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Apart from that the holiday season is an endless nightmare.

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Property: Taxable capital gains taxed at 31.3% in 2011

Starting next year, capital gains taxable estate-off-principal residence will be taxed at 19% instead of 16%. Moreover, they bear the social deductions of 19 % instead of 12.1%. These biopsies will address the capital gains after applying the reduction for duration of detention.

Starting next year, the taxation of capital gains will be burdened under the Finance Act 2011. This text substantially increased so the tax rate in both fiscal and social.

regime until December 31, 2010

Today, unless specific exemptions (or principal residence sale at a public housing agency, etc.), individuals bear a tax on real estate gains rate of 16% plus 12.1% Social Security contributions. Given a deduction of 10% per year in detention beyond the fifth year, the gain is not taxable if they give property held for at least 15 years. Moreover, the rate of 16% and social security levies apply to the amount of the gain of this reduced allowance for duration of detention. The

plan as of January 1, 2011

The Finance Act 2011 added three points rate taxation, which will carry 19%. As to social security contributions will increase from 12.1% to 12.3% (CSG, CRDS and other levies). Only relief: the base of these samples remains unchanged, ie it consists of capital gains computed after allowance for duration of detention. "The provision to calculate the payroll taxes on the amount of capital gain before applying the reduction for duration of detention should be reconsidered during the reform of the taxation of property contemplated in the spring "says one observer. Result: even selling an asset held for more than 15 years, then the individual would bear the charges of 12.3% on the gain.

Taxation if capital gains taxable estate

For sales signed before December 31, 2010	For sales signed on or after 1 January 2011 st
are taxed at 16% + 12.1% social, evening a total of 28.1%.	are taxed at 19% + 12.3% social security contributions, a total of 31.3%
Abatement of 10% per year beyond the fifth year. Exoneration after 15 years in prison	Abatement of 10% per year beyond the fifth year. exemption after 15 years in prison
Accounting for capital gains after deduction in computing the tax shield	Accounting for capital gains after deduction in computing the tax shield

"The new provisions will impact individuals for sales on or after 1 January 2011, directly or through real estate companies (SCI) not subject to income tax (CIT), which have no exemption , Pescara said Philippe, a tax lawyer at law firm Alerion. In practice, this will focus primarily on sales of second homes and rental properties ". Indeed, the sale of a principal residence or that of a property subject to expropriation, subject to reinvestment funds, remains exempt in terms of taxation and social security contributions.

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CELEBRATIONS IN ALL AND ALL

CLUB ALL YOU WANT FOR CHRISTMAS HAPPY NEW YEAR.

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Special interest loan +

In 2011, the PTZ + replaces the new loan at 0%.

The project details PTZ + are now known

(subject to the publication of the Budget Law for 2011)

Eligibility Simplified

• The PTZ + is agreed to all first-time buyer without means

Terms complex

The amount depends on:

• Family Composition
• The location of housing
• The nature of the operation (New, old or not from council housing)
• The energy performance of housing (BBC and non-ECD in the old)

10 profiles refund including 3 with a grace part. The duration of 5 to 30 years takes account of:

• Family Composition
• The location of housing (zomes A, B1, B2 or C)
• income tax reference year N-2 of all persons to occupy the unit
• The cost of the operation regulatory

Calculate your PTZ +

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Diagnosis of Energy Performance

The Energy Performance Certificate

MANDATORY Before the sale to

from 1 January 2011

Diagnosis energy performance must be attached to any promise of sale and any deed of a property.

It applies to rental contracts from 1 July 2007.

The Energy Performance Certificate includes the amount of energy actually consumed or estimated for standardized use of the building and a classification based on reference values so that consumers can compare and evaluate its performance in terms of energy consumption, quantity of greenhouse gas emitted, etc..

He is accompanied by technical recommendations to improve the performance and practical advice on tax credits for the completion of work.

The fight against the greenhouse effect

The Rio agreements and the Kyoto Protocol set targets for limiting emissions of greenhouse gases (GHGs). The France has undertaken to reduce the energy consumption of buildings that contribute to over 25% in the production of greenhouse gas emissions.

2004 Climate Plan describes the measures imposed by the famous 2002 European Directive on energy performance of buildings.

This founding text thus specifies the objectives of the thermal regulation of new construction in France:

• improved energy performance of new construc-tion of at least 15% to a target of 40% in 2020,
• a limitation of the use la climatisation,
• la maîtrise de la demande en électricité.

Protégez l'environnement et les ressources de notre planète

Le DPE, en vous informant des quantités de gaz à effet de serre produites et d'énergies consommées, vous aide à améliorer la performance énergétique des bâtiments tout en réduisant les émissions susceptibles de représenter une menace pour l'environnement.

Nous remercions la société EXIM expertises qui a aimablement rédigé Articles on diagnosis estate

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CALITIMO

Calitimo.club is an association law 1901, created in 2001, aimed to establish and make available to member agencies of a common file mandates exclusive and semi exclusive.
This approach allows real estate professionals to significantly improve their working conditions and quality of their customer service. Innovative
in 2001, it has since been taken under somewhat different forms by the FFPE and SIA, have since become AMEP. The essential structural difference is qu'AMEPI - which is CIMM IMMOBILIER part as well - is organized as a federation, leading professionals to create local associations, so that Calitimo consolidated all its members within the national structure. AMEP and Calitimo are perfectly complementary in the field. If we can create amep (not enough volunteers premises) Calitimo be perfect for work file joint exclusive mandates.
Beyond the tool, Calitimo offers those who want a true working method, with terms tailored to meet the objections to the exclusivity, sales brochures, and training within and between enterprises. Today
Calitimo launches its new website, calitimo.org. On this occasion new networks have joined the TUC, CAPIFRANCE, the REAL ESTATE GROUP, CARREFOUR PROPERTY, GN IMMO ... Taking into account all existing networks and independent members (TRANSAXIA, ABITHEA, CIMM IMMOBILIER ...) this is a strength of sale of thousands of negotiators.
For our network we can only congratulate ourselves on having Calitimo adopted early in 2001.

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Good access.

The is good to visit that are signing the document most Realtors when presenting a property to a potential buyer.
This document has a dual purpose: legal and commercial. A utility
legal first, as evidence: the agent can, thanks to good access, prove that it was he who introduced the house or apartment to a particular person. A commercial utility
then: many good access provided space for visitors to write comments on the property that is presented and a copy is sent to the owner.
All agencies of the real estate franchise network cimm routinely use such coupons. This is very popular with owners sellers.
Good access is provided by any text, it was created by the practice. It quickly became indispensable.
The penalty clauses contained in an era of good access were, overall, retoquée by the law: legal value is therefore limited to provide evidence that the agency has presented so well given client. However, buyers who had given a false name were sentenced to indemnify the estate agency.

A seller can not sell his property directly to a purchaser who was introduced by an agency, in which case it is entitled to his commission .
If he sells to the same buyer through another agency, while the mandate prohibits it, this is not the fee payable, but damages. Indeed, in this case the sale will not be "deemed concluded" through it, so no commission, but the seller has not fulfilled its mandate, hence the award of damages.

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Sales Form if Doorstep

The mandates given to a real estate agent are subject to the law on the doorstep.
The Consumer Code provides: "Art. The 121-23: the transactions referred to in Article L. 121-21 shall be subject to a contract, a copy must be delivered to the client at the conclusion of this contract and include, under penalty of nullity, the following: 1 Names of supplier and seller 2 ° Supplier Address: 3 ° Address of place of conclusion of contract (...) "and" Art. L 121-24 (...) All copies of the contract must be dated and signed the hand of the customer.
What operations are they? Here is the introductory text (Art. L 121-21):
"is subject to the provisions of this section who practice or have practiced Sellers, at the home of an individual , at his residence or place of work Even at its request, in order to propose the purchase, sale, leasing, hire purchase or lease-purchase of goods or provision of services.
is also subject to the provisions of this section the canvassing in places not intended for marketing of goods or services offered including the organization by a dealer or for the benefit of meetings or sightseeing in order to perform the operations defined in the preceding paragraph. "We see all
warrant signed outside the agency is subject to these texts, and the agency must abide!
Money sent by mail : it was considered that such a warrant was also subject to the solicitation. To comply with the law Hoguet and its decree, it seems that the best solution is to record and number (and date for its share) such a mandate at the date of its establishment by the agency, and ask the client to write the date of his hand before you sign and return.
The purpose of this Act is to enable the customer to "cancel the order" within seven days.
On a practical level, the mandates preprinted sold commercially satisfactory, but it is still necessary, for the terms "domicile", the name of the representative of the agency that prepares the warrant to enter the date hand of the principal and noted on the coupon, the address where it should be returned for cancellations within 7 days.

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taxation of the sale in real estate.

Real Estate Tax paid by seller and purchaser

SELLER-BUYER WHO PAYS WHAT?

TAX PAID BY THE BUYER

Selling property can be subjected to two regimes .

The determination of the tax treatment will depend largely on how long the good and secondarily on the nature of the buyer (if a natural or legal person or destination of property).

In Indeed, two major pension taxation of individuals that may apply to the sale of a property, are part of a scheme of registration fees and also the system of VAT tax.

What property is subject to the system of land registration

The principle is: if the property is completed for over 5 years, the sale will be subject to the rights of registration. These will be paid by the purchaser in addition to taking agreed. These rights are included in "legal fees".

The current rate of these fees is 5.09%

The principle expressed above requires some clarification and undergoes some attenuation or exceptions.

Details of First on the notion of completion and the starting point of the period of 5 years:

the purposes of the Act, a building is considered completed for over 5 years if the conditions of habitability are met for over 5 years.

This concept is distinct, for new goods, the declaration of completion (which can be performed well after the building is habitable as it is an administrative declaration and not a condition law).

For example, it is customary to take as a starting point for the habitability of a property, the following: minutes of the keys, first invoice on behalf of EDF owners or invoice of the move.

This, in particular under a new purchase or construction of individual houses.

then Attenuation of the rate of taxation: the registration fee can be reduced when the property is located in a rural area revitalization, since in this case, the department may establish an allowance of € 46 000 on the tax base due to it.

In addition and as an exception, although qu'achevé past 5 years, a property may be subject to registration fees if they are speaking from the second sale completion.

Finally note that if the acquisition by SCI of land to build or renovate a property to very significantly, this purchase will be subject to VAT regime estate rather than the registration fee (the Land purchased by an individual he is, subject to registration fees).

What property is subject to the system of VAT Tax?

In contrast to what has been said above, the transactions subject to the VAT will affect real estate property called "new", that is to say-since completed within 5 years or resales in the first five years of completion.

If the goods are new, the acquisition is usually made directly from a developer.

The sale price is then expressed TTC, where the famous term "notary fees reduced, because the fees paid to the notary on the date of purchase, so do not include the amount of Tax due (VAT to 19.6%).

As for genuine "legal fees", they are priced according to a national scale.

The notary's fees vary depending on the value of goods purchased.

If this is the first resale within five years of completion, the property will also be subject to estate tax, the purchaser paying the same manner as for new goods , Reduced notary fees.

The danger this time by the seller because the price agreed with the purchaser will necessarily inclusive prices, including in the amount of the tax rate of 19.6%, which amount shall be refunded to the tax authority subject to the VAT that the seller has paid for itself upstream.

TAXES PAID BY THE SELLER

Upon the sale of his property, the seller may be subject to three types of taxes which amounts may eventually accumulate between them.

The three taxes that may be subject sellers are: first, the estate tax, then the real estate gain and finally the tax on building land.

This tax, possibly cumulative, should prompt the seller to the utmost caution when setting its price.

VAT estate

In line with what has been said above, assuming the first sale within five years of the completion of the property, the seller must be cautious in setting its selling price because that price includes VAT, which will be reserved for Tax Administration, within what the seller has already paid as such at the time of its acquisition.

Example:

PURCHASE

Mr. X purchased a new apartment in 2005: € 200,000.00

Nine: Price expressed Taxes, notary fees paid when purchasing 3%

VAT is included in the price

Details of transaction:

Price HT: ; ; € 167.224.00

VAT: € 32.776.00

Notary fees: ; 6.000.00 €

RESALE

Mr. X sold in 2008 agreed price 250,000.00 €

So the first resale in the 5 years

VAT included € 40.970.00 in the price

Price HT ; ; 209.030.00 €

Seller will be remitted to the Board on the sale price, the VAT differential, either:

€ 40.970.00 - 32.776.00 € 8.194.00 € =

Seller will affect its price:

€ 250,000.00 - 8.194.00 €

There is the danger that the seller will not be able to justify bill (the amount of VAT can come inflate the purchase VAT) paid on purchase and thus reduce the differential between the VAT due at the time of the sale and that paid on inputs (construction performed either yourself or with family and resold within five years of completion).

Gain Realty

If the property is neither sold the principal residence of the seller or his property from over 15 years and that price is not less than 15,000 €, it will be subject to tax on the gain.

Conditions of liability to capital gains are:

Let the good is not the main residence on the day of sale. The main residence consists in the fact of actually occupying the property and usually sold.

There is no time occupation as such.

The tax administration is even enough tolerant as it agrees to consider as the principal residence of the seller property sold unfinished destined to become the principal residence of the seller (provided, however, that the seller has not owned the unit occupied during construction) .

Similarly, the administration would accept that the property sold is considered the principal residence of the seller, even though it has left for a period of about one year (the assignment to be involved in normal time of sale) or that the property was free or occupied by a single spouses in the event of divorce, job transfer or disability.

Finally, the Administration considers the sale of the residence, vacant land, sold detached from the main residence, if it is sold at the same time.

Regarding the period of detention of the property sold, the exemption is automatic if the property is owned by the seller for over 15 years. Appreciating this time to the day since the date of the property into the patrimony of the seller.

This date means the date of purchase, date of death for property for inherited property, the date of donation or contribution in society.

noted that the division or change of matrimonial regime does not come into play in calculating the period.

Example: a property is jointly owned between 2 owners following the death of a parent in 1993.

The two heirs share the property in 2000 with the award to one of them in full. If that same heir sells the property in 2008, it will be exempt from tax on capital gains. The property is owned since 1993 for the purposes of taxation.

Another cause for exemption is the value of the property: indeed, if the property was worth less than € 15,000 in full ownership, the seller is totally exempt from tax on the gain. The assessed value of 15,000 €, if the property belongs to several owners, according to the proportionate undivided share held on the building.

Example 1: A property is sold € 45,000 and belongs to three persons in undivided them. There will be no tax on the gain (45,000 € / 3 = 15.000 €)

Example 2: A property is sold for € 60,000 a usufructuary and bare owner. The usufruct is 30% (€ 18,000), the bare ownership is therefore € 14,000 per child (42,000 € / 3). The four vendors are subject to tax on the gain even though 3 of them have a share of less than 15,000 €.

Tax on buildable land become

Finally, the vendor may eventually support a tax on land if it is a sale of land now buildable for less than 18 years.

The law of 13 July 2006 introduced, with effect from 1 July 2007, a flat tax on the transfer for value of bare land that has been made for building.

This tax may be established by the Commons on the City Council deliberations.

Those involved in the tax on land are individuals or corporations (except for land dealers, developers, professionals).

goods concerned are goods become buildable in the classification by a U-PL in an urban or urbanized regardless of the origin of ownership of the property for speculative or assignment of the seller of the property.

concerned Transfers are transfers for value (sale, exchange) and not for free (sharing inheritance or marriage).

L tax does not apply to immediate dependencies of the main dwelling or for land expropriated or consolidation or the land sold to a local authority.

Only the first transfer for value is taxed.

The tax is based on two thirds of the sale price. The tax rate is 10%.

Example: a property is sold 150,000 €, the 2 / 3 of the price amounting to 100,000 € and the tax rate is fixed 10% or 10,000 €, the fee corresponds to 6.66% of sale price.

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Protection borrower real estate loan application.

The Act of July 13, 1979, integrated into the Consumer Code (Book III, Chapter 2) is public.

Its purpose:

- improve the information of the borrower (10-day window, 11 in fact, dies a quo was not considered);
- bind the purchase property to obtain the loan (condition subsequent that the act be concluded within 4 months);
- limiting the penalties for early repayment, as for the buyers defaulted, 3%;

Its scope:

- buildings for residential use or mixed use residential and professional.

People involved:

- individuals or legal entities acting outside the framework of a professional activity;

Advertising: if it contains an encrypted (eg become a homeowner for x EUR months), it must specify the duration, total cost and the TEG.

Loan Offer: it a detailed schedule with the addition of the TEG, guarantees, insurance, possibly indexing ...

Offer Period: 30 days minimum, the borrower can not accept that 10 days after receiving The contract is formed upon acceptance of the offer.

The offer is accepted under the condition subsequent of the non-conclusion of the main contract in four months.

If several loans are required, each is made subject to the condition precedent of obtaining other. If the purchaser

buy without said loan, he should write a handwritten note. No mention is required for the representative share of the personal contribution, if the customer requests a loan.

Obligations of the acquirer to diligently to get her ready on time and under the terms of the contract. Otherwise, the condition precedent could be considered as achieved, in accordance with section 1178 of the Civil Code: "The condition is considered to be fulfilled where the debtor obligated under this condition, which prevented the completion."

This includes:

- perform the procedures for submitting application in time
Cass, ch. Civ. 1, 19 June 1990, No. 88-16196, "it is still necessary that the beneficiary has taken steps to obtain loans in a timely manner";

The clause requiring the buyer to file the application within a certain time is valuable, but must respect the legal protection of the buyer-borrower: it can not be less than one month (Court of Appeal, Civil Division 3, 2005-07-06, 04-13381, published in the newsletter) "The provisions of Article L. 312-16 of the Code of consumption is of public order, the appellate court stated it properly could be imposed on the purchaser to file a credit report within fifteen days of signing the promise of sale, this contractual obligation is likely to increase demands of the text. "

The borrower must provide proof of his efforts (Court of Appeal, Civil Division 1, 1999-02-09, 97-10195, published in the newsletter):" It is for the borrower to demonstrate that he solllicité a loan to meet the requirements defined in the agreement of sale. Otherwise, the condition precedent shall be deemed accomplished by application of section 1178 of the Civil Code.
See also: Court of Appeal Civil Division 3

Public Hearing Wednesday, January 30, 2008
No appeal: 06-21117

Moreover, if the customer exceeds this limit application but still get the loan or the refusal in the agreed timeframe, no fault will be charged against him.
- respect the characteristics of the loan application
Cass. Ch Civ. 3, January 11, 2005, No. 03-17898: The credit claimed was in excess to that provided in the undertaking;

- in case of refusal, to prove the characteristics of the loan application
Cass. Civ. 3, May 24, 2005, No. 04-12967;

- file a loan application to all banking institutions under the contract: TGI
Grenoble, 4th Civil Chamber, March 26, 2007, No. 04 / 01976 (CIMM IMMOBILIER / R): "Diego R had an obligation to seek funding from any agency but starting with the three specified in the contract;
careful if no body has mentioned, only one loan refusal of any which agency will suffice to play the condition precedent (the Court of Appeal, Civil Division 3, 2005-04-13, 03-21100, unpublished): "In the absence of contractual provisions to the contrary, the beneficiary of a promise of sale under condition precedent of obtaining a loan performs the necessary due diligence and not impede the fulfillment of the condition when it is within the agreed period at least one loan application meets the specifications set forth in the promise and was unsuccessful " . The result is the same with a vague clause like "all banking institutions."

Condition precedent of obtaining:

- an agreement in principle is not sufficient (Court of Appeal, Civil Division 3, 2007-11-07, 06-17413, published in the newsletter): "the condition precedent of obtaining a loan is deemed completed upon issuance of a firm offer and unreserved characterizing a loan according to the contract, having held that the certificate issued, no date other than April 30, 2002, mentioned on the fax, the header of the Farm Credit Agency of Carcassonne, by Mrs. B. .., assistant, certified to agree in principle with Mr. and Mrs. Z. .. for a loan of 396,000 euros, the appellate court has accurately concluded that this certificate does not constitute an offer to loan "

- can impose more stringent than those provided by law, but their Non-compliance can result in the lapse of the sale (Court of Appeal, Civil Division 3, 2007-11-07, 06-17867, published in the newsletter):
"But having waited, and adopted by its own reasons, found distorted, that the sale was subject to the condition precedent of obtaining the loan or loans that are requested by the buyer under the conditions stipulated in the contract, this binding itself to justify the seller and the editor of the promise of receiving any loan offer within 48 business hours after receipt of the offer, the Court of Appeal, which has rightly held that the failure This disclosure requirement could have the effect of causing the lapse of the sale while the character of public policy in Article L. 312-16 of the Consumer Code prohibits the provision of contractual obligations imposed on the acquirer likely to increase demands of the text and that, under this text, the promise of 26 April 2005 provided that the sale would be considered null and Avenue as a result of the failure to obtain a loan offer within five weeks after signing the pledge, which stated that an agreement for a loan at a zero rate amount of 16,125 euros and a loan in the amount of evolutionary 167,875 euros had been notified to the purchasers by a certificate of Societe Generale, dated May 12, 2005 and that tenders had been issued loan May 25, 2005 , was able to deduce that the condition was made and the sale was complete, "

- the bank can not lend in any conditions (Court of Appeal, Civil Division 1, 2005-07-12, 03-10921, published in the bulletin): "fails in its duty to warn the bank that did not audit the financial capacity of borrowers profane, grants to them a loan excessive in relation to their ability to pay. "

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SRU Law and the withdrawal period.

Title VII of Book II of the Code of Construction and Housing is as follows:

" TITLE VII PROTECTION OF PROPERTY BUYER - SINGLE Chapter

Art. L.271-1 . - For any act designed to build or acquire a building for residential use, subscription Units intended to give the award or enjoyment of residential property or selling property to build or lease Buyers Realty, the buyer can not retract professional within seven days from the day after the first presentation of the letter notifying him of the act.
When the deed is made through a professional who has been mandated to assist in the sale, this act can be given directly to the recipient's right of withdrawal. In this case, the withdrawal period run from the day after delivery of the deed, which must be certified in accordance with procedures determined by law. "
The methods of notification:
The law requires the sending of Compromise by registered letter with acknowledgment of receipt .
An accompanying letter is not mandatory, but is still preferable, for safety.
The signatures on the receipts are in fact often illegible, mail support is therefore a further precaution, insofar as the customer returns to the agency.
It is not possible to indicate in the submission or any other document that the buyer waives the withdrawal period, it would mean the failure to obtain consent, a fundamental element of any contract. The delivery receipt
cons was invalidated by the courts. The notification now opens the withdrawal period unless it is made by recorded delivery. (Any other form of notification, except by a bailiff did not start the withdrawal period that benefits the recipient, and would raise the starting point of this period when the notice shall be by recorded delivery).
In cases where notification is not made in these forms, the notary would have to serve a period of reflection.
Also note: the moral person receive no withdrawal period, even the ICS family.
A number of precautions must be taken when drafting the compromise
• a declaration that the purchaser is acting as unprofessional and that the building is intended for habitation;
• predict the fate the contract in case of withdrawal of one of the purchasers ...
If the buyer exercises his right of withdrawal, professional depositary shall return the funds within 21 days from the day following the date of such withdrawal.

Discount cons receipt
The delivery against receipt is now legal (law ENL).
Previously, the Court of Appeal of Paris, 2nd ch., Sec. B, March 15, 2007, No. 05/24529, Thumerel v. Hauet, admitted this pickup, it considered that since no element of the debate was no basis for suspecting that the appellant (the realtor) have backdated the letter of surrender, the only reason that this remission is made by a real estate agent and not a public officer is irrelevant. She adds, "abundantly, the Act of July 13, 2006 which amended the above text now provides explicitly the validity of the award made by a professional directemet mandated to assist in the sale."
But the Court of Appeals disagreed:
Cass. 3rd Ch. civ., February 27, 2008, No. 07-11303 and No. 07-11936
And as is the last resort ...
It was not until the describing t dated December 21, 2008:
Mention manuscript to be included in the hand of the buyer or buyers:
"presented by (name of professional) ... at (place) ... on (date) ..." and: "I declare to be aware that a withdrawal period of seven days allotted to me by Article L. 271-1 of the Code of Construction and Housing, and he runs from the day after the due date listed in my hand on this deed, or from ... ".
To put the compromise in person, he must also, in the text or reproduce the Article L 271-2 CHC.
The text requires that the compromise presented to the recipient includes the handwritten, not the other copies ... which poses difficulties to the notary who receives the trade: how to check that the right of withdrawal has been validly served? By asking the buyer to bring his copy to the study? In merely a copy?

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SQUARE ACT.

Act to improve protection of purchasers of lots condominium.
Scope: selling a lot or a portion of Lot (lots of condominium law 65; therefore mainly apartments, but also houses in housing estates) ; on authentic instruments and compromise.
Penalty for lack of space: invalidity of the act.
If the actual area is less than one twentieth of more than stated, the price will be reduced proportionally to the gap area observed. The time to act is one year.
practical difficulties quickly arose: what should we measure? Law and order have already been many precedents. Should be excluded from the area occupied by radiators, water heaters ... The ideal is to hire a professional measurement, which will take responsibility! Financial penalties can be severe indeed.

Living
Not to be confused with the private area "Loi Carrez" !
Definition of habitable surface :
"Floor built, after deducting the area occupied by walls, partitions, stairs and stairwells, sheaths, embrasures of doors and windows. It is not account of the undeveloped area of the attic, basement, basement, sheds, garages, terraces, loggias, balconies, hair dryers outside the house, porches, outbuildings and other common areas of housing, or parts of premises to a height less than 1.80 m. "(Definition of Decree No. 69 -596 of June 14, 1969, s. 2.)
Definition of dependencies: local private use, external housing.
WARNING: private law square area does not overlap exactly with the living area. For example a conservatory does not Part of living space, but will be part of area deprivation.

cimm estate agencies

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Sindyc condominium.

CIMM Condominium: your management agent

Why we entrust the management of your condominium?

The performance of a local network

The effectiveness of a daily management of condominium by agencies established by sector:
Get a partner close, available, fully entitled to do benefit from accurate and reliable advice, and make the right decisions.

The centralization of administrative and accounting

As a property agent, we apply our know-how to obtain the best solutions for the management of your condominium.
For instant communication and more efficient, your agency near you all the information transmitted via the Internet.
For the management of your condominium and track records ... you're quiet ... !
You can count on the professionalism of your joint property CIMM!

Syndic of joint ownership: the advantages of a national

Network CIMM condominiums you benefit from expert advice in property management: regularly trained, our officers CIMM condominiums are extremely vigilant with respect to different regulations.

The simplicity of regulations by the removal or transfer

• For owners, the plant proposes to settle charges by monthly or quarterly.
• For suppliers, the plant proposes to pay bills by bank transfer and send monthly a detailed account with our centralized management system.

You get expert advice in property management

The plant is also present to advise you on legal terms.
staff is regularly trained CIMM condominiums for you to get the best advice. Your agent
CIMM condominiums you the benefit of all its professionalism to your comfort!
CIMM condominiums, a service of the franchise Real estate cimm efficacy, serenely, security

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The Real Life.

The life estate life estate

The is the contract under which a purchaser buys a property on payment of a annuity with the dealer during the life thereof.
Selling Life is a financially attractive transaction for both the annuitant for the Débirentier (for details, see our factsheet on life).
order that the sale of life is fair to the parties and risks are limited, it is necessary to call an expert who will advise you usefully best immediate interests and future. Specialists
life estate franchise network CIMM Estate are available to advise and assist you with your project.
The life is the most common form of dismemberment. The sale is to give life in the cloud property with the eventual enjoyment upon payment of a bouquet (sum representing a portion of the property value) and an annuity for the duration of life.
Any person, owner of a property can sell it in an annuity regardless of age. However it should not be suffering from a disease that can cause death. If she dies within 2O days of signing the contract, the sale may be canceled. The annuity may be sitting on a head or reverses a second head (usually spouse). In this case, the death of first husband, the buyer will continue to pay rent to the second husband. There are

:

selling free life where the clouds are transferred ownership and usufruct of the property, the buyer may occupy the property or rent it.
selling life annuity where the buyer does not have the right to housing. It is only the bare owner, the usufructuary (the seller) retains the right to live and to reap the benefits (eg rent).

Actors:

the Débirentier:
The person who buys the property for life, it pays the rent and the bouquet. He becomes the legal owner of the property and will have full ownership to the death of the annuitant and spouse if the annuity is reversible (two-headed life)
the annuitant:
The person who sells property in life and affects the bouquet and the annuity. He can keep the usufruct (by occupying or renting) the property sold, or sell it with the naked ownership.

Va Funding Fees For 2010

Rent Property.

A network of franchised for the top management!

To rent an apartment or rent a house, manage your property by ICMM Management is the choice of simplicity and efficiency

• insurance unpaid rent complete and powerful
• A monthly payment of rent by transfer
• Careful selection of prospective tenants,
• A close monitoring through a local contact,
• Regular information the steps taken by us. For

Letting your property , ICMM Management agrees on the quality of its services.

first step: the selection and implementation of a tenant

This is a crucial step in the process renting out your property , which requires a thorough and professional selection.

• your ad to the entire network CIMM Estate .
• Establishment of effective communication by: ad on our website with virtual tour, and location-based ... !
Careful selection of candidates
• tenants taking information from the employer, bank owner (or manager) present, etc.. All tours are accompanied. Writing
• acts (inventory, lease ...) and compiling the file
• Support statements necessary for the tenant with the competent authorities: local tax office (for the tax shelter), France Telecom (for phone), water utility, EDF, GDF (for the transfer of subscriptions), etc..
• mission with the consent of the lessor, a diagnostic company to looking for lead and asbestos, to meet the new regulations on decent housing.

You are constantly kept informed of all our efforts!

second stage: the daily management

We are committed to effectively manage all the constraints management of your property ... For your satisfaction, we assure you the simplicity of effective collaboration!

• receipt for the rent
• Cashing are called, including specific actions and reminders
• order the trustee and other suppliers
• Accountability simple and detailed monthly payment by transfer the 1st of each month
• annual review of rents and / or renewal leases
• Regularization annual rental charges
• Establishing Specifications, if applicable, through companies selected by our care, and submission to your acceptance
• Help and advice on the establishment of the tax return for year-end
• Supports any litigation records
• assistance and advice on asset management
• mounting occasional records ANAH

Enjoy close monitoring by your local contact!

Respiration Rates Mammals Reptiles

selling a property

Selling a flat, sell a house, sell land, sell a business

Whatever your real estate project , when entering a franchised agency CIMM Estate you are insured benefit from reliable and accurate advice on legal and financial.
is with a smile qualified real estate agent will welcome you and will enjoy all his skills to best meet your needs as quickly as possible.
Method and Commitment: Service Quality CIMM Estate . You can count on our 29 years of experience! A very large

your ad

CALITIMO club membership: The network CIMM Estate adheres to the Association Act of 1901 CALITIMO Club, which now comprises over 450 agencies in France whole. In addition to the 135 agencies CIMM Estate, the property entrusted with a mandate CALITIMO are circulated to all members of the estate agents association, where a considerable presence at the national level.
Simple: to sell your property, all real estate agents take care of you! You get the efficiency of a national network, while maintaining a single point of contact: your advisor CIMM Estate . In the press

We regularly logs near CIMM Estate distributed in mailboxes and deposited self-service in shops: your property is valued and effectively! Our customers are eager buyers of those newspapers which have a dense panel of real estate on a given sector.
We also collaborate with other journals very effective only for professionals.
distributed free, and deposited in a self-service displays incoming agency, these papers give its best chance in your property. On the internet

Our site looks very modern enjoys a strong national communication, which it draws thousands of visitors each day. which probably your future buyer!
Very innovative, he joined the research of real estate by geolocation, which allows any someone looking for a property on a specific area to find it very easily, and appear in one click all the amenities: schools, businesses, government and transportation. ! What
time saver! In our showcases

Your property will be placed in our window so very attractive to interest the greatest number of purchasing clients.
A competent professional who ensures safety and serenity
Network members of franchised real estate ICMM are regularly trained to help you get the best advice on property law, technical issues, financing, selling life ...
is your real estate agent who wrote the compromise (Act No. 71-1130 of 12.31.1971 as amended by Law No. 90-1259 of 31.12.1990 and No. 97-1308 from 07/04 / 97).
Our selling clients also benefit from a continuing legal assistance through the hotline within this network CIMM Estate.

The estimate of your property at the best price

Professionals Real Estate Group ICMM realize the estimate of your property based on the current market, and by comparison with the sales made by agency in the same area. Your property will be sold at the best price as well, and within a reasonable time!

Sorting visits

Tours are targeted because they correspond exactly to the needs identified in advance by the purchaser. For your safety, it is obvious that we eliminate the "customers" just curious.

Satisfying regulatory

We inform you of regulatory requirements relating to the sale of your property and are adamant about compliance with them. Especially since these requirements are increasing in number and tech (technical diagnostic content of the document). Your

simplified administrative procedures and notarized

CIMM Estate Agent ensures the creditworthiness of your buyer at the outset of the operation. The latter has the best financial plans are linked with specialized banks we work with usually.
You are continuously informed on the progress of our efforts, and on each visit, a copy of the purchase visit is booked, which appear on the details and comments from visitors.
You are quiet ... The professional network handles the ICMM Estate smooth operation!

CIMM Property Management is also CIMM

• Specialist advice on property management
• insurance unpaid rent complete and powerful
• A monthly payment of rent by bank transfer
• A selection of prospective tenants
• A close monitoring through a local contact
• Regular information of the steps taken by us

To learn more about management, please visit to manage a property

Can You Give A Dog A Klonopin

Saturday, December 11, 2010

is a landmark date for this dinner club.

Saturday night we were over 50 members to meet us at the restaurant at the Port of Lagrange for this meal at the end of the year.

It was normal, after all the efforts required to club members for the organization the flea market, achieving a large and Walk Round Parempuyre, the club thanks all those who participate in these events by giving of their time.

And is not it great to see everyone again! All of our wounded and our convalescents were there. What a pleasure to see Mireille, Francis, Jean-Michel and Annie-Rose we see less often but have responded to the invitation. That happiness.

The "sequence emotion" of the evening was the farewell to Leo, who left France for Quebec. All the club wish him every success in this new adventure and we're already jealous of Quebec that will accommodate someone great generosity. Good, but Beware Leon there is a marathon in Montreal ..... why not a club out .....

ALL PHOTOS ARE HERE

Cheats De Pokemon White

WHAT TALENT! A TRAIL OF

Instead, look what just send me Sylvie . Deprived of running this summer, see what she has done is simply amazing.


"I gather driftwood for a long time, but this summer Default racing and beach, I started making mirrors and fall, I got the idea of making lamps and Franck second much for me the "art".


And here's how this Sylvie three albums of his creations:


"Driftwood is the branch of a tree, buffeted by wind and tide, bleached by the salt, polished by sand, the sea casts at our feet. "


All parts of Sylvie were crafted so craft and are unique.

Here are the links to see all the creations:






MIRRORS










LAMPS













LAMPS (2nd gallery)







You can contact her by email @ franck.duboe sfr.fr or 06.74.62.26.94

Aebleskiver Muffin Pan

"BARJOT"

A new date for lovers of nature: Sunday, February 27, 2010. "OF THE BARJOT cotos" hold their first "AUTHENTIC BARJOT TRAIL.

I am very familiar with Oliver and Lionel, two trails and enthusiasts who have to their credit some of finishers as Ultra, The Citadels, The Templars, the GRP .... Olivier and UTMB. Beyond any competition I am sure that this Dordogne trip will be a great moment of friendship and exchange between riders, hikers and trailers.

those conditions will be a real trail, not a race a real nature, self-sufficiency with a single point of water, food reserve and a nice personal gradient ...... 700d + over 24km, and if you announce Barjot 700d + ..... trust me they will!

That remains to leave you some links to learn a little more.

TRACT "AUTHENTIC BARJOT TRAIL"
REGISTRATION
SITE OF "THE BARJOT cotos" Must! A visit without moderation.

Cervix After A Period

AN EXCEPTIONAL

We were just a club to discover that 10 Km of Arcachon. It must be said that racing at the end of the year were reduced to a trickle.

Rather chilly morning! He was going to have something to warm it all ..... A great organization and a crowd of runners and a drizzle moving away .... that's it, all lights are green for a good race.

And I can tell you there's one at the club when the lights go green it does not waste time to go!

Francis Morales has offered the luxury of an extraordinary 3rd place in V1.

His time .... 35'34''is puzzling, and everything easily! The shape and spirit. Francis

Bravo for this wonderful podium.








Well, a little behind, Gilbert, 39'01''also signed a very good performance.

We'll have to hang on Gil Francis, you have a hare 1st class ....

Turning to our case of the day, Frank. His goal less than 42'59.

42'59''Why? Just to annoy me ! Frank finishes in 42'39''exploding his best time by more than a minute which is more on a very difficult race.

Bravo, but I will have my revenge!

And then, you worry me about the races, I think you have bad Mine .... lol!

words of the writ of Patrice Franck, who is ahead, yet in great shape, 6''(42'45'').

In terms of good result confirms 51'40 Murielle are back in shape and improves his time of 5 minutes last year, the workouts are paying off.

Jean-Pascal, the new club as well (47'27'') goes largely under 50 '.

tile of the day is to Thierry, who was seriously wounded in the ankle. It is hoped that there was more fear than harm, but the news I had last night are not very optimistic. It takes a lot of courage and encouragement with all the injuries last year.

Textile Artists - Fruit

FRANCIS AND THE ICC AC PAREMPUYRE: 2 WORLDS THAT MOVE

Mr Pierre Benoit Philippon
- South West
Customer Advisor Professionals
Agency
Bruges Tel: 05 56 21 04 20

Dear Members, Our association

HQ Parempuyre CIC and the agency of Bruges have partnered to assist our members on this season
2010 / 2011.

CIC will reimburse you the amount of club membership and your new outfit, that is to say € 40. This amount will be paid on a Welcome Booklet.

In parallel, this partnership will also sponsor the Round Parempuyre 2011 by the payment of a premium club identical € 40 for any member opening up the welcome booklet. You

Pique can contact Fabienne and Pierre Benoit Philippon, customer service, to inform you about the partnership between ICC Bruges and our club. Of course I too want at your disposal for any information.

We hope this initiative will achieve buy as many of you.

Sportingly.

Mouden
President Gilbert CA Parempuyre