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Information for (potential) owners
Content
Water can, if grown-ups don't watch their children carefully, cause a lot of
problems. parents should teach their children very early how to behave near the
water, and to prevent risks.
When young children are near the swimming pool, they should be watched very
carefully by grown-ups. An older child can't take over this task! This is called
"active" protection, and is your own responsibility (even if there is
supervision near the swimming pool, one supervisor can't possibly keep an eye on
all children at the same time).
Our reception has for you the brochure "Piscines et autres points d'eau",
which reminds us of the danger of drowning, escpecially for very small
children.
In short, freely translated from the French language by myself, some of the
points made in the brochure:
- Never leave a child alone near the water, don't stop watching it.
- Even in a low level of water a child can drown within three minutes!
- Give children that can't swim yet a life jacket or swimming
"wings".
- Make sure that you have safety equipment near your own pool and keep a
telephone at hand in case you need to call for help.
- Don't leave floating items in the swimming pool when you are not swimming
anymore.
- Give your children swimming lessons, and explain the dangers.
- Safeguard the area around your pool, make sure a child can't walk in when
it wanders off from its parents.
During the meeting of owners of villa's in our Parc we were reminded that the
swimming pools behind our château don't have formal supervision, swimming
is at your own risk, and it is the parent's responsibility to watch their
children.
Let's all of us make sure no awful accidents happen near our pools!
Safety
French regulation about swimming pools (including private ones) are very
strict.
Some highlights of the rules:
- If you own a house in France with a swimming pool, the new law requires
that it has a safety installation before 1 January 2006.
- If that house is rented out, the safety installation has to be in
place already (as from 1 May 2004).
- If you intend to get a swimming pool installed with your house in France,
you have to have the safety installation built-in immediately.
The fine for non-compliance is a minimum of 45.000 Euro.
More information (in Dutch) on the website of Isabelle
Flipse
You need a permit to stay more than three months in
France.
To apply for one you go to the Mairie, to get the form.
Highlighted on the form is indicated the required documentation. Everything must be in
French:
- A photocopy of the passport.
- Proof of health insurance: justificatif de couverture
sociale en cours de validité.
- Proof of living here: the last electricity or phone bill: justficatif
de domicile ;
- Three photo's, preferably black and white;
- Proof of income: justificatifs de ressources.
- "Type": retired, pensioner, disabled: Titre de retraite, de pension ou d’invalidité
About a week after handing over all our paper work
you receive a phone call from the Mairie: your permit is ready!!
 In
an article from the Thursday 220 June 2000 "La
Dépêche" was a summary of a report of the World Health Organisation, which
stated that France is the number one country for healthcare.
The Netherlands was only number seventeen!
We get similar reports from our permanent residents: they are very
happy with the local physicians and hospitals.
(by Bart Kuijer, December 2000)
In our set of documentation about the Parc, that we received when still
potential buyers, is a text called "Uw vaste lasten op jaarbasis" -
"Your yearly expenses", estimates for all costs incurred by owners of a villa.
Under the heading "Water en elektraverbruik" - "Water and
electricity" is one figure listed for the total of both. The costs of water are totally
charged to the Parc in one go, divided between the owners later on. The French electricity
company EDF/GDF charges the costs per villa. There are bills every two months, based on
estimates or the real figures as taken form the meters (twice a year). I have checked what
I paid in the period 14 October 1999 to 13 October 2000, exactly one year. My wife and I
used electricity for an average of 567 FF. per month, that's 90 Euro. For
others this can vary, depending on:
- the villa type: Campagne, Gers or Barbet (ours is a Gers);
- use of air-conditioning (we don't);
- usage of the villa (as permanent residents we are here most
of the year, other villas are mainly used in the summer season);
- switching off of boiler, fridge and heating when the villa is
not used;
- the amount of hot water required (larger families might need
more than the two of us)
All together we are quite content with these
figure, compared to what we used to spend in the Netherlands (where we also used
gas).
(addition, September 2001)
I know we are not the average users, some have an
air-conditioning systems, others bath less (!), but now I am quite surprised about my latest bill! Why?
Well, usually the charge is more or less 760 FF., the last bill suddenly asks for 11.910,41
FF., for the period from 16 June 2001 to 16 August 2001. Turning the page over over I
read "compteur 139" where it always said "compteur 600". I heard more
complaints about the latest bill, but unfortunately the amount on my bill is the highest
of all. Perhaps you should check yours as well.
Several owners asked how to prepare their villa for the winter (when they wouldn't be
there). Here are some tips:
- Close of the main water point, empty all
taps.
- Switch off the boiler with the big switch
with the boiler picture on it (don't use the little switch with A, 0 and 1!).
- Switch off the small electric heaters
- Floor heating: set to 2.
- Leave all inside doors open for ventilation.
- Defrost the fridge and freezer, switch off
with the switch in the fridge, leave both doors open
By the way, the same tips apply to save on energy use in all periods the
villa is not used: boiler, fridge and small electric heater can consume a lot of
energy, without any pay-back.
Are you planning a visit in winter? Ask reception to start your heating at
least one day before your planned arrival: the floor heating takes some time
to get your villa back to a pleasant temperature.
We encourage new owners, if they want to rent
out their villa when they don't use it themselves, to become a
member of the Rental Club. You can get more information or register via reception, Arthur
Weber and Thijs Snoeijs.
Something important: every owner is free to make rental
deals themselves. But, otherwise, the only organisation entitled to do this on behalf of
the owners is the Vereniging van Verhuurders (Rental Club). We put in a lot of effort to
make this a success.
If you are considering to coming to live in Lombez permanently you will be interested in the website http://europa.eu.int/youreurope/nav/en/citizens/home.html
Here you find information about taxes, income from rental
activities, importing cars, and much more.
Any idea what it means when buying a house 'en viager' in France? And how
to play a party of bridge with French people? And what is the origin of the
word Pétanque?
There is more like that. Aart Nibel gave me the Internet address of
an interesting site: http://infofrankrijk.com
The site is in the Dutch language, created by the Dutchman Wim Bavelaar, who
lives in France. The site is full of useful information. A selection:
-
Old houses and unpleasant little animals
-
Tax reduction in France for large maintenance work on the house
-
French taxes
-
Taxes and real estate in France
-
Property tax
-
Old age pension
-
Local taxes
-
Taxes for profit when selling real estate, the Plus-Value
-
Playing bridge in France
-
Inheritance, gifts, last wills
-
Mortgages
Via the site you can also subscribe to an email service. That might
generate a fair amount of incoming mail, but isn't that why Windows has the
Trash Can?
by Miep Keijzer
Please don't forget that all owners, who live
in Lombez (semi-) permanently or who sometimes rent out their villa have to declare their
income to the French authorities, even if the amount of (French) income is so low that no
taxes are due. For simple declarations (e.g. a few weeks of rent) it is not very difficult
to fill out the forms. But, for a good start I advice everybody to ask the assistance of
an expert for the first time. Several of the owners of villa in our Parc have had this
service from Xavier Navarro. Xavier lives near the Parc, speaks several languages
(including French and Dutch). I myself thought his service was OK, but rather
expensive and mostly done rather late. But, if you ask for his services you can agree that
kind of details beforehand, and starting this year his tariffs for simple cases have gone
down.
Recently I received my "verdict" over my 2000 (rental) income.
It wasn't too costly: of the total income amount 70 percent was deducted, the rest taxed
at the minimum rate (25 percent). To be paid within two months, or send proof of poverty!
I receive my forms and declarations from this office:
C.D.I.
NON RESISENTS PARIS
S.A. 7EME SECTEUR
9 RUE D UZES
Paris Cedex 02
France
The forms come with an extensive how-to guide, with one small problem:
totally in French.
For the tax year 2000 I completed two forms:
1.
Declaration Des Revenues 2000
This doesn't need much data (from the second time onwards most of it is
pre-printed by the tax office)
first page:
- Name
- address (my home address in the Netherlands)
- date of birth
- place of birth
- status (e.g. married, single)
- signature
on the next pages, where requested:
In section C - revenus industriel et commerciaux non
professionnels, in Revenus Imposables, box NO:
- the amount of the income.
- in the text box Autres renseignements:
NB Il s'agit de la déclararation des revenues louer en meublé non
professionnel par un non résident pour un immeble possédé au No xxx
(villa number) Château de Barbet, 32 Lombez (Gers)
2. Formulier 2042 PK (white)
- Nom. prénom (name, first name),
- Nature
de l'activité: louer en meublé non professionnel
- Adresse
complète d'exploitation: xxx Château de Barbet 32 Lombez>
- My own home address in the Netherlands
- Amount (1)
- Date and signature
Note: When the income is getting higher you can also ask for a fixed-amount
(forfait) declaration. I don't know yet how to do that. I may need some help
from a colleague with a better understanding of French to help me through the
forms to do that.
If you have other experiences or tips about tax declaration I would like to get them
for publication on this page.
Miep Keijzer
French income tax (continued)
Last week I received the tax claims for my income in France (from renting out
my villa) in the calendar year 2001. Despite the fact that the income was rather
higher than in 2000 I only had to pay a modest amount:
This is how is was calculated:
| Gross income |
6041 Euro |
| Minus (abattement) 70 percent |
4229 Euro |
| Net taxable |
1812 Euro |
| Tax 25 percent of 1812 Euro |
453 Euro |
| Discount 5 percent |
23 Euro |
| To be paid |
430 Euro |
Which is 7 percent of the gross amount. A low cost for a clear conscience!.
Miep Keijzer
French income tax - continued
This is some extra information on the same topic..
Tax: easier we can't make it…
I was reminded of the slogan of the Durch tax office when I found this on the
Internet; a program to calculate the income tax due for people living in France
and / or having property in France or working in France.
I agree, easier isn't possible, especially if you have no problem with the
French language. Which leads to: is there anybody who can help us with
the translation into Dutch and / or English?
The web address is http://www.impots.gouv.fr/portal/dgi
You can't download the program, so you might incur quite some telephone
costs while working with it. You can save on that by first printing the form
and going offline for collecting all the data you need, then go back
online to use the program again.
Bart Kuijer
The French inheritance laws are also of importance for non-French citizens
with property in France, because the French law will apply for that property.
Le Monde of 8 April 2002
devotes an appendix to the changes in the French inheritance laws The changes
will take effect from 1 July 2002 and increases the inheritance rights of the
spouse (male or female) whose partner dies. At the same time the rules have
been improved for people living together without being married. With these
changes the French laws will get closer to those of the other European
countries.
Until the change, the French law gives brothers and sisters automatically a
share in the inheritance. Before 1957 even cousins had a priority over the
spouse.
But, after 1 July, if there are no children or parents of the deceased
alive anymore, the spouse will inherit the whole estate. Brothers, sisters and
cousins are excluded. However, an exception is made for family property.
The table gives an overview of the rights of the spouse of the
deceased.
Situation
|
Before the change
|
After the change
|
| Children from the marriage |
1/4 of the inheritance of the deceased in
usufruct |
¼ of the inheritance in full property or
the total in usufruct |
| Kinderen from a previous marriage |
¼ of the inheritance of the deceased
in usufruct |
¼ of the inheritance in full property |
| No children, parents |
½ of the inheritance of the deceased
in usufruct (1) |
½ of the inheritance in full property (2) |
| No children, no parents, siblings |
½ of the inheritance of the deceased
in usufruct |
The whole inheritance in full property (except
half of the family property) |
(1) Half of the inheritance in full property if only one parent is alive.
(2) ¾ of the inheritance in full property if only one parent is alive.
There are more possibilities to improve the financial situation of the
surviving spouse: by writing a will, the buying of a life insurance or by
arranging a ‘Donation entre
epoux’ (donation between spouses). What best to choose depends on your
wishes, your own circumstances and your budget.
The cheapest option is to write, by hand, your own will. You can,
via the notary, get this entered in the central registry, The costs are Euro
9.30.
To get the notary to write the will for you you will pay approx.
Euro 228, depending on the complexity.
With a life insurance you can, at reduced cost, give an advantage to a
favorite person.
The third option is the donation between spouses. Two kinds: donation entre vifs (donation
while alive) and donation entre epoux (donation at death). In both
cases costs are involved, again depending on the complexity of your situation
and wishes.
This table shows the advantages possible for the surviving spouse
with a
donation entre epoux.
This is how the inheritance gets divided:
Other parties with a right in the inheritance
|
Legal right of the surviving spouse
|
Rights of the surviving spouse because of the donation
|
| One common child |
¼ in property or
total in usufruct
|
½ in property or
¼ in property and ¾ in usufruct
|
| Two common children |
¼ in property or
total in usufruct
|
1/3 in property or
¼ in property and ¾ in usufruct
|
| Three or more common children |
¼ in property or
total in usufruct
|
¼ in property or
¼ in property and ¾ in usufruct
|
| One child from a previous marriage or
natural |
¼ in property |
½ in property or
¼ in property and ¾ in usufruct or
total in usufruct
|
| Two children from a previous marriage or
natural* |
¼ in property |
1/3 in property or
¼ in property and ¾ in usufruct or
total in usufruct
|
| Three or more children from a previous
marriage or natural |
¼ in property |
¼ in property or
¼ in property and ¾ in usufruct or
total in usufruct
|
| Father and mother |
½ in property |
½ in property and ½ property without
usufruct |
| Father or mother |
¾ in property |
¾ in property and ¼ property without
usufruct |
|
Siblings or cousins
|
Total property (except half of family
property) |
Total inheritance without exception |
* Same rule if one of the children has both spouses for parents.
For more information you can also visit the web site of the French notaries: www.notaires.fr
This description is made at best effort, no right can be obtained from it.
Annemarie Mulder
French inheritance tax (more information)
As a supplement to the previous article Annmemarie gives us an example of a
'Donation entre Epoux' document (donation between spouses, in this example
from the wife to the husband).
The text is the French and Dutch version of the ‘Donation
entre epoux’ (donation of wife to husband). For a donation from husband to
wife there are small changes needed in the test.
You can ask your own legal advisor to draft a similar statement for your
own use.
These arrangements only apply to real estate (unmovables) in France. For
personal property (movables) to rules of the country of residence apply.
French text
|
Dutch text
|
Ce jour le [datum] ont comparu devant moi, Maître [naam], notaire, demeurant à
[woonplaats]
Madame [naam], [beroep], demeurant à [volledig adres],
née à [geboorteplaats], le [geboortedatum], [huwelijkse staat].
Laquel a, par ces présentes, fait
donation entre vifs, selon les lois Françaises, pour le cas où il lui
survivrait, et sous la condition qu’il n’existe au jour du décès du
donatrice aucune instance en séparation de corps ou de divorce, non plus
qu’aucune séparation de corps ou aucune divorce prononcé a son époux
monsieur [naam], [beroep], demeurant [volledig woonadres], né à [geboorteplaats],
le [geboortedatum], ici présente et qui accepte:
De l’universalité des biens et droits
mobiliers en France qui appartiendront au donatrice au jour de son décès
et composeront sa succession, de quelque nature et de quelque valeur
qu’ils soient et en quelque lieu qu’ils soient dûs ou situé en France sans
exceptions ni réserve.
Pour la donataire, audit cas de survie, faire et disposer desdits bien comme de chose lui appartenant en
pleine propriété et jouissance à compter du jour du décès du
donatrice.
En cas d’existence de descendants, où
ascendants avec réserve, la présente donation sera réduite à la quotité
disponible la plus large permise entre époux, en propriété et en usufruit
au jour du décès, en faisant état des rapports et des dons manuels.
En cas d’existence d’ascendants, la
présent d’ascendant, la présente donation comprendra la nue-propriété de
la réserve des ascendants.
Pour jouir de l’usufruit auquel elle
pourra avoir droit, la donataire sera dispensé de fournir caution, de
faire emploi et inventaire.
La donatrice stipule que toute vente
de la pleine propriété des bien grevés d’usufruit est interdite pendant la
durée d’exercice du droit d’usufruit sauf accord de l’usufruitier.
Les époux requièrent le notaire de ne
pas faire inscrire la présente dispositions sur le fichier central des
disposition de dernière volonté tenu par le Conseil Supérieur du Notariat
Français.
Après lecture à haute voix de ce qui
précède et en présence des témoins, j’ai moi, notaire, demandé au
donatrice si ce qui venait d’être lu correspondait à ses volontés, ce à
quoi la donatrice a répondu par l’affirmative en présence des témoins.
En tant que notaire je connais les
comparants et les témoins parties au présent acte, dont j’ai moi,
notaire,
vérifié l’identité sur la base des documents cités ci-avant et prévus à
cet effet.
Le présent acte, rédigé en minute, a
été passé à Amsterdam à la date telle que reprise en en-tête, en présence
de Maître [naam eerste getuige], [functie], demeurant à [woonplaats] et
Maître [naam tweede getuige], [functie] demeurant à [woonplaats] en
qualité de témoins.
Après un compte rendu succinct et une
explication de la teneur du présent acte aux personnes présentes, les
comparants, les témoins et moi-même, notaire, avons signé le présent acte
immédiatement après la lecture exhaustive à haute voix.
(Signé) [naam donatrice], [naam notaris], [naam
eerste getuige], [naam tweede getuige].
COPIE COLLATIONEE
|
Heden [datum] zijn verschenen voor mij, mr. [naam],
notaris kantoorhoudende te [woonplaats]:
Mevrouw [naam], [beroep], woonachtig te [volledig
adres], geboren te [geboorteplaats], op [geboortedatum], [huwelijkse staat].
Die bij onderhavige akte een gift tussen levenden
doet naar Frans recht, voor het geval hij haar zou overleven en op
voorwaarde dat er ten tijde van het overlijden van donatrice geen enkele
vorm van scheiding van tafel en bed of echtscheiding bestaat, noch enige
scheiding van tafel en bed of echtscheiding is uitgesproken, aan haar
echtgenoot [naam], [beroep], woonachtig te [volledig woonadres], geboren
te [geboorteplaats], op [geboortedatum], hier aanwezig en die aanvaardt:
Uit het totaal van roerende zaken en rechten in
Frankrijk die aan donatrice toebehoren op de dag van haar overlijden en
haar nalatenschap vormen, ongeacht van welke aard en waarde en ongeacht
waar in Frankrijk deze gelegen of verschuldigd zijn, zonder enige
uitzondering of voorbehoud.
Aan begiftigde, om in voornoemd geval van overleven
vrijelijk over genoemd, hem in volledig eigendom en gebruik toebehorend,
goed te kunnen beschikken, te rekenen vanaf de dag van overlijden van
donatrice.
In het geval er sprake is van nageslacht, of
bloedverwanten in opgaande lijn met een erfdeel, zal onderhavige gift
worden verminderd met het grootst toegestane en beschikbare deel tussen
echtgenoten, in eigendom en in vruchtgebruik op de dag van overlijden, en
onder vermelding van inbreng en persoonlijke schenkingen.
In het geval er sprake is bloedverwanten in opgaande
lijn zal de gift bestaan uit het bloot eigendom van het erfdeel van de
bloedverwanten in opgaande lijn.
Voor het genot van het vruchtgebruik waarop
begiftigde recht zal hebben, zal begiftigde vrijgesteld zijn van het
voorzien van een borg, ervan gebruik te maken en een inventaris op te
maken.
Donatrice bepaalt dat verkoop van het volledig
eigendom van het goed dat is bezwaard met vruchtgebruik gedurende de
looptijd van het uitoefenen van het recht van vruchtgebruik slechts is
toegestaan met toestemming van de vruchtgebruiker.
De echtgenoten verzoeken de notaris genoemde
beschikkingen niet te doen inschrijven in het centrale bestand van
wilsbeschikkingen dat wordt gehouden door de Conseil Supérieur du Notariat
Français [Hoge Raad van het Franse Notariaat].
Na het voorgaande in aanwezigheid van getuigen te
hebben voorgelezen, heb ik, notaris, aan donatrice gevraagd of hetgeen dat
zojuist is voorgelezen overeenstemt met haar wil, waarop donatrice
bevestigend heeft geantwoord in aanwezigheid van getuigen.
In de hoedanigheid van notaris zijn de comparanten en
de bij deze akte aanwezige getuigen mij bekend, waarvan ik, notaris, de
identiteit heb gecontroleerd op basis van voornoemde en hiertoe bedoelde
documenten.
Deze akte, opgesteld in minuut, is gepasseerd te
Amsterdam op bovenvermelde datum, in aanwezigheid van mr. [naam eerste
getuige], [functie], woonachtig te [woonplaats] en mr. [naam tweede
getuige], [functie] woonachtig te [woonplaats] als getuigen.
Na een beknopte verklaring en een uitleg van de
strekking van deze akte aan de aanwezigen, hebben comparanten, getuigen en
ik, notaris, deze akte direct na volledige voorlezing ondertekend.
(Getekend) [naam donatrice], [naam notaris], [naam
eerste getuige], [naam tweede getuige].
VOLLEDIG AFSCHRIFT |
Annemarie
Mulder
French property law - Plus value
The plus value is a tax according to the French tax rules, it has to
be paid when an existing real estate is sold. An exception is the sale of the
property by the builder (newly built).
For a second home the tax is higher than for a first home, and even higher
when the owner is not a French citizen: 33 percent.
How is this tax calculated?
For everybody the limit is 22 years, after 22 years of ownership no tax has
to be paid. As an example, suppose a non-French citicen has bought a second
house (maison secondaire) in 1998. If he/she sells the house within 2
years the tax is 33 percent of the difference between the selling and the
buying price of the property (the plus value).
For each subsequent year a deduction of 5 percent is made from the profit,
before the 33 percent tax is calculated. 20 years times 5 percent is 100
percent, and then the house can be sold without tax over the profit. .
Annemarie Mulder
What to do if somebody dies
in France?
If somebody dies in France (or elsewhere), this will need to be certified
by a local physician, He will draft a death certificate.
If it is the wish of the deceased to be buried in his / her home country,
the relatives need to notify your insurance company. They will need to know
all details, name, address, place of death, reason of death, type of
insurance, etc. If the insurance covers the costs of transporting the deceased
the insurance company can arrange that, and handle all complicated
administration involved. If the relatives need to do anything themselves, the
insurance company will help them with it. Without proper insurance the
relatives will have to sort out all these things for themselves.
Annemarie Mulder
Inappropriate use of the Carte Bancaire
Both the Figaro and the Dutch papers have reported that criminals mis-use
the details of the Card Bancaire. It is true, according to my experiences.
In March my bank statement showed an entry for a payment to SFR in Paris,
which I couldn't explain, and because I keep all receipts I could
check it out, and it wasn't right. So I have sent a FAX to Credit Agricole in Samatan,
adding that I wasn't in France that day at all. In April a similar amount
was taken: that day I was in Lombez, but the entry was for a gas station in
Bossost in the Pyrenees. Another FAX to CA Samatan. During my previous visit
to Lombez I went to the CA office in Samatan. The madame that helped me
refused to talk in any other language than French, and was sure it was all
my own fault. Another, more helpful bank employee managed to convince her,
based on my agenda, that I hadn't been near Paris those days. After some
phone consultation with another department my card got demolished and I
would get a new one in a few weeks time. I have already received a new PIN
code by mail, I expect the card is waiting for me in Samatan. The two wrong
entries have been corrected.
Conclusion - this is mis-use, with small amounts, repeated monthly, easy to
overlook between all other entries. My advice: do check all statements, keep
all receipts. If something is wrong: report it immediately by letter or FAX.
Even if you have insurance for this kind of problems via the Sesame
subscription, it is important to be able to prove where you were on the day
your card was used.
Arthur Weber
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