La periode d'occupation dans la location-accession a la propriete immobiliere (recherche en vue d'une eventuelle reforme de la loi no 84-595 du 12 juillet 1984)
Institution:
Paris 12Disciplines:
Directors:
Abstract EN:
A mixture of the unilateral promise to sell and the lease, the ownerhip-rental contract, as defined in act no 84-595 of july 12th, 1984, is designed to allow people with no capital to purchase property. A study of the occupation period and the lapse of time during which the purchaser, benefitting from the option, assembles the condition for transfer of ovnership while possessing the property, indicates that the law does not ensure a real balance between the rights and obligations of the contracting parties. Moreover, the economic balance of the contract and, consequently that of the operation, is difficult to achieve through application of the legislative conditions and the associated texts. In effect, what the purchaser obtains in return for the option granted by the seller is purely symbolic. In matters of property administration, it is necessary for the purchaser to be comparable to a joint-owner as from the time of contract signature. But the limite laid down by law are prejudicial to good management of the property. In addition, the distribution of maintenance and repair charges is totally unrelated to the financial aspect or the object of the contract. The financial aspet of the contract implies that the payment made by the purchaser constitutes the reimbursement of capital which financed the property, payment of the interest on the funds loaned as such and the management fees for the occupation period. Depending on the financial arrangement, payment of the price may be divided and deferred or staggered and deferred. Any price adjustment seems irrelevent. On the other hand, the payment nay vary according to the rates determined by the parties and should be constant or variable.
Abstract FR:
- enchevetrement de la promesse unilaterale de vente et du bail, le contrat de location-accession, tel qu'il est defini par la loi no 84-595 du 12 juillet 1984, est destine a permettre l'accession a la propriete aux personnes ne disposant pas de fonds propres. - l'etude de la periode d'occupation, laps de temps pendant lequel l'accedant, beneficiaire de l'option, reunit les conditions du transfert de propriete, tout en ayant la jouissance de l'immeuble, revele que la loi n'assure pas de veritable equilibre entre les droits et obligations des contractants. De meme l'equilibre economique du contrat, et, partant, celui de l'operation est tres difficilement realisable en application des dispositions legislatives et des textes les completant. - en effet la contrepartie de l'option conferee par le vendeur est purement symbolique. En matiere d'administration de l'immeuble, l'assimilation de l'accedant a un coproprietaire, des la signature de contrat, est necessaire, mais les limites imposees par la loi sont prejudiciables a une bonne gestion de l'immeuble ; de meme la repartition de charges d'entretien et de reaparation ignore la nature financiere ainsi que l'objet du contrat. - la nature financiere du contrat implique que la redevance versee par l'accedant constitue le remboursement des capitaux ayant finance l'immeuble, le paiement des interets des fonds ainsi pretes et des frais de gestion de la periode d'occupation