5 things you need to know to buy a property without running into problems
Buying a house or any other property is not something to be taken lightly, as it can quickly become a source of disputes and problems.
It is therefore essential to understand the various stages and legal implications, and to be accompanied by a legal professional, particularly a property lawyer.
Here's an in-depth exploration of the five key stages you need to know and master.
1. Expertise before purchase – the trick to avoid the presence of hidden defects and the discovery of hidden defects after acquisition : before even considering a purchase, it is essential to assess the real condition of the desired property on which you have set your sights. It's not just about walls and tiles; it is about understanding the possible structural issues, hidden anomalies, leaks, infiltrations, humidity problems and other defects which could affect the property. This will also allow you to calculate the cost of the work and therefore negotiate the sale price. So call on an expert either before the signing of the compromise either just after or before the expiry of the withdrawal period 10 days;
2. The buyer makes an offer to purchase at the right price - watch out for the seller! Have you found the property of your dreams? Before you take the plunge, there's a tricky part to consider: the offer to purchase. This must be an accurate reflection of the value of the property, taking into account the state of the market, the geographical location and any anomalies detected. An offer at the right price ensures a fair transaction for both parties. Once the seller has accepted an offer at the right price, he will no longer be able to withdraw. All that remains to be done is for the sale to proceed, firstly by means of a compromis or promesse de vente, and then by reiterating the sale by means of a notarised deed of sale.
Real estate agents and sellers: beware of duplication!
Me Zakine dealt with a case where the estate agent sold the property twice to two different buyers, by means of an offer to purchase signed by the first buyer, whose attitude was very ambivalent, and a provisional sale agreement signed by the second buyer. One of the buyers (the one who had first signed the offer to purchase at the right price) took legal action to force the seller to sell him the property. Negotiations between the two potential buyers, the sellers and the estate agent, and advice from all parties, including Me Zakine, enabled the estate agent to resolve this difficulty. One of the buyers was able to purchase his property and the proceedings were terminated by the withdrawal of all the parties involved.
3. Notarised or private sale agreement : this step is crucial and precedes the signing of the authentic deed of sale before the Notary. The seller will promise to sell you his property under pre-established conditions, while you promise to buy it. This is a bilateral commitment consolidated by a security deposit paid by the purchaser.
In a promesse de vente, the seller makes a commitment to the buyer (also known as the beneficiary) to sell the property at a specific price. This gives the buyer an exclusive "option" for a limited period of around three months.
During this period, it is forbidden to abandon the sale or offer the property to another buyer. The buyer has an option period in which to decide whether or not to buy the property. In return for this commitment, the buyer pays the seller an immobilisation indemnity. If the buyer acquires the property, this indemnity will be deducted from the sum to be paid. However, if the buyer decides not to buy (except within the 10-day cooling-off period, or if a condition precedent has not been fulfilled, such as not obtaining a mortgage, or if the buyer does not indicate his acceptance within the option period), the indemnity will be retained by the owner as compensation for the immobilisation of his property.
Now is the time to pay attention to the clauses! Choose your own notary and involve a real estate lawyer
4. Authenticated or private sale agreement (instead of promise to sell) : Much more than a simple promise to sell, the preliminary sale agreement seals the deal between seller and buyer. Both parties are now committed to finalising the transaction, on pain of financial penalties. This preliminary contract is a key stage in the realisation of your property dream.
5. Deed of sale: the D-day has finally arrived! The authentic deed is the moment is acquired by the new purchaser under the aegis of a notary. We say that the deed is authenticated. It is an authentic deed of sale. The diagnostics will be attached to the deed. If it is a building in co-ownership, note that the last 3 minutes of the meeting general must be provided as well as the co-ownership regulations and the descriptive state of division.
Frequently asked questions
Quelles sont les étapes clés pour acheter un bien immobilier en toute sécurité ?
Les étapes clés sont : 1) expertise du bien pour détecter vices cachés, 2) signature d’un compromis de vente avec conditions suspensives, 3) obtention du financement, 4) signature de l’acte authentique chez le notaire. Un avocat en droit immobilier peut vous assister pour sécuriser chaque étape.
Puis-je me rétracter après avoir signé un compromis de vente ?
Oui, vous disposez d’un délai de rétractation de 10 jours à compter de la signature du compromis (pour un achat immobilier). Ce délai est légal et sans pénalité. Passé ce délai, le compromis devient ferme, sauf conditions suspensives non réalisées.
Quels sont les délais et coûts d’une acquisition immobilière ?
Le délai entre le compromis et l’acte authentique est généralement de 2 à 3 mois, nécessaire pour l’obtention du prêt et les formalités. Les coûts comprennent les frais de notaire (environ 7-8% du prix dans l’ancien), les honoraires d’agence et éventuellement les frais d’avocat.
Que faire si je découvre un vice caché après l’achat ?
Vous pouvez engager une action en garantie des vices cachés dans les 2 ans suivant la découverte du vice. L’action doit être intentée dans les 2 ans de la découverte et au plus tard dans les 5 ans après la vente. Un avocat vous aidera à prouver le vice et à obtenir réparation.
Quels sont les diagnostics obligatoires avant la vente ?
Les diagnostics obligatoires incluent : DPE (performance énergétique), amiante, plomb, termites, gaz, électricité, assainissement et état des risques naturels. Le vendeur doit fournir un dossier de diagnostics techniques (DDT) datant de moins de 6 mois.
