, his possible revision and payment
- Any suspensive clauses (failure to obtain building permits or loan)
- The opening date and time of construction of works and the penalties for late
- Guaranteed delivery time and price agreed
- The ten-year guarantee.
- This contract must be sent to you by registered letter with acknowledgment of receipt.
From the reception you have 7 days to withdraw without giving reasons. You will be reimbursed for money paid as security upon signing the contract. Your answer must be given by registered letter.

protection of the purchaser: The manufacturer is not only committed to deliver your house price and deadlines. It also undertakes to protect yourself against possible incidents that may occur, for 10 years, building frame.
These guarantees are based on the day you will give your home. Remember, this approval must be documented in a report written and signed by both parties.

There are three kinds of guarantees:
- The guarantee of perfect completion. She plays for the disorder appeared during the first year, whatever their nature or importance.
- The guarantee of proper operation. She covers for 2 years, all the defects in the items of equipment of separable shell construction.
- The ten-year guarantee. It covers 10 years all the defects compromising the solidity of the work or render it unfit for its intended purpose.

Tips and Tricks
- Choose a builder you have seen achievements.
- Make a balance between the models on display with all the options and the basic model.
- Hire a builder with whom you can talk easily to discuss plans, style, amenities ...
- Subscribe compulsory work injury insurance.

(Sources: Paruvendu.fr)

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Identify your needs for a real estate purchase

Questions to ask

Choose the location in relation to the workplace or as a function of quality of life?
Choose your location in your home from your workplace or in relation to environmental education or business? The ideal is to combine both, but this is not necessarily possible. In a context occupational mobility but also travel companies, you'll probably change their place of work. So you need not obsessing over this. However, while staying with family in an area already installed nurseries, schools, recreation centers, parks, shops ... will help avoid unnecessary trips. Consider also the fact that your children grow up, can take public transportation. Also, focus on areas well served by bus, subway, train, train.

Area: No buy it or too small ... Not too big! Whenever possible, do not buy too small. If you are young, the family is likely to grow. If you are nearing the quarantine, space becomes an important part of life and adolescents enjoy having their very own corner.
However, do not fall into the opposite extreme: a large area is too heavy to maintain daily. Aim your search to homes where the volume and organization of rooms are well designed.

house or apartment? The house is often larger, is on one level or floor, has a garden, a cellar, garage ... These strengths should not mask a high cost of maintenance (roof, cleaning, painting ...) and a location outside of downtown, particularly in the Paris region.
Living in an apartment requires a number of constraints (neighborhood collective settlement ...), but the costs are shared by the condominium.

New or old? floors, moldings, high ceilings for the former, but also electrical and plumbing to be redone, not to mention m2 misused.
In nine, the surfaces are better designed equipment for achieving energy savings, but also volumes straight, without fancy, lower ceilings ... and sometimes locations less central in building the best sites are usually occupied by the former.

Tips and Tricks: Here are some tips that can help
- avoid a "fixation" on a neighborhood. Go exploring unknown areas without a priori, they reserve some pleasant surprises
- visit the most of old housing
- learn to read blueprints
- do yourself a set of questions to identify your wants and needs areas, benefits, environmental
- know what issues you are willing to bend to stay in your budget.

(Sources Paruvendu.fr)

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Buy two without being married households

not easy to buy two without being married. With or without a Civil Solidarity Pact, the law protects much less each partner in case of marriage.

PACS AND UNION FREE

340,000 Pacs (mainland + Dom-Tom) were signed between 15 November 1999 and 1 August 2005, according to the Department of Justice. A success that will crescendo: + 49.3% in 2005 compared to 2004. Do
wait 3 years for state taxes jointly convinced many couples. PACS persons, adds thousands of couples living Common-law and are beyond any census. Remain
that all these couples "civil unions" or not, may want to buy a home. This often involves taking out a loan. But neither party is prejudiced in case of separation, it is better to take precautions. Because under the law, foreigners remain unmarried ...

The INDIVISION

Definition: The legal ownership is mounting the most classic. Each partner purchases, up to his actual outlay, part of the Housing (30/70, 40/60, 50/50, etc.).. The distribution is then written into the deed. Where appropriate the property is deemed to belong to each half.

Operation of undivided : Simple to implement, undivided is not always easy to live. Decisions unanimously carried, which is not obvious also as stipulated in the Civil Code (Article 815) "no person shall be compelled to remain in joint ownership and sharing is always be caused. "

Ending undivided : Joint ownership can be terminated either because cohabitants may not understand, either because of death.
If cohabitants do agree, the partition may be the only way and it often results in the sale of housing. Be amicable, in which case the proceeds of the sale is allocated based on each partner's investment (Group share), or, in case of disagreement, the judge of the High Court to decide.
If one of the couple died when he was Heir, undivided leaves little latitude for the survivor. Indeed it is the children or families who inherit the deceased's share. Unmarried partners can always get around the obstacle was coming into legatees by will. In the limit, however, by reserving linked to the heirs.

Addressing the potential difficulties: the ownership agreement. To overcome these difficulties, it is advisable to provide at time of undivided signed a notarized agreement, called ownership agreement. In addition to greater flexibility of operation, its interest is also the possibility to foresee the acquisition of share of deceased partner. Is it still the survivor has the means.

Addressing the potential difficulties: the dismemberment of the property. We may also acquire property in bare usufruct and Crusaders. Each unmarried acquires example the equivalent of 50% of the bare ownership and 50% of the usufruct, such that at the death of one, the other has the usufruct total and no Children can act to put out the survivor. They inherit upon the death of the second partner.

THE SCI

Creating a company : In a real estate company (SCI), this is not the cohabitants who buy the property directly but the company, the co-purchasers holding shares in proportion to their investment.

Operation and dissolution : any provision in the statutes. The articles of SCI, drafted with the assistance of a notary, may provide for the appointment of a manager as domestic partners, the other successor in the event of death, and the conditions of dissolution (dissolution at the unanimously, the death of the first partner ...).
It is thus possible to provide that in case of separation, one who wants to can keep the property. Similarly in case of death, the heirs can not alone decide the dissolution of society and, consequently, the sale of the property. In fact, everything can be registered in the contract. It is important to surround himself with the advice of a lawyer.

the tontine

"The clause of increase" definition. rigidity of undivided may lead to the solution of the pact also called tontine "clause of growth." It's insert this clause in the contract to acquire property in common to allow cohabiting without heirs may object, to maintain the dwelling. In case of death, what remains is deemed to have owned the property since its acquisition.

Disadvantages: In case of separation, breaking the pact is only possible if agreed by both partners, which can sometimes be tricky. Other disability, rights of succession. Indeed, for not paying it is necessary that the property is the principal residence of the couple and does not exceed a value of 76 000. If these two conditions are not met, the inheritance tax will be 60% after a modest allowance of 7600 euros.

(sources Paruvendu.fr)

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modest buy his house in two phases with the PASS Foncier

Facilitate Homeownership for low-income households: it is the goal of "Pass Land" .

Came into force on 1 January 2007, 20,000 families could benefit from this year.
Under the leadership of Minister for Employment, Social Cohesion and Housing Jean-Louis Borloo, the "Property Pass" system set up in late 2006 by the Federation of Organizations of 1% Housing (UESL) and Caisse des deposits, also known as the "purchase of two times," comes within the framework of Law National Commitment to Housing and measures to promote homeownership.

His goal: to facilitate the purchase of a principal residence in the nine first-time buyers, enabling them to buy in two stages, housing first, then the ground then. All with a reimbursement rate equal to the price of a single rent.

two possibilities to acquire a house
The deferred land
Land is made available by the municipality in which you want to implement a project of accession, or by an operator using a building lease which comes with an option to purchase. Subsequently, and depending on the case, the lease is free or it comes with a rent with the option to any time, purchase the land on which the house is built.

rental accession
Here, you enter as a tenant in a new home which is offered by a social landlord type of company housing project. It then offers to buy it with the added benefit of safeguards against accidents of life. The purchaser will also benefit from a VAT rate of 5.5% and a purchase price which is shrinking as the years pass rental. Not to mention a property tax exemption for 15 years.

guarantees in case of default
The device provides certain safeguards, especially if the buyer fails to fulfill its commitment to repay. Thus, if unpaid more than three months, one is assured of the acquisition of housing. Note that for the first five years of the accession phase, the redemption price is guaranteed and in addition, it can not be less than the price at which housing is acquired. Beyond five years, the guaranteed price will decline 2.5% per year. Moreover alternative accommodation is also guaranteed if any.

How to benefit?
20,000 families could benefit from this measure in 2007. Three criteria are required. It should be first-time buyer of his principal residence. There are conditions relating to resources: they must necessarily be modest and below the ceiling PLSA (loan office lease assumption). It should also be a recipient of aid to social access to the property given by one or more local authorities, or by a group of local authorities, the location of the housing. This assistance ranges from 3000 to 5000 euros depending on the area. And "pass" can not exceed 50 000 €


(sources Paruvendu.fr)

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Housing: aid for owners

Housing benefits are numerous, but do not address all the same people. Explanations.

Different types of housing The housing-related issues are at the heart of debates in society. Also, the government creates the devices housing assistance households whose incomes are often modest warrant. These devices housing subsidies take various forms:

• Tax aid
Indirectly, the very attractive tax-free devices are implemented for investors who finance new real estate programs and accept in return for rent newly built housing to low-income households at a rent ceiling (Borloo "Popular"). In such devices
promote access to tax income households "normal" to units in large cities and no ceiling rents (Robien Refocused).
Finally, it is possible for individuals to obtain a deduction from taxable income of loan interest due under the financing of the acquisition of a principal residence.

• Aid to restore confidence to the owners
To reassure owners and convince them to put their rental accommodation, insurance has been put in place in case of unpaid rent (rental Risk Guarantee): The Union of Social Economy Housing stands surety for the tenant whose situation warrants ...

• The financial aid
Besides financial aid for home real estate (interest loan ...), others are paid to reduce the burden of rent due monthly by the lessee to the lessor or the weight of your monthly repayment of a mortgage subscribes to the principal residence of the owner.

financial aid is primarily of interest to most individuals. Indeed, in this quest to access more housing, no one is forgotten, tenants and owners may, if they qualify, eligible for financial aid (to) live.

I own: What help?
Aid can claim that the owner can not participate in financing the acquisition of housing, even as principal residence. Also, unlike the zero-interest loans for example, which is a personal contribution, these aids are never taken into account by the banker to investigate the ability of borrowing for a prospective borrower.

These aids are many and to help the owner to meet his monthly repayments:

• Aid from 1% Housing Loan
Secure-Pass lets face temporary financial difficulties (bursting the family unit, not predictable decline in revenues).
is a 0% loan (excluding free) to a maximum of 10 200 €. The advance is granted after a waiting period of 12 months after signing the loan principal, with no grace period.
owner who has fulfilled the maximum 15 years to repay.

• Aid the Caisse d'Allocation Familiale (CAF)
There are two aid: housing allowance which the monthly payment is based on monthly repayments and depends on many criteria (size, number of occupants housing, resources ...) It is revised every year. The amount depends on monthly installments reimbursement.
individual housing allowance only applies to recipients of aid to the acquisition of such loan helped (PAP), loan agreement (PC), social home loan (PAS).

(sources Paruvendu.fr)

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Tips for visiting an old housing

outset, you locate the housing in a neighborhood, neighborhood, floors, lighting. You will make a first impression. Remains to dissect some points.

The housing environment right for you at:
- Transportation
- local facilities (nurseries, schools, shops)
- noise generated by traffic or a bar, restaurant, supermarket nearby.

Housing : Once inside the housing, inspect places. The living are they big enough? What is their orientation (north, south, south-west)? Can you knock down a wall to save space? Can you open a window in the bathroom?

Condominiums : If you buy a condo, take a look at the common: they are well maintained or will they soon be the subject of work? If work is envisaged to how likely they are to encrypt? What is the amount of charges? For all these questions, the trustee of the building can answer.

The house: The urge to have your own nest with or without a garden, should not blind you. Maintaining a home requires a substantial budget and constantly sought. Several points need to verify in what state are
-
the roof - the terrace (seal)
- the strain of the chimney
- gutters
- framing
-
walls - heating (down to the cellar to check the status of the boiler, ask the date of installation and maintenance contract)
- the state of ceilings and floors
- the state of the plumbing and electricity

If you do not feel able to assess these factors, do you attend a professional architect or specialist company who will make a diagnosis of the frame for a fee generally between 380 and € 457.35 (2500 / 3000 F).

Tips and Tricks
Beware square meters nonexistent! Be aware that since the Carrez law of 1997, the seller of an apartment no longer has the right to sell square meters ghosts beyond 5% difference between the actual area and the one indicated in the promise of sale, you are entitled to demand a reduction in price proportional to the square feet missing. Feel free to
several visits before you wear your heart on a home visit several times, at different times to test the light and noise.

(sources Paruvendu.fr)

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points to check before buying the old

FOR A HOUSE

checks on the state of buildings
- the frame to see the quality of beams and rafters and their resistance to termites or beetles
- walls for evidence of possible cracks
- ceilings and floors to test the condition of joists and battens
- not forgetting to cast a glance at the boiler, electrical, plumbing.

Buildable land and planning permission : If the house has a ground on which you plan to extend or build another house, he will learn about the buildability of the land by asking the City Council a certificate planning. This certificate is a document containing the provisions applicable planning on the land, public easements, serving the field by the public facilities. In addition, it approves or not the realization of a project. If, within four months, you have not received a reply, it means that your project is not accepted.

The existence of an easement : Set your mind on whether a private easement (right of way, water-pumps) does not strike your field.

FOR AN APARTMENT

work you may be asked to pay. You can not test the soundness of the building. But think to check:
- the state of the common elements in the collection, ask your dealer or a trustee of the condominium
- Planned work (cleaning, repairs to the roof of the stairwell, an elevator ...)

Indeed, the cost of work already voted, will be your responsibility in two cases:
- when the project work has been voted, but their cost has not yet been determined for each owner
- where the seller provides a clause in the contract stipulating that the buyer will be liable for all charges from the date of signature; Finally, note that since 15 December 1996, the Carrez law requires the seller of an apartment to specify the exact area in the deed of sale.

environment and the geographical position : In addition to these technical factors, in both cases, other parameters that help make life more pleasant in the apartment that we just bought and, fortiori, it can be resold at a cheaper price. They are:
- the environment (neighborhood known, quiet, surrounded by greenery, squares, arteries, not noisy)
- geographical position (relative to the means of transport, kindergartens, schools, colleges, shops. ..)
- the exposure of the housing facing south or southwest is clear and warm, the North and darker more difficult to heat.

Our advice: To realize the benefits of each home, visit them at times and on different days.


TERMITES

Where and how is reflected in the scourge? Fifty-six counties are affected by what may be termed the scourge: the termites are feasting on wood houses or apartments. They settled
insidiously within the timber without having in most cases of visible outside. The wooden structure (structure) or second work (beams, joists, doorframes, baseboards ...) become true hollow body.

Legislation: The Act of June 8, 1999, followed by the implementing decree of July 3, 2000 requires the seller whose property is located in an area contaminated or likely to be, to issue a parasitic state older than three months before the signing of the deed. This document must be attached to the deed of sale.

ASBESTOS

The situation : miracle material for the years 1965-1980, asbestos is found everywhere in buildings and elsewhere (coatings soil in plastic, electric heaters, insulation boards ...). Although this material is only dangerous when it deteriorates, the risk to public health exists and the government to take specific actions.

Legislation
- Common and private portions of buildings constructed before September 1997 must be a diagnosis.
- Law on Solidarity and Urban Renewal "(November 22, 2000) requires the annexation of an asbestos certificate any promise of sale or purchase.

LEAD

For buildings constructed since when? A state risk of lead accessibility, nestled in particular in old pipes and old paint must be attached in any preliminary contract and any contract for the sale of any building constructed before December 31, 1947. This document must be less than a year.

In what areas? This certificate anti-lead for dwellings built before 1948 is required in hazardous areas delineated by the prefect. Already, all departments in the Paris region are declared at risk and the owners of a property for sale is imperative to make the diagnosis lead.

(sources Paruvendu.fr)

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The preliminary contract and the contract of sale

Before signing the final contract at the notary, the seller will ask you to indicate your commitment by signing a preliminary contract .

The preliminary contract can take two forms : a unilateral promise to sell or a sale agreement also called indenture promise of sale.
note that the scope of your engagement is different depending each of these contracts because these two acts do not have the same legal effect.

A commitment by both parties or a single vendor's commitment : The compromise calls along both sides so that the promise pledges over the seller. So it depends which side you stand. But do not forget that these two acts follow a tradition. Roughly north of the Loire, it is customary to sign a unilateral promise to sell while in the south, compromise is essential. Difficult in this context to require one or the other part of the preliminary contract to sign a document that is not used locally, otherwise the vendor or purchaser not sign anything and the case was not concluded.

The amendments made by the SRU : Law of Urban Solidarity and Renewal (SRU) of December 13, 2000 brings some changes, not so much in terms of either the preliminary contract but level of the transaction itself or not done by a professional.

UNILATERAL PROMISE

The seller commits to sell the property for a specified period ... Unilateral promise to sell the seller commits to sell his property to a prospective purchaser and to anyone else for a period specified in the preliminary contract and discussed between the two parties. It thus gives an option to the buyer, the latter having the time to exercise the option, that is to say buy.

You must deposit a sum of money equal to 10% of the purchase price. In exchange for this promise, the seller requires the prospective purchaser to pay a sum of money equal in general, 10% of the purchase price of the property. This is actually a capital allowance will be paid to the seller if the buyer waives the purchase option period, unless the cancellation is the result of non-fulfillment of a condition precedent .

What you can claim if the seller breaks the contract : Meanwhile, the seller is required to reserve accommodation during the option period granted to the buyer. If the seller withdraws, the purchaser may compel him to sign the final deed of sale assigning to the High Court, or offer him compensation equivalent to twice the compensation that the purchaser would have to pay had he not exercised the option.

Form of contract: Please note that the sales agreement can be established under private seal between the two contracting parties. It is established in as many copies as signatories, plus one for the record. This is required within 10 days from the tax revenue of the buyer. Where appropriate, it would be void.

THE COMPROMISE OF SALE

A firm and final sale : the promise indenture or agreement of sale is a sale closes and marks the final and mutual commitment of both parties. Each can compel the other to honor its commitment to compel by going before the High Court.

A clause providing for the funds in case of renunciation commitments : However, dealer and buyer may reserve the option to renounce their commitment by specifying the amounts due to the other party because of the breakdown of their commitment.

DEFINITIVE AGREEMENT FOR SALE

A deed signed before a notary : This contract, you must sign with a notary who authenticates the document. Although traditionally it is the notary of the vendor who handles the transaction, nothing prevents the buyer to take his lawyer.
If the two notaries involved in the transaction, they will split the fees. This adds no extra cost to the seller or the buyer.

What you need to pay for signature : By signing the final act, as purchaser, you must pay the amount corresponding to the purchase price, the added costs. These consist of:
- human mutation (4.80%)
- costs associated with borrowing
- Disbursements (pay the cost of mortgages and mortgage statements, costs of stamped paper, the notary's fees regulated by Decree:
- 5% from 0 to 3048.98 €;
- 3.30% from 3049.13 to 6097.96 €;
- 1.65% from 6098.11 to 16769.39 € ;
- 0.825% in excess of € 16,769.39. Beware of notaries

greedy! Note that notaries have the unfortunate habit of overstating the amount owed for administrative related costs. Within three months after the sale, remember to order them for you they repay the overpayment.

(sources Paruvendu.fr)

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Negotiate the purchase price of former housing

A former housing is not worth the same price if in good condition and only requires a simple and repainting work or s it requires major work. You know, but never forget that the seller always adds an emotional dimension to the unit it has occupied and has a tendency to outbid the price. Do not soften.

See studies by the ADIL and other agencies to get an idea of just price. To help you get an idea of prices in your city or in your area, consult the studies by the Observatories of Housing, the agency for information about accommodation (ADIL), notaries, banks ... Do not leave no stone unturned: tour the estate agents, janitors.

Do not get brainwashed by the soaring prices. From these data, you'll have an idea of prices in which the property is coveted. you add the "plus" (high floor, no vis-à-vis, a good orientation, a condition satisfactory) and you subtract the "minus" (ground floor dark view of the courtyard just light, noise , heavy duty, easements passage ...). You will receive a blended price that nothing prevents you from attempting to negotiate.

Finally, do not let yourself be brainwashed by a possible "price spike" that exists now and which can only help to reinvigorate the appetite of sellers. No panic, no rush: to make a good buy, do not be hurry to buy and especially do not show it.

Other elements of cost of purchase. The cost of housing is not limited solely to the purchase price. There are also many ancillary costs charged by the state bank, the notary and some professionals it is advisable to surround to make a good buy. Some are paid on the date of signing other in the year, but it is better to include in your budget.

The notary's fees corresponding to the drafting of the deed of sale which are priced by a decree of 1978 to 5% for purchases less than € 3,048.98, 3.3% for a purchase between 3048.98 and € 6097.96 1.65% between 6097 and 16 € 769.39 0.825% and beyond. (+ VAT at 19.60%).

rights record : Taxes collected by the notary on behalf of the State and local government, called the registration fee. These amount to 4.80%
in the former and only around 1% in the nine, taking the purchase price already includes VAT.

costs associated with administering : The costs and expenses corresponding to the representations made to the services and administration (registry, mortgage statement, application for planning permission, is serving the right of preemption of common rights stamp ...)

If credit: When using credit, various taxes (land registration, pay the registrar of mortgages) are levied by the lending institution on which to add the fees of the notary.

Total : A total of 76 acquisitions for € 224.5 all these transfer costs will amount to about 3.45% in the ninth while in the former, it will amount to 7.6%.

EXPERT

The law Carrez yes ... but : By acquiring a former apartment, you are now covered by law Carrez (December 1996) which requires every vendor to ensure the surface and take bear the fees of the specialist. But if you buy a house or apartment oldest, no obligation. To not pay meters square ghosts, it is best to use an expert. for less than 457.35 euros (3000 F), it will make you a meter of your future home.

An expert not to pay a price above the market
Also, if you think the proposed housing, apartment or house is sold at a price seems exorbitant, please contact an expert. Depending on the surface but also the environment, floor, direction and comparative method with properties as similar as possible recently sold in the same area, you will have the true price of your future home for a rate of between 457.35 and 304.90 euros Euro (2000 and 3000 F) (excluding VAT). Significant expenditures in a budget that you avoid overpaying for your home, however, especially in the current period of rising prices.

condominium fees

expenses incurred by the buyer of an apartment : When you buy a building, you are liable for payment of charges. Do you specify the amount of annual charges to include in your budget.

Beware of big jobs already passed by the general meeting of owners : Ask whether the trustee for large jobs (Cleaning, replacement of a boiler, repair of the common ...) were recently voted in a general meeting or will shortly be presented to the agenda. Again, you should anticipate these expenses.

LAND TAX

How is it calculated? The amount is calculated on the basis of the rateable value of properties built, minus an allowance of 50% and then multiplied by the tax rate voted by local authorities.
These rates can vary from 1 to 10 between the towns, from 1 to 5 between the departments of 1 to 3 between the regions. This explains the great disparity of that tax for the same surface in a different city. Find out how much you'll pay in order to integrate it into your expenses. The note can be very painful and returns each year.

The existing exemptions : Various exemptions are provided in specific cases. Moreover, exemptions apply to two-year new construction or renovation if they are assigned to the primary residence.
Caution: This exemption is not granted automatically, but depends on the willingness of the municipality.

If you buy an old property : In the case of buying an old property, this tax is usually shared between seller and buyer in proportion to time, that is to say according to the number occupied by each month.

When should it be paid? later than October 15 of each year.

THE HOUSING TAX

The amount is calculated on the basis of rental values which apply to register a tax rate voted by the municipal councils. These rates vary widely from one municipality to another, which again explains a great disparity between two homes Similar located in two different municipalities.

existing exemptions: Other reliefs and allowances are made within the resources and expenses for families of taxpayers. Some total or partial exemptions exist in specific cases.

When should it be paid? between November 15 and December 15 of each year.

For purchase of land: uses a chartered surveyor. Finally, if you want to build a house on land, do not hesitate to call an expert surveyor who will conduct a boundary defining your property and you ensure the meter of ground. Again, no need to pay square meters that do not exist.

(sources Paruvendu.fr)

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Buy a new property off plan

Whether an apartment or a house "in town", the acquisition by selling the state future completion (Off Plan), also called the plan sale proceeds in the same way: You sign first a reservation contract, later you sign the final contract. One the other as to obey strict rules.

THE CONTRACT OF RESERVATION

This contract is not mandated by law, but in practice, the proposed purchaser of a future dwelling. It should contain the following information :

The property description: The living area and the number of main parts, service parts, clearances and outbuildings and the area of the garden.

A technical note Summary: Stating the situation Accommodation in the building or the whole program, a detailed list of amenities, different construction materials, their nature and quality.

termination clauses and precedent : Obtaining the loans, the completion of the sale of your property before.

The sale price, estimated or adjustable ; If the price is estimated, it can be changed between the reservation and sale of up to 5%. If it is revisable, it can evolve according to the index BT01 building.

The amount of the deposit : 5% if the sale is signed within a year, 2% if it occurs within 2 years. This money is paid into a special account in a bank or a notary.

The reflection period : Once signed, the booking is shipped to the purchaser by registered mail with return receipt. It has seven days to accept or refuse, always by registered letter with return receipt requested, addressed to both the seller and the custodian of funds. The deposit will be returned.

DEFINITIVE AGREEMENT FOR SALE

You will be asked one month prior to signature and you must sign before a notary. The deed of sale must contain:

- detailed description of the accommodation (the plan, the number and surface parts, items of personal equipment, the nature and quality of materials)
- the price, its possible revision and timing of payments
- designation of the bank which guarantees the completion or refund of amounts paid in the event of failure of the proponent
-
delivery time - penalties for late payment (1% per month ).

Appended to the contract, you will find documents following:

- plans, sections and elevations with dimensions useful indication of the surfaces of each piece and release;
- the plan side of the room and sold a record of items of equipment unique to housing
- the planning permission;
- the state registration of mortgages;
- the condominium rules;
- certificate of professional liability insurance sponsor;
- certificate of insurance compensation work .

The day has arrived and will be delivered to your home. At a meeting with the developer, you make a statement places. In those minutes, you should note all the defects of conformity and any defects affecting housing cracks, faulty gaskets, ill-fitting frame, double-glazed striped traces of moisture, shine enamel in the tub ... Some defects may also exist in common: malfunction of the elevator, stair railings loose, unable to maneuver in the parking ...
Sign
all these defects in the minutes and know that you still have a month to notify the seller that you are experiencing problems yourself at home in your new home. All the remarks must be stated in writing and by registered mail. Otherwise, it will be assumed that you have accepted the accommodation quel.Tant such as reservations are not withdrawn, the balance of the price (5%) is recorded.

Delay Delivery: Due to weather, force majeure or a strike, the proponent may lag behind in program delivery. These incidents beyond its control, can be attributed to him. Apart from these causes, you must deliver the dwelling in the time allowed in the reservation contract. If so, (over 15 days), he must pay the penalty delay mentioned in the contract.

(sources Paruvendu.fr)

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All keys to properly sell your home

That's it, you decided to sell your home and have already begun the usual formalities. Before welcoming the visitors, know that you can put all the odds on your side with a concept that comes straight from the United States, the home staging concept that adds value to your property by changing simple and affordable.

Home staging, a growing trend of
Imported U.S. and Canada, home staging is growing more and more in France and attracts many owners to sell their property.
Indeed, the location or area of housing are not always enough to trigger love at first sight of the visitor looking for a new property: other elements such as interior design play an important role in the decision Final future buyers.
The objective of home staging? Uniform codes decoration to please the greatest number of visitors. Here are some steps to follow to maximize your property.

The decluttering: to make space!
Farewell armchairs, wholesale carpet, plants and other little redundant useless furniture!
The key is to make room for the visitor does not feel oppressed. You will keep the furniture and only indispensable to daily life, such as the large kitchen table or living room, sofa, chairs, and possibly other simple furniture and neutral decor at a time.
Similarly, walls, shelves or even the kitchen should not be filled with objects of all kinds!

Depersonalization : do everything possible to the visitor feel at home
Manga, posters, family photos or trinkets of all kinds ... you have raised for years of memories that you hold. But these can slow your sales for custom pieces too do not leave much room for the imagination of visitors.
The ideal is to depersonalize the scene, making them neutral, preferring a white wall to your floral wallpaper that might not be unanimous, and choose instead of your universe a sober and elegant will seduce a young couple a family. Keep in mind
you will soon no longer owners of the premises, and it is therefore necessary to appeal to all visitors! The rearrangement

: nothing is lost, nothing is created, everything is transformed
Finally, the last stage of home staging: rearrange the scene using the elements that already exist in your home. It is therefore to highlight the area of your parts, lights, etc..
must also be able to move freely in the home without having to avoid certain misplaced furniture, etc..
Neutrals and adapted to the tastes of all types of visitors, changes made by the "home stager (or yourself!) allow the viewer to project themselves, to imagine more quickly in places, which is an important point when visiting homes.

Price later, "initially, it took 1 to 2% of sale price, but the French market is different, prices have declined, says Sandra Carina home stager in Creteil. Today the budget is expected rather than 0.5 to 1% of sale price. "

(sources Paruvendu.fr)

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how to fix the price of an apartment or house

Whether a new or old, the dollar value of housing due to several components.

• Location
The concept of location plays a vital role and can push up prices considerably.
Its quality is evaluated based on several parameters: it can be a chic street in a particular neighborhood, but also the side Street or the sunniest part of the street most side; the environment with a nearby square, subway, bus lines, shops, schools and faculties famous ...

• Guidance
The guiding criterion varies according to region. Indeed, a north can be catastrophic in Paris but welcome to the south where, at 10 o'clock in the morning, the sun heats your home. A courtyard apartment will sell as necessarily less expensive than other overlooking a garden, a square or open space.

• The quality of construction
Unless the location is really exceptional, a building from 1960-1970 will sell cheaper than building most recent meeting certain standards of thermal insulation and soundproofing.

• Benefits
In terms of benefits, buyers are looking first and foremost security (door code, intercom or remote monitoring system). The presence of a guard is also appreciated.
Inside the housing, a high ceiling height, beautiful floors, fireplaces or terraces are factors that increase home value.
Conversely, health facilities (Quality of the wash basin taps, showers and bathtubs) is immaterial, the purchaser then fitted with the brands that are acceptable to him.

• The floor of the building
In a condominium, the price of a single apartment varies considerably depending on whether it is on the ground floor or top floor.
The last stage is often the most expensive: it has a better view and a slightest noise. The ground-floor classic sells for less, unless it enjoys a private garden. Its price then exceeds that of the first and second floors. • The

surface
In large cities, large surfaces are a luxury. And even if the price per square foot is in principle cheaper than that of small areas, the shortage of larger housing anywhere in France explains a tendency to increase their selling prices.
space volume, with the ceiling height is also important because it allows better breathing and possibly create a mezzanine in the nursery or do a half-floor office.

• The town homes, grouped and isolated
In town, the house is an extremely rare. As a seller, you enjoy a privilege that you can sometimes ask an exorbitant price from the moment you have a small patch of yard or garden. In
houses grouped (new villages made by developers builders), the construction quality, volume and surface parts of the garden affect the price.
As for isolated buildings (also called "diffuse"), the price depends as much on the size of the garden, trees that are planted and orientation as the quality of the house and its many parts. Are also taken into account the proximity of public transport (RER, buses, TGV) and the shops.

• Details make the difference
The exterior : in addition to the address, the quality of services sign your apartment. Massive stone or rock stapled, large windows with wooden joinery and aluminum gate wood or glass: all of which reflect the standing of the building.

The common : spacious, high ceiling, marble or marble stone, decorated with wood paneling, subdued lighting, plants ... not to mention the elevator code, the most sophisticated is connected to a central monitoring station: the decoration of the hall also sets the tone. The attention to areas of the building as a way of soft carpet, landing doors with moldings, brass handles also come within the criteria of standing.

private parties: finally, in the units, time is generous to surfaces. No more 15 m² studios or two room of 25 m². Parts earn about 5-7 sqm. The large apartments are favored with their reception room, wedges separated parents and children each with their own bathroom, office, or even their kitchen where meals take ... The ultimate is the duplex or triplex with a terrace on each level ...

• Tips and tricks
- Before making a sale price, do not hesitate to play the buyer on a property close to yours (same area, same floor, same area) to see for yourself what price you would put in this type of housing.

- A seller always loads its sale of an emotional dimension that does not necessarily correspond to the buyer's request. Be vigilant on this point!

(sources Paruvendu.fr)

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Diagnostics on all floors!

Always more! Lead, asbestos, energy, gas from the 1st November, and even electricity soon ... The number of diagnoses to be made for a house or apartment is increasing. All this has a cost, but for better protection of the purchaser and the tenant.

What you need to know.
addition to the new gas directive on 1 November was marked by the establishment of a "record of technical analysis" that every owner is now required to submit the contract of sale or rental. This document aims to bring together all the mandatory diagnostics. We are six, with the following points essential.

The living area
For the past 10 years, the Carrez law requires any seller of properties to mention the actual living space. This is measured by considering the floor space, which we subtract all surfaces "uninhabitable" (walls, partitions, stairs, doorways and windows ...). The balconies and terraces are not factored into the calculation.

course, you can measure yourself to mention the surface, but there are risks. For if the buyer finds a difference of more than 5% with the actual surface, the seller's responsibility is directly engaged.

Validity: Permanent
Cost: Depending on the surface of the housing around 150 € for 80 m2
Compulsory for: the sale of the property (not for hire)


Lead Lead is often used for old paint is extremely toxic, especially if ingested by children. It is therefore a diagnosis is valid for 1 year and is required for all homes built before 1 January 1949.

Validity: 1 year
Cost: between 150 and 300 €
Compulsory for: the sale, rental from August 12, 2008

Asbestos
ordained for all construction prior to 1 July 1997, the diagnosis of asbestos must be conducted by an expert certified by the Department of Housing. The research covers all the units (floor, ceiling, wall coverings ...). Note that the houses are also subject to this regulation, which was not the case a few years ago.

Validity: Permanent
Cost: about 100 € for a 80 m2
Compulsory for: sale (not rental)

Natural hazards and technological
It presents natural hazards such as floods, droughts, earthquakes, but also technological risks (presence of a plant, industry, pollution, biological hazards ... ). The obligation is determined at local level: to know if your property is concerned, ask at the town hall or prefecture.

Validity: to be completed within six months prior to a transaction
Cost: 80 €
Compulsory for: sales and rentals (since 2006)

The energy performance
ECD (energy performance) is needed regardless of the type of property and type of transaction. He mentioned the energy consumption of housing (based on the three previous years), but also the impact of this consumption on the greenhouse effect and, especially, various technical recommendations for improvement.

Validity: 10 years
Cost: 200 €
Mandatory for any type of transaction (sale and rental). In case of automatic renewal of the lease, however, is optional.

gas
The diagnosis of gas has become mandatory on 1 November. It applies only to dwellings including the installation of gas over 15 years, and must be performed by a certified professional.

Validity: 3 years
Cost: 150 €
Mandatory for any type of transaction

Good to know:
• Today, most diagnosticians are entitled to complete all assessments. So they can intervene at once, and the entire operation takes only 1 hour 30 minutes or 2 hours maximum.
• Diagnosis of electricity will become mandatory in the first half of 2008. There are plans to add another in 2013: the control of sanitation non-collective.

(sources Paruvendu.fr)

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Carrez law, the obligation surface

indication surface is now mandatory for any transaction involving a former apartment. Since June 19, 1997 (loi Carrez), the area of the unit (without the annexes, basements and garages) must be included in any offer or sale agreement and any contract notarized. More questions for the buyer to pay fictitious square meters. Any error results in penalties for the seller.

What are the rules of calculation to take into account?
The area to be taken into account is that the floors of the buildings closed and covered after deduction of the surfaces occupied by walls, partitions, stairs and stairwells, doorways and windows. It is not considered part of the premises floors with a height less than 1.80 m (attic room, loft ...). Also, lots with an area less than 8 m are not subject to this calculation.

What types of transactions that law applies?
This reporting obligation applies to the area transactions by real estate agents, notaries, individuals as well as auctions and judicial.

A law which does not apply to houses
Finally, it should be noted that this requirement does not apply to houses where the notion of m offset by a basement a granary, a garden, play less than an apartment.

Sanctions
Two types of punishment may come at the expense of the seller:
- the first relates to the omission of the area. The recipient can then demand the nullity of the act, at the latest within one month after the signing of the deed
- second penalty: if the actual area, calculated according to the parameters listed above, is less than 5% to the area indicated in the deed, the purchaser may, within a maximum period of one year after the deed, demand a reduction price in proportion to the number of m² missing;
Thus, for a deed of 152 449,02 euro (one million francs) indicating an area of 100 square meters: if the actual area is only 94 square meters, the purchaser is entitled to demand a price decrease of 6%, or EUR 9146.94 (60000 F) francs.

Who should you be measured?
An individual can always measure, but the approach is not necessarily simple. Better to have recourse to a competent professional as surveyor. For a sum of 152.45 euros to 609.80 euros (1000 to 4000 francs), depending on the size and complexity of the place, it guarantees meter.

Tips and Tricks

Remember that:
- no meter square to pay fictitious
- the measurement is to the seller
- leave for sales referred by a landlord to his tenant n has failed to indicate the size of the apartment. It is also one of the effects of the SRU law that puts an end to assessments of various tribunals and courts of appeals.

(sources Paruvendu.fr)

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All about the sales agreement

The sales agreement is the document by which buyer and seller agree to buy and sell property identified for a specified price.
This is a binding commitment of 2 parts.
The transfer of ownership will be signed at the signing of the deed at the notary.

• The drafting of the compromise
There is no form pre-set and regulated. Can sufficient
a simple document that clearly identifies:
- buyer;
- vendor;
- the property;
- its price
- the date of sale;
- and the signatures of both parties.
In some cases and for reasons of prudence, the sales agreement can be drafted by a notary.

addition this information is essential, the compromise may also provide a range of duties specified by the seller or the buyer, such as the date or period for payment of goods sold.

Good to know: there is a legal precedent clause stipulating that if the buyer does not get credit for the purchase of specified property, then the compromise is null and void.

• The effects of compromise
The seller and the buyer with a commitment to each other, compromise is equivalent to a sale, the effects will be delayed until the signing of a deed in the lawyer.
If the seller or the buyer refuse to attend at the notary on the appointed day, the other party may apply to the court for a declaration of Sales Force and the contractor is reluctant to meet his commitment, which allows effect the transfer of ownership.

The sales agreement may provide for compensation or penalty clauses in case one of the signatories would be in default.
For example: if the sale does not occur because of the buyer, the deposit paid to the seller when the compromise will be lost for the buyer.
Conversely if the sale by the seller fails or is delayed, the buyer may request penalties.

Good to know: the practice is that in general, to signing the agreement, the buyer pays a deposit of about 10% of the property identified. The compromise includes a
withdrawal period of 7 days for the buyer only.

(sources Paruvendu.fr)

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To provide when signing the notary

The day before the signing and even if your lawyer does his job well, here are the parts you need to produce the sale goes well ...

- Your title
note, if the property for sale of an inheritance among several family members and that you sell within 5 years after the estate, you must obtain the approval of the other heirs to sell.

- Different certificates
Among others, one of the Carrez law which guarantees the area of old housing condominiums, but also those concerning asbestos, termites, natural and technological hazards, energy efficiency, without forgetting the lead poisoning (related to the presence of lead). It is the seller bears the burden of paying the various certificates.

- Purging of pre-emption rights
preemption right makes tenant or a public priority to buy the property for sale by its owner.
If you want to repossess the dwelling for yourself, the law protects tenants aged over 70 years, whose income does not exceed one and half times the minimum wage. Unless you yourself are over the age of 60 years and that your resources are less than one and half times the minimum wage.
However, if you sell it to keep it off, no condition is required.

- Settlement charges (condominium)
You must pay the charges due on the date of sale, and you will be paid an allowance for expenses if work has been passed before the sale.
If you have not paid your accounts on the day of the sale, the notary will deduct the purchase price settlement of these charges.

- The removal of mortgage fees
If the purchase was made through it.

(sources Paruvendu.fr)

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Calculate your mortgage budget

What are your recipes?
Before seeking a loan you need to know how much you have to pay on time. So you will initially list of recipes :
- Make a list of your regular income (wages, investment income, pension) without considering the hypothetical income such as bonuses, overtime
- do not include family benefits that are not eternal.

expenses to deduct from your income.
Once your recipes are counting you will now deduct your expenses in progress and future expenses related to the purchase of your home:
- subtract all your debts and credits that you're already committed (car, household appliances)
- list the expenses associated with the purchase of your property (transfer taxes, notary fees, mortgage possible, various fees when you buy a house)
- remember to account for expenditures related to change of address (moving, Insurance new housing, work, subscriptions to different networks)
- do not forget the expenses incident to the status of owner (residence tax is added as the payment of taxes which represents a heavy load)
- do not forget the cost of maintaining or repairing your home or if it is a flat, expenses condominium materialized through fundraising ... By comparing quarterly expenditure and revenue, you can establish a capital budget and a cash budget.

Limit your debt ratio
Given all these parameters, calculate how much you can spend each month to repay your loan. What bankers call the effort rate. The ideal is not to exceed 25 to 30% of your resources to be sure you can meet your monthly payments. Do not over spray on the progress of your purchasing power, given difficult to control, and above all, do not give some bankers who sometimes agree to pay beyond the repayment capacity. You may have for the difficult months!

A long-term
hard to escape the credit to finance a property purchase. No panic, banks loans concoct "custom" fit your profile.
Borrowing for housing is going into debt over a long period. On 12, 15 or 20 years, the loan interest represent a substantial sum which is added to the amount loaned. Hence the importance of getting a good rate and review the best "fitting" of your various loans (principal and supplementary).

A rate varies depending on your financial situation
To get the best rate, the golden rule is to have a "profile economically correct" and show you more than ant grasshopper. Thus, some savings in a savings plan or a book or a few securities reassure your banker. In contrast, a chronic discovered the wrong impression. The state of your bank account depends on the rate you willing your banker for example, for a rate ranging between 4.6 in a facility O% and 5.95%, the range is assigned the highest the borrower as "risky" than the average range that has a low savings rate and the best one that has a comfortable personal contribution. Nothing prevents you to shop around for banks to compete.
In this case, not compare the rates posted by institutions, but the percentage rate (APR) includes, in addition to interest on the loan, filing fees, the amount of death and disability insurance, disability.

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variable rate or fixed rate?

long, variable rates have been shunned, being afraid if the credit rate were to rise. Today, this risk is limited, most variable rates are accompanied by bumpers. But fixed rates also have their strengths. In the long term, we must compare.

FIXED RATE
Its greatest merit is its simplicity and readability.
Its rate depends on the level of interest rates in the long term, generally the 10-year OAT (5.36%) on which banks are refinanced. The rise, decline or stability of these long-term rates affect fixed rate.

A rate based on your banking situation
Currently, fixed rates vary between 4.60% and 6.40% (excluding fees and insurance). Obviously, the "good" client will grant the best rate, substantially the same as that of a floating rate loan.
If your profile is more risky, you will be afflicted with the highest rates and reduced borrowing capacity. Orient yourself then to a floating rate loan.

Advantages and disadvantages of the fixed rate
The fixed rate is the readability of repayments for the duration of the loan. The rate, duration and amount of each monthly payment is constant. No surprise
possible, not even benefit from a better rate if the bank operates in a climate more favorable.

The monthly rate progressive: a prorated refund to your changing income
But if you expect a positive evolution of your income, you can take a fixed rate loan and monthly progressives.
rate does not move during the duration of the loan, but monthly payments are under increasing fixed in advance: every 5 years, for example, the monthly payment can increase by 3%.
Thus, timing of first monthly payments are lighter and last longer heavy, based on the evolution of your career. But while the challenge is there.

The floating rate on the rise

The floating rate loan is in France for 10 years. During this decade, banks have used their expertise to invent new formulas can capture the interest of purchasers.
They seem to have succeeded because, nowadays, the variable rate on the rise.
Especially as many safety interlocks prevent rates soar if it were to go back. And that rate is lower by about 1 percentage point than the fixed rate.

A multiplicity of rates
There are many different formulas, based on indices or baskets of multiple indices. Some clues are known in banking parlance "volatile" in that they can change drastically: the case of EURIBOR (European Interbank Offered Rate), published by the Bank of France. Others are more or less sensitive to movements in the money market while also reflecting the underlying trends such as the rate of the Livret A or bond rate.

Four families of variable rate loan are available:
- The loan "capped" when the rate ceiling
is fixed from the outset to limit the rise. It can decrease depending on the index, but not at any time.
- The loan "double cap":
where changes are propagated upward or downward by about 3 points.
- A loan where the monthly payments remain fixed
but where the duration can be lengthened or shortened.
- A loan where, if lower, the duration is shortened and in case of increase, plus the monthly
can not increase by more than 80% of the INSEE.

The floating rate loan into a fixed rate can go at any time, or when the anniversary date of the loan. This passage is irrevocable.

(sources Paruvendu.fr)