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1) The neighbourhood
When you are interested in a house, be sure to check with the local authorities if they have any information about future projects which are being planned in the neighbourhood.
If it concerns an appartement, we advice you to ask leave to inspect the property division deed as well as the minutes of the owner's association. There you will find information about service charges and maintenance projects which have been planned.
If you are interested in an independant house, you should inform yourself about the rights and duties concerning the territory and especially the easement on the property.
2) The provisional conveyance
The best garantuee for a legal contract is a compromise that is being made by a capable and professional person. The provisional conveyance is not just a document that binds both parties; it's an important contract which can be crucial for a smooth course of the transaction. Therefore it's important that you seek the advice of a professional who can help you to be prepared for any problem which may arise. So don't sign too early!
After signing the provisional conveyance you will have seven days to cancel the contract.
When you sign the provisional conveyance you have to pay a deposit. This will come to a maximum of 10% of the purchase price and will be deducted from it afterwards.
3) Financing
When you wish to take out a mortgage, a resolutive condition concerning the financing will be inserted in the provisional conveyance. As soon as the provisional conveyance is signed, you can make application for a mortgage with your finance company. The mortgage offer will be sent to you by post and will have a period of validity. You will have a minimum of ten days to accept the offer. When you accept the mortgage offer the resolutive condition in the provisional conveyance will expire.
4) Signing the deed of puchase at the notary's office
In the deed of purchase the conditions are mentioned for the conveyance of the real estate in favour of the buyer. The deed of purchase will show a description of the qualities of the house, the purchase price and the means of financing. At the moment you sign the deed of purchase, the mortgage will take effect, the keys will be handed over and the subscriptions for gas, water and electricity will be made out in the buyer's name. And don't forget to take out insurance for your property.
- Water rights
- Right of way
- Technical inspections and guarantee
- Damage by moisture
1) Water rights
Some properties get their drinking water from a private well. In that case we advise you to locate the well and the water pipes and to find out where the water is being drawn off. If the well is located on somebody else's territory (often the territory that remains the property of the seller), you should be sure that in the conveyance the water right is being related to the right of ownership. Usually this is called a servitude.
In the contract should not only be mentioned how much water can be drawn off but also the right to set up installations, such as a storage tank and pipes and cables, as well as the right of way for maintenance of the installations.
2) Right of way
Quite a big number of houses and territories can only be reached by taking a road which crosses someone else's territory. In that case you should check if the right of way is put down in writing and signed by the owners of the parcel.
A private contract will do but the best guarantee is a notarial act. If their is any doubt about the precise location of the road, then we advise you to consult a land surveyor.
3) Technical inspections and guarantee
If the property is at least 10 years old or if it is not thoroughly renovated during the last 10 years, the transaction takes place without a guarantee for the buyer. Before someone decides to buy a property, the potential buyer gets the opportunity to check whether or not the property has any defects. Of course the buyer is allowed to ask an engineer to assist in this process. If the seller and/or an agent deliberately withholds defects, defaults or easements on a property, the buyer legally has the right to claim compensation. In case an appartment is in 'shared ownership', the exact surface area should be mentioned in the deed of sale (Loi Carrez). Is the surface area not mentioned correctly, then the buyer has the opportunity to demand a price reduction during one year after signing the deed of sale.
Before the provisional deed of sale can be signed, the various inspections need to have taken place :
| SURVEY OF OBLIGATORY TECHNICAL INSPECTIONS | ||||
| Inspection | For what kind of property ? | Period of validity | ||
| Asbestos | Every property for which a building permit has been granted before the 1st of July 1997 | For an indefinite period of time | ||
| Lead | Property with residential purposes, date of building before the 1st of January 1949 |
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| Termites | Every property that is situated in an area with a risk of termites, as stated in a decree issued by the 'préfecture' | 6 months | ||
| DPE (Energy label) | Every property supplied with heating | 10 years | ||
| Gas | Property with residential purposes, which has a gas installation older than 15 years | 3 years | ||
| Electricity | Property with residential purposes, which has a electric installation older than 15 years | 3 years | ||
| ERNT (Risk assessment for natural and technological disasters) | Building or property which is situated in an area with a valid prevention plan developed in case natural or technological disasters take place | 6 months | ||
| Carrez-law | Property which is part of a building with shared ownership (horizontally or vertically) | Should be applied with every change | ||
Moisture increases the process of decomposition of buildings and can be dangerous for the health of the users. Rain is the main cause of damage by moisture by way of the following:
- Vertical walls: porous brickwork and joints, cracks in walls
- Roof or terrace: defects in links, crumbling-away of overhanging parts, shields which are too old
- Bad or blocked roof-gutters, waste pipes and drains
Other causes of damage by moisture:
- Groundwater which gets into a building as a result of leakage or capillarity
- Condensation on the outer walls in case there are big differences in temperature inside and outside the building.
The following symptoms can also be an indication of damage by moisture:
- efflorescence
- flaking paint and whitewash
- black and grey spots on walls and ceilings
- vertical traces
- wallpaper which isn't fixed to the wall anymore
- a mouldy smell in the house
In all these cases moisture will damage the building and decrease isolation. This isn't only uncomfortable but also very expensive because the costs for heating will increase. Moisture in your house can also lead to mildew and mites. And it's harmful for the health of the residents.
If any of the symptoms mentioned above seem to occur in your house, Lozère Aveyron Immobilier advises you to consult a construction expert.Your expert will help you solve the problems.
Page en cours de création
| ACTEURS LOCAUX | |||
| Magasin éco construction : | |||
| BATIR NATUREL | ZA St Julien du Gourg F-48400 FLORAC | Tél:04 66 32 16 98 | batirnaturel@free.fr |
| Magasins de produits biologiques : (produits ménagers et alimentaires) | |||
| BIO'JOUR | 7 rue du Pêcher 48400 FLORAC | Tél:04 66 94 04 01 | bio'jour@netcourrier.com |
| BIO COP | La Claire Fontaine 16, Boulevard Britexte 48000 MENDE | Tél:04 66 65 98 57 Fax:04 66 49 07 97 | contact@produit-bio-lozere.com http://www.produit-bio-lozere.com |
| Magasin LA VIE SAINE | 4 place du Mazel 48000 Mende | Tél:04 66 65 10 97 | |
| Entrepreneurs locaux : | |||
| J-Luc DEMARES | Lonjagnes 48320 ISPAGNAC | Tél:04 66 44 20 76 | Enduits chaux chanvre, toute isolation, écologie, carrelage, plancher, peintures, murs en pierre sèche, bardage bois... |
| Sylvain ARMAND | 1 rue des Aires 48400 FLORAC | Tél:04 66 45 15 24 | Plombier-Chauffagiste, chaudière bois, solaire. |
| Pour les poêles à bois : | |||
| PLANTIER | 16, rue du Pêcher 48400 FLORAC | Tél:04 66 45 16 41 | |
| Tout faire Matériaux | ZA St Julien du Gourg 48400 FLORAC | Tél:04 66 45 22 81 | |
| Conseillers | |||
| Sandrine Cendrier Conseillère en gestion environnementale | 11 av Jean Monestier 48400 FLORAC | sandrine.b-c@wanadoo.fr | |
| Ferréol Coerchon Thermicien "Habitat -énergies" | r Gévaudan 48000 MENDE | Tél:06 84 77 57 84 | conseil en Energie solaire et nouvelles (équipements études). |
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Cévennes Ecotourisme Notre chargée de mission : Virginie BOUCHER. | Place Paul Comte 48400 Florac | Tél:04.66.45.12.44 | http://www.cevennes-ecotourisme.com info@cevennes-ecotourisme.com |
| Hameaux durables en Cévennes association qui oeuvre pour le développement de l'éco construction dans le Sud Lozère par des actions de sensibilisation, d'information et bientôt de construction. | En Mairie 48400 St Julien d'Arpaon | http://www.hameaux-durables.org (en cours de réalisation) hameaux-durables@orange.fr | |
| Jean-Philippe Gosselin entreprise Val'eaux concept : gestion durable de l'eau | http://www.val-eaux-concept.com | ||
| Nathalie Crépin Architecte, spécialisée dans la construction écologique, architecture bioclimatique. | |||
| Tri des déchets ménagers : éco ambassadeurs du tri | Tél:0800 88 12 05 | Sandrine Faure : collecteselective.haute.vallee.olt@wanadoo.fr ou Gregory Garrel (SDEE) : baptistou.tri@wanadoo.fr ; http://www.lyceepeytavin.com/lycee21/wakka.php?wiki=GestiondesDechets | |
| Annuaires des acteurs 'BIO' en Lozère : | http://www.ecolopop.info/annuaire-des-boutiques?dpt=48&lozere | ||
| SITES INTERNET DIVERS | |||
| http://www.fne.asso.fr/preventiondechets/nuls.htm | La prévention des déchets | ||
| http://www.charpentiers.fr | peintures, protection du bois, menuiseries en pin ou en chêne, parquets, isolation | ||
| http://maison-ecolo.com | gamme très diversifiée de produits écologiques pour la maison, notamment les colonnes de récupération d'eau de pluie, l'isolation. | ||
| http://a-m-b.com/ | filtres, économiseurs, anti-calcaire. | ||
| http://topten.ch/index.php?page=francais http://guide-topten.com/ | site Internet indépendant qui présente des équipements électroménagers efficaces et économes en eau (le premier site est suisse et il est plus complet que son homologue français). | ||
| http://electricite-verte.com | comparatif de différents contrats d'électricité verte proposés en France. | ||
| http://enercoop.fr | société coopérative d'intérêt collectif de fourniture d'électricité verte crée par des associations, des consommateurs et des producteurs. | ||
| http://cellubio.com http://xylobell.fr | Traitement du bois. | ||
| http://www.guidemaisonecologique.com | Le Guide des professionnels de la maison écologique dans la Lozère, le Gard, l'Hérault et le Vaucluse. | ||