Posts in "Real Estate Law"

Things You Need to Know About Buying a Listed Property

When you buy a listed building, you are taking on its preservation responsibilities. Buyers should be aware of the possibility of later remodeling or refurbishment work. Discover what historic building owners need to know.

Buildings from bygone eras serve as memorials to historical events, artistic achievements, or social and technological achievements. The cantons in Switzerland have the discretion to record these buildings on inventory lists and to place them under monument protection. Depending on the monument, the canton determines how much protection is needed and assesses or encourages structural measures.

Renovations must take monument preservation into account

If a building is to maintain its historical character, renovations must be approved by the cantonal monument preservation office. To find out if a property is subject to monument protection, speak to the vendor or municipality before purchase.

Protection levels

The Monument Preservation Office or municipal administration of each canton maintains a list of building inventory in each municipality. Renovating property owners can submit evidence in support of the inclusion of their building in the building inventory.

Buildings at least 30 years old can be considered for protection or preservation in the building inventory. Generally, all cantonal properties deserve protection. A “listed” building refers to one that has been entered into the land register by contract or by a resolution of a cantonal council. All renovation work on these buildings must also be notified to the cantonal monument preservation office.

Conditions imposed by the cantonal monument preservation office can be difficult to predict. Any modification of the building’s structure can be prohibited by the office, for example. A specialist office might not permit the inside walls to be painted if the facade is protected.

Renovation planning

  • As part of your planning process, contact the cantonal monument preservation office. Consultations are free and will give you an idea of which modifications are compatible with monument protection, and which are unlikely to be approved. Financial support is also available.
  • Talk to an architect who has experience with monument preservation. He will prepare the documents for filing the building application.
  • Upon submitting the building application to your municipality, it will be examined and forwarded to the cantonal monument preservation office for review.
  • Work on the renovation project can begin once the building permit is granted.
  • Afterward, the municipality approves the construction project.

Specialists should estimate renovation costs

When restoring hardwood floors in a historical building, costs can exceed expectations. It is advisable to choose a financing solution that offers flexible repayment rates since it is difficult to predict the progress of a renovation. In some cases, an insulation layer should be placed under the floorboards, which means that the floorboards should be removed and reinstalled correctly.

Listed building owners are eligible for subsidies

In addition to preserving value, subsidies apply to the improvement of that value. Unless you receive a monument preservation subsidy, work done to preserve the value of the property is tax-deductible. If you are interested in financial assistance, you must contact the cantonal specialist office.

History can be a fascinating experience, but not everyone enjoys living in a historical building

Making compromises is part of living in a historical building. A complete conversion cannot be accomplished legally if you are interested in the property. But think about it: Would you fit the latest gadgets into a vintage car, or would you restore it to its original condition and take great care of it?

How to Buy a Home Together? Joint Mortgages and Home Ownership in Switzerland

For many married couples, purchasing a home is a very significant topic. When applying for a mortgage, what should you keep in mind? Can you cohabit? Here are some suggestions for married couples purchasing a home.

Calculation of the affordability of buying a home

Generally, mortgage lenders do not make a distinction between married and unmarried borrowers. Especially in the cases of newlywed couples, the affordability of the wedding is an imperative consideration. If one of the partners will receive a lower or no salary shortly due to family planning, the mortgage framework could be lowered.

A retired couple may also face affordability issues. As a result, spouses receive a pension that is only 150 percent of the pension that a single person would receive. In other words, pension income is usually insufficient to support. The “marriage penalty” has a negative effect in the affordability calculation. The tax burden on two gainfully employed individuals after getting married is often higher than when they lived together as single people.

Mortgage obligations are shared by married couples

In most cases, married couples need to sign their mortgage contract together. Hence, each spouse is responsible for paying mortgage interest and amortization costs with assets and income. The property is usually financed by both partners, but this is not unusual. The reason for this is that real estate is currently very expensive.

Make sure the property type you choose is suitable

Couples buying real estate can choose from the following forms of ownership:

  • Sole ownership: A single party owns the property
  • Common ownership: Both parties own the property
  • Joint ownership: Each party owns the property based on the amount they contributed financially

How does a divorce affect the mortgage?

The mortgage can be continued in the event of separation in several ways.

  • Selling the property or terminating the mortgage: Mortgages can be terminated before the end of their contractual terms. Banks are entitled to compensation in this case, called early repayment penalties. The amount of compensation will vary depending on how long the remaining term is.
  • Continuing as-is: Despite only living on one side of the property, the mortgage remains in its original form.
  • One of the partners takes over the mortgage: The sole owner of the property can be one of the partners if one can afford the mortgage alone. The bank must, however, make a positive credit decision to make this possible.
  • Mortgage transfer to a new property:  A new property can be acquired after the first property is sold. If the first property has a loan, it can be transferred to the second property.  

Be careful when choosing joint mortgages

To find the most suitable mortgage, you need to conduct extensive research. Mortgages are usually long-term investments. The most effective approach is to look at various mortgage models and interest-rate scenarios, weighing all their advantages and disadvantages. By doing so, you will be able to determine what’s most relevant to you in a mortgage.

Subletting Flats On Online Platforms Is Easier With the New Tenancy Regulations!

The landlord’s permission is required for a tenant to sublease his or her apartment. When it comes to internet booking sites like Airbnb, this criteria doesn’t work: To avoid losing potential visitors, the tenant must react to the booking request within a reasonable time, often within 24 hours. There is a risk that a prospective visitor would look elsewhere if the renter delays sending the booking confirmation. To investigate a tenant’s request for rent, a landlord may follow the normal timetable of two to four weeks. As a result, many tenants do not bother to get the landlord’s permission before subleasing their property.

The Federal Council intends to address this issue by introducing a new section to the Rental and Letting of Residential and Commercial Property Ordinance (VMWG). The renter may now seek the landlord for permission to lease a unit in line with Art. 262 of the Swiss Code of Obligations.

The landlord’s general approval of the sublet

Landlord’s general approval for subletting a flat means that the tenant’s former duty to acquire the landlord’s permission for each apartment leased is no longer necessary. In its substitute, the landlord’s general consent has been established.

The tenant requires an application for landlords to be informed of sublet requirements, including the maximum rent, the maximum number of inhabitants, and the maximum number of buildings impacted.

As long as the tenant complies with his or her obligation to notify the landlord, the landlord may only deny general consent to a sublease if the circumstances of the sublet are abusive or the landlord suffers substantial disadvantages due to the sublet. As a result, “multiple short-term sublets” are de facto a basic right of the tenant.

The Landlord’s Reasons for Refusal Haven’t Changed

Swiss Code of Obligations Article 262 Par. 2 is untouched under the new tenancy law regulations grounds for refusal remain unaffected. Any future sublettings will be illegal under the law if the landlord refuses or revokes his or her approval to sublet because of the tenant’s abusive sublet terms or because the landlord suffers severe disadvantages.

If the tenant demands a much higher subletting rate than the principal rental contract, which isn’t justified by the tenant’s expenses, these subletting circumstances are called abusive.

If there is a large churn of subtenants, the landlord faces a significant loss in value because of the increased wear and tear on the apartment. The Zürich Rental Court concluded in a recent case involving a renter who utilized a flat two or three days a week and rented it for up to six persons at a time for a longer amount of time.

A Subleasing Agreement Cancellation Without the Landlord’s Permission

When a tenant sublets their apartment without the landlord’s permission, the landlord has the right to terminate the rental agreement unusually. According to the Swiss Federal Supreme Court, if a tenant fails to get the landlord’s authorization to sublease before moving out, a legal termination is already warranted. By failing to comply with a landlord’s request in writing, tenants may be subject to an unusual termination of their renting agreement.

Conclusion

As a result of the Federal Council’s planned inclusion of Art. 8a (new), tenants will be able to obtain a landlord’s general authorization for subletting simpler.

A landlord’s permission is required for each sublet until the new VMWG section 8a (new) has taken effect in January 2019, unless the landlord has given his or her general agreement. The contract might be suddenly terminated when a tenant sublets their apartment without the landlord’s permission.

Landlords may still refuse to allow a sublease if the circumstances are harsh or if the landlord suffers substantial disadvantages, even if the tenancy law restrictions have been updated.

Swiss Tenancy Law: What You Should Know

Before entering into a rental agreement, there are a few things you should have in mind. Stay on this page to learn more.

What is the procedure for renting an apartment in Switzerland?

Basically, renting an apartment involves paperwork. First comes the filling of an application. You will be asked to provide your personal information such as your age, marital status, profession, employment info, salary, residency status, and so on.

You will also be asked to provide a document that proves your credit eligibility from the debt collection register officially known in Switzerland as the “Betreibungsregister”. You can apply for this document online or from the local credit agency.

If your landlord is satisfied with the provided information, next comes the signing of the rental agreement.

By putting your signature on paper, you agree to the terms and conditions pursuant to the agreement. So you want to make sure to read carefully and completely understand the entire agreement. 

Oftentimes, the landlord will hire an agency to prepare all the necessary paperwork.

Security deposit

Most landlords will ask you to put a certain amount of money in advance as a security deposit. According to Swiss Law, the deposit can be as high as a three months’ rent and has to be paid into a bank account in the tenant’s name, specifically arranged for the purpose. This deposit serves the purpose of security for the Landlord. Should the tenant fail to pay the rent on time or causes damage to the landlord’s property, the tenant can request compensation from the security deposit. Otherwise, once the tenant moves out, the security deposit is returned to the tenant.

Rent reduction

Article 270 of the Swiss Code of Obligations, indicates the right of the tenant to challenge the initial amount of rent before an arbitration authority, and request to be reduced. However, certain criteria will have to be met.

  • The rent from previous rental agreements for the property is significantly lower;
  • The tenant is compelled to enter into the rental agreement on account of personal hardships;
  • The challenge has to be initiated within 30 days from concluding the rental agreement or taking over the rental property;

Demand remedies  

According to Swiss Las, there are three levels of deficiency: mild, moderate, and severe. In cases of moderate and severe deficiencies, the tenants have the right to request from the landlord to remedy the defects. In the case where property defects cause damage or in some way impact the tenant, the tenant will also have the right to request compensation or to reduce the rent. If the defects are severe to a level that make the property unusable, due to no fault of the tenant, the tenant has the right to request termination of the rental agreement without notice.

For mild defects, the responsibility for remedies falls on the tenant. An example of a mild defect would be a broken lightbulb, a loose screw on a doorknob, etc.

Termination of rental agreements

Both parties to the rental agreement have the right to request termination. Request for termination has to be done in writing and delivered via registered mail. If the tenant is married and lives with the spouse, the letter of notice has to be signed by both spouses. Otherwise, the request for termination shall be considered invalid. If the tenant requests termination of the rental agreement prior to the date stated in the agreement, they can recommend another tenant to take over the property. In such a case, the landlord is obliged to vet recommended tenant within a month’s period and confirm or deny such a request. If the recommended tenant does not meet the required criteria, the current tenant will have to continue with the payments of rent until the termination date of the agreement.

The landlord also has the right to request termination of the agreement. Especially in cases where the tenant falls short with monthly rent payments or causes damage to the rented property. In any case, the notice has to be done in writing using an official termination form. If the tenant does not agree with the termination request, the landlord can file an appeal to an arbitration authority within a 30 days notice.

Immobilier en Suisse : comment fonctionne le registre foncier suisse ?

Comme une horloge antique suisse, le registre foncier en Suisse est un système complexe et détaillé. Bien qu’il comporte de nombreuses pièces, il fonctionne comme sur des roulettes. Comprendre comment tout s’emboîte est crucial pour faire avancer votre achat immobilier sans être ralenti.

Le système cadastral est l’un des aspects les plus importants du registre foncier suisse que vous devez connaître. Il s’agit d’une méthode d’arpentage historique utilisée en Suisse depuis de nombreuses années. Vous pouvez le trouver déroutant au début, mais il deviendra plus clair une fois que vous aurez compris son fonctionnement.

Le système est précis, permettant aux propriétaires de déterminer rapidement à qui appartient une propriété, ses limites précises et les lois et réglementations qui s’y appliquent.

Cet article passera en revue le Registre foncier suisse en démêlant ses strates et en le présentant sans détour. Notre objectif est de répondre à toutes vos questions afin de bien comprendre le processus.

Comment fonctionne le registre foncier suisse ?

En Suisse, chaque parcelle de terrain est inscrite au registre foncier suisse.

Il a été créé pour que tous les terrains et les droits légaux des propriétaires puissent être vus de manière transparente et garantir la transparence totale du marché immobilier.

Essentiellement, chaque centimètre carré de terrain suisse a été arpenté et enregistré dans le registre foncier suisse. Chaque parcelle est attribuée à un propriétaire et a une limite clairement définie.

La Suisse est unique car elle a été l’un des premiers pays à mettre en place un tel système. Dès 2014, les premiers enregistrements ont été mis en ligne.

Le système cadastral : à quoi ça sert ?

En Suisse, le système cadastral morcelle tous les terrains et veille à ce qu’ils soient cartographiés et enregistrés. Les routes et les espaces publics, par exemple, sont enregistrés comme appartenant à des organismes fédéraux, cantonaux ou communaux. Des entreprises privées, des coopératives ou des particuliers sont propriétaires de parcelles de terrain.

Une parcelle de terrain a un titre de propriété foncière spécifique inscrit au cadastre public. Les parcelles de terrain se voient attribuer un numéro unique et toutes les informations sur cette parcelle sont associées à ce numéro.

Les géomètres cadastraux collectent des données très précises basées sur les hauteurs et les coordonnées dans le cadre de la mensuration nationale suisse. Pour toutes les enquêtes foncières en Suisse, il existe des points de contrôle qui servent de références, assurant la cohérence des relevés.

La légendaire précision suisse est appliquée à tout ce qui concerne la cartographie et l’arpentage.

Il est important de le savoir car les propriétaires immobiliers suisses ne peuvent pas simplement faire ce qu’ils veulent avec leurs propriétés. En tant que propriétaire immobilier suisse, vous devez respecter des conditions et des restrictions spécifiques, telles que des zones à bâtir qui précisent ce qui peut être fait avec le terrain.

De plus, vous devez être conscient des sites protégés, des problèmes de protection des eaux souterraines, des plans d’aménagement qui limitent la conception des bâtiments, etc. La précision de ce système séduit les propriétaires fonciers car il élimine la confusion et l’ambiguïté.

Pourquoi le système cadastral existe-t-il ?

Le Registre foncier suisse a deux objectifs principaux :

· Enregistrement de la propriété foncière.

· Affichage d’informations sur les propriétés et leurs propriétaires.

Essentiellement, le système vise à protéger la propriété foncière. Les données géométriques recueillies lors d’une enquête ne laissent aucune place à l’erreur. En rendant ces informations publiques, chaque parcelle de terrain en Suisse peut être facilement comprise et légalement appliquée.

Cependant, le système suisse de mensuration cadastrale n’est pas seulement utilisé pour déterminer les limites des terres et identifier les propriétaires. Il existe de nombreuses autres utilisations, à la fois privées et professionnelles.

Quelle est l’évolution du cadastre ?

Des cadastres étaient déjà établis en Suisse avant le christianisme pour percevoir des impôts sur la propriété foncière. Le milieu du XVIIe siècle a également vu le développement de plusieurs plans à grande échelle pour le calcul des dîmes et des paiements.

Au début du XIXe siècle, la Suisse a introduit son système cadastral sous l’influence de Napoléon. Depuis 1912, le Registre foncier fédéral suisse enregistre toutes les informations officielles sur la propriété foncière dans tout le pays.

Auparavant, quelques enquêtes avaient été menées dans les cantons, mais elles étaient souvent désordonnées et isolées. L’arpentage est devenu légalement officiel en 1919 après l’introduction d’instructions essentielles pour améliorer la méthode d’arpentage.

Les méthodes d’arpentage se sont améliorées depuis pour devenir de plus en plus précises. Les nouvelles technologies sont intégrées au système au fur et à mesure de leur apparition. En 1993, une nouvelle législation a été adoptée qui a défini le format numérique de la mensuration cadastrale.

L’arpentage étant désormais numérique, il peut également servir de base aux systèmes d’information foncière. À mesure que la technologie progresse, la qualité des données collectées s’améliore et les objectifs pour lesquels elles peuvent être utilisées augmentent. Dans le monde d’aujourd’hui, les documents sont facilement accessibles en ligne après seulement quelques clics.

Le système cadastral : comment ça marche ?

La Suisse est divisée en 26 cantons différents.

Le gouvernement est responsable du système cadastral suisse, les cantons eux-mêmes sont responsables de la gestion opérationnelle et la majorité de l’arpentage proprement dit est effectuée par des entreprises privées.

Voici un aperçu du fonctionnement du système à trois niveaux différents :

1.    Fédéral (environ 15 employés)

De quoi est responsable la Direction fédérale de la mensuration cadastrale ? Il y a environ 15 employés au niveau fédéral qui sont responsables de la planification stratégique et de la supervision. Outre la surveillance des offices cantonaux de mensuration, ils définissent les exigences minimales en matière d’administration, de qualité des données et de processus.

2.    Niveau cantonal (Environ 210 employés)

La Suisse compte 26 cantons. Les offices de géomètre mettent en œuvre la mensuration cadastrale au niveau cantonal.

Alors que certains cantons ont leurs unités administratives chargées de l’arpentage, la plupart la sous-traitent à des entreprises privées d’arpentage. Ces offices traitent avec les entreprises privées de cadastre en tant qu’agents publics des cantons.

En mettant les informations à la disposition du public via le géoportail, les cantons reçoivent des informations des offices cadastraux privés.

3.    Niveau local (Environ 2 820 employés)

L’arpentage est effectué au niveau communal ou communal par des bureaux de mensuration privés, et le travail de ces bureaux représente environ 90% de l’ensemble de la mensuration cadastrale en Suisse. En Suisse, seuls les géomètres enregistrés sont autorisés à effectuer des relevés cadastraux.

Il existe un système établi par lequel le secteur privé est engagé pour des projets par le biais d’un processus d’appel d’offres. Au nom du gouvernement, les soumissions pour les projets sont sollicitées et les bureaux du secteur privé soumettent leurs propositions. De cette façon, les géomètres privés agissent en tant qu’agents pour le public, fournissant un service décentralisé.

Les bâtiments et les routes sont constamment construits en Suisse, de sorte que l’arpentage des terres est sans fin. En permanence, les géomètres cadastraux mesurent les modifications du paysage causées par l’activité humaine (comme la construction d’un nouveau bâtiment).

Le canton peut également mettre à jour périodiquement les cartes lorsque des changements naturels se produisent, par exemple lorsque le périmètre de la forêt change (ce qui coûte de l’argent au canton).

Pourquoi le système cadastral est-il organisé de cette manière ?

Pourquoi les entreprises privées d’arpentage soumissionnent-elles pour les projets municipaux? La mise en place du système de cette manière crée une concurrence pour les bureaux privés d’arpentage, ce qui est un avantage non négligeable.

Pour rester compétitifs, les prestataires du secteur privé doivent constamment améliorer leurs systèmes et apprendre de nouvelles technologies et de nouveaux processus.

Le système est également organisé de cette manière afin d’obtenir plus facilement des informations sur les restrictions de droit public liées à une parcelle de terrain donnée. Chaque canton est responsable de la publication de ses archives via le géoportail; le système permet donc un accès public aisé à toutes ces informations, accessibles à tout moment sous forme numérique.

Puis-je connaître la valeur et les avantages de l’arpentage cadastral ?

Pourquoi ce système est-il nécessaire ? Quels avantages apporte-t-il ? Il y en a beaucoup.

Les systèmes cadastraux n’ont été utilisés concernant le cadastre qu’au moment de leur création. Il a cependant évolué et a également profité à de nombreux autres domaines de la vie publique et privée suisse.

La sécurité juridique est l’un des principaux avantages de la mensuration cadastrale. Grâce à ces cartes très détaillées, il est parfaitement clair où se termine la propriété d’un propriétaire foncier et où commence une autre. L’identification de l’emplacement et des dimensions exactes de la parcelle dans le cadastre garantit qu’il n’y a pas de confusion ou de litige.

Le système cadastral profite également à l’économie nationale en fournissant des informations détaillées et fiables. En collectant des données géographiques, ces géomètres créent une carte précise du pays, y compris les terres agricoles, les lacs, les routes, les rivières, les voies ferrées, etc. Diverses initiatives peuvent utiliser ces informations, notamment la planification de la construction, les systèmes de navigation et les informations touristiques. Avec des données fiables et précises, les ingénieurs et les architectes peuvent préparer leurs plans.

Ce système est également bénéfique pour la croissance urbaine. Un plan d’aménagement est nécessaire lorsqu’une municipalité prévoit un développement, tel qu’un itinéraire de train ou de tramway, une solution de circulation, une application qui affiche des places de stationnement pour personnes handicapées ou un système de chauffage urbain. Pour ces innovations, le système cadastral fournit des données incroyablement précieuses.

Le système cadastral profite même aux agriculteurs. Le GNSS (Global Navigation Satellite System) peut être utilisé pour optimiser l’application de semences, d’engrais et de pesticides.

Dans le processus d’enregistrement et de documentation des limites de propriété à travers la Suisse, le système cadastral contribue à la prospérité de l’économie et au bien-être du pays.

Comment cela affecte-t-il les propriétaires fonciers suisses ?

Le système cadastral suisse assure la sécurité des propriétaires fonciers. En achetant une maison et en sollicitant un prêt hypothécaire en Suisse, vous vous assurez que votre prêt est garanti par des sûretés équivalentes. Toutes les cartes et les inscriptions au registre foncier seront juridiquement contraignantes.

Les achats de terrains en Suisse sont donc des investissements sûrs et vérifiés.

Par conséquent, s’il existe des réglementations ou des restrictions sur votre terrain, vous pouvez obtenir une réponse claire rapidement et facilement. Le portail Web affichera toutes les restrictions de droit public sur la propriété foncière sur une carte facile à comprendre et fournira un accès aux données géographiques.

Vous pouvez également imprimer un extrait statique de la carte au format PDF contenant toutes les restrictions applicables à un terrain particulier. Sauf stipulation contraire, ces documents PDF sont officiels et peuvent être notariés.

En quelques clics, vous pourrez vérifier si des restrictions de droit public s’appliquent à un terrain avant de l’acheter.

Comment puis-je inscrire une propriété au registre foncier suisse?

Les registres fonciers sont obligatoires pour chaque propriété en Suisse. Un contrat notarié de vente-achat doit l’accompagner. Suite à la signature d’un contrat de vente-achat, le Registre foncier suisse doit être notifié et le transfert de propriété doit être constaté après le transfert des fonds.

Une Grundbuchauszug typique (extrait du registre cadastral) : à quoi ça ressemble ?

Un extrait du registre foncier typique comprend le nom de la société ou du particulier qui est actuellement (à la date de sa délivrance) propriétaire du terrain. Une seule parcelle de terrain spécifique est associée à cette fiche détaillée, qui ne peut être ni modifiée ni complétée.

Questions & Réponses

1. Les étrangers ont-ils des restrictions sur les biens qu’ils peuvent acheter ?

La Suisse autorise les citoyens étrangers à acheter des biens immobiliers sous certaines conditions, comme le fait de vivre sur place pendant au moins 6 mois avant l’achat.

2. Comment fonctionne l’impôt foncier en Suisse ?

La Suisse impose les propriétaires étrangers à trois niveaux différents : le gouvernement fédéral, le canton et la commune.

Vous avez le choix entre deux possibilités : soit vous remplissez une déclaration d’impôt qui fait état de tous vos biens, quel que soit le pays où ils se trouvent, soit vous êtes imposé sur la valeur fiscale de votre propriété en Suisse. La plupart des gens choisissent cette dernière option.

L’impôt foncier est calculé sur la base du loyer théorique que vous pourriez tirer de votre bien. L’impôt foncier est calculé sur la base de la valeur fiscale du bien.

3. Y a-t-il des taxes sur la revente d’un bien immobilier ?

En tant qu’étranger, vous devrez payer un impôt sur la plus-value si vous revendez le bien en Suisse. Il s’agit d’une taxe basée sur la différence entre le prix de vente et le prix d’achat, y compris les rénovations, améliorations ou frais supplémentaires. Il est possible de déduire de cet impôt les commissions immobilières et autres frais.

Le taux d’imposition des plus-values diminue d’année en année. Vous paierez moins d’impôt sur la revente au fur et à mesure que vous posséderez votre propriété. Au cours de la première année, vous devrez payer 30 %. Néanmoins, vous ne paierez que 9 % si vous vendez après 10 ans et 1 % si vous vendez après 25 ans.

4. L’achat d’une propriété inclut-il d’autres frais ou coûts ?

L’achat d’une maison s’accompagne de quelques frais supplémentaires. Parmi eux, citons :

·        Les frais de notaire : Les frais de notaire suisses sont relativement peu coûteux par rapport à d’autres pays d’Europe. Les frais varient en fonction du canton, mais ils se situent généralement entre 2,5 et 5 % du prix d’achat.

·        Frais d’enregistrement des hypothèques : Les frais d’enregistrement des hypothèques varient d’un canton à l’autre, entre 0,6 % et 1,6 %. Si vous achetez une propriété en revente, vous pouvez éviter ces frais en reprenant l’acte hypothécaire existant.

Conclusion

Bien que le registre foncier suisse semble complexe au premier abord, il s’agit d’un système très agréable. Il comporte de nombreuses pièces mobiles qui fonctionnent ensemble de manière ingénieuse pour continuer à fonctionner. Il fournit des données précises, spécifiques et fiables parce que toutes les parties impliquées se sont engagées à atteindre l’excellence.

Cet exemple de précision suisse reflète l’adage “chaque chose à sa place”. Lorsque ce système est pleinement mis en œuvre, il n’y a aucune zone de forêt, de terre agricole, de route ou de complexe d’appartements qui ne soit pas clairement définie.

Grâce aux informations du registre disponibles en ligne et facilement accessibles, il est possible de rechercher n’importe quelle propriété et de savoir immédiatement qui en est le propriétaire, quelles sont les limites exactes, quelles sont les restrictions de droit public qui s’y appliquent et d’autres informations importantes.

Ces informations sont extrêmement précieuses dans le secteur de l’immobilier pour de nombreuses raisons, notamment la transparence du marché et les questions juridiques.

Different Types of Real Estate Contracts in Switzerland

There are many different types of purchasing contracts in the real estate industry you can choose from. Freehold and Leasehold are some of the options available according to Swiss law.

Freehold is a type of contract used to buy property wholly and completely, meaning the property buyer also gets the land. This way you get full rights to the land which will enable you to do whatever you wish with it, may it be to build on it, lease it or even sell it again.

Since land availability is scarce in Switzerland, leasehold contracts are the most common type of contract when it comes to the purchase of a property. In general, this means the user of the land does not become the owner of it but owns the building which he builds upon it. Usually, a leaseholder will get the right to use the land for a period of 30 to 100 years, but cannot sell it since he is not the owner of it. However, the leaseholder could sell the building built on top of the leased land, in which cases the buyer of the building becomes the new leaseholder of the land. In simple words, you own the building but not the land beneath it.

Benefits and disadvantages

In comparison to freehold contracts, there are some key benefits when opting for leasehold. For one, you can negotiate a much cheaper price when buying the building instead of the whole package. The procedure is also faster and you can probably find it easier to rent than to buy land.

However, not owning the full rights of ownership to the property can be a major issue, since someone else will have a say in future endeavors. It is also a possibility for your landowner to ask you to pay increased rent when the market prices shift upwards. Also when the leasehold period expires, the owner of the land may choose not to extend the contract, which will leave you without your house. So whenever you decide to buy property in Switzerland you should take careful consideration of all possible outcomes.

What types of ownership are available in Switzerland?

There is a possibility to buy property as one individual or jointly with other entities or people.

Here are some of the possible structures of ownership:

·  Sole owner – Ownership, and responsibility to a property lie with one person.

·  Joint owners – At least two people or more are owners of the property. One cannot dispose of the property without the consent of other joint owners.

·  Co-owners – Similar to Joint ownership, but different in a way. Whereas with joint ownership, the financial investment made by the parties is disregarded, Co-owners have shares corresponding to the amount of investment they made for the property. One co-owner can dispose of its share whenever he pleases but has to offer the other co-owners first.  

When purchasing property in Switzerland, you should consider all of the above-said types, and decide which option is best suitable to your needs. 

Real Estate Ownership and Transfer of Ownership

Ownership in Real Estate

Main Types of Ownership

Different kinds of real estate ownership are permitted under Swiss law. The most prevalent types of real estate ownership are single ownership, joint ownership, and co-ownership, which may be divided into (i) classical co-ownership and (ii) condominium-principled co-ownership. The latter is more often seen in apartments in multifamily dwellings.

In general, ownership of real property comprises ownership of the ground and all of its integral parts, including any structures placed on it. The owner of a property, on the other hand, has the power to give a construction right to a third party, resulting in a split of ownership in the soil and the structure built on it.

Land Register

In Switzerland, all privately held land (including condominium units) must be registered with the land register. Under federal law, land registries are required to give some minimal information about each real estate property, such as title information, easements, and mortgages.

Because there is a legal presumption that federal land registry entries are truthful and correct, anybody who relies on such information in good faith is completely protected by the law.

Transfer of Ownership

Asset Deal

To transfer legal title to real property, the buyer and seller must engage in an asset sale and purchase agreement in the form of a public deed in the presence of a notary public. Following that, the public deed must be submitted to the property registrar, which will record the title transfer in the land register. With the registration in the so-called journal, the transfer becomes effective.

Share Deal

If a legal entity owns Swiss real estate, such real estate can be acquired indirectly by purchasing shares in the relevant legal entity. In this circumstance, the buyer and seller will engage in a share sale and purchase agreement, which does not need to be notarized. Furthermore, no registration with the land registry is necessary since the immediate owner of the property stays the same. Share deals are not commonly used in real estate transactions in Switzerland due to their complexity and due diligence requirements.

Real Estate Due Diligence

Prior to purchasing real estate, most real estate investors conduct due diligence. Because registration with the land register is conclusive legal, due diligence entails analyzing the land register extract and its accompanying papers, which include all important property information.

Furthermore, in legal, due diligence for a real estate transaction, the following areas are often reviewed:

  • All current lease agreements provided that they are transferred to the buyer by operation of law following the sale’s completion;
  • Environmental law concerns, given that the legal owner of property investment has some responsibility risks as a result of such problems (see section 3 below);
  • A possible violation of the Lex Koller, given that any violation may constitute the transaction null and invalid (see section 4 below);
  • Potential zoning laws and other public law limitations
  • In addition to legal, due diligence, prudent bidders perform tax, technical, and financial due diligence.

Typical Representations and Warranties

In asset transactions, representations and warranties are often provided on a limited basis. First and foremost, a seller often does not make any assurance as to the structure’s content, i.e., any seller warranty in that regard is usually excluded to the greatest degree authorized by law.

However, it is common practice for sellers to make statements about the accuracy of rent rolls and due diligence information and data that the buyer cannot independently verify (i.e., pending or threatened litigation, tax payments, etc.). In certain situations, representations, warranties, and/or indemnities may be provided about current or possible contaminations of the soil or parts of the building.

As a result of the transaction structure, extra guarantees are often provided in share transactions. A share sale and purchase agreement will often include corporate warranties about the company’s proper orientation and legal existence, accurate and correct presentation of financial statements, and title to shares. However, in share purchases, most of the seller’s guarantees are often set at an agreed-upon value; normally, this restriction does not apply to the seller’s title warranty.

In the case of a misrepresentation, the seller is obligated to compensate the buyer for any resulting damage. In shareholdings, a portion of the purchase money is sometimes kept in escrow for a certain time to protect the buyer.

Real Estate in Switzerland: Main Agreements and Risks

Main Agreements and Risks

Purchase Agreement

A real estate purchase (right) agreement, which must be completed in a notarial deed, is often used to acquire a property. While this approach is still widely used, the acquisition phase may also be carried out via various forms of contracts:

If the property is held by a real estate company (or is transferred to such a company before sale), ownership of the property may also be transferred by purchasing shares in such a company through a share purchase agreement (see chapter on Private Share Deals). In contrast to a traditional real estate purchase agreement, such an agreement does not need to be signed and often has various tax and legal implications.

If the property has already begun to be developed, it might be acquired in conjunction with the existing real estate development project through a project purchase agreement. Such an agreement may be reached at different phases of development, such as once the construction permit is issued. Such an agreement might take the form of a standard notarized real estate purchase agreement or if the property is held by a real estate corporation, a share purchase agreement (not necessarily to be notarized).

Another option is to enter into a development agreement, which includes both the seller and the buyer in the operation’s success. A profit-sharing (i.e., earn-out) provision is often included in such an agreement to compensate the seller because the property’s price may not completely represent its potential. An earn-out clause compares the expenditures invested by the buyer for project development to the market worth of the property once completed at completion of a real estate development project.

Subsequently, the profit margin is distributed between the seller and the buyer, ensuring that both parties benefit from the project’s success. Finally, such a method entails determining a variable price for selling the property. Like any other real estate transaction, a development agreement may be included in a conventional notarized agreement or a share purchase agreement (which does not have to be notarized). It can involve the purchase of an existing property.

The primary risks of the acquisition phase are legal (e.g., if constraints are not considered, particularly in the event of public law legislation restricting the purchase and/or use of the real estate at stake) and economic character (e.g., poor market valuation). As a result, all of the agreements mentioned above need due diligence and the implementation of appropriate protections, particularly about the guarantees provided (if any) by the seller. For example, we often see combinations of the aforementioned earn-out terms and warranty agreements that guarantee the buyer a particular minimum rent revenue by the seller over a certain period.

Public Law Planning Agreements

A public law planning contract is a contract between a public institution (for example, a municipality or a canton) and a private entity that deals with planning and zoning issues. Such contracts may be seen, for example, in the conversion of industrial wastelands into residential and commercial zones and the supply of infrastructural amenities and compensation for zoning added value. Such contracts are frequently restricted because the rule of law constrains public institutions and (ii) negotiating power is usually unequally allocated between the state/public institutions on one side, and the private parties engaged on the other.

Planning Agreements with Architects and Engineers

The initial stage in planning is to envision the project. Under a planning agreement, a single service provider performs the design work for regular projects, such as an architect. An arrangement of this kind often includes construction management throughout the project’s execution.

Design contests are generally held for bigger projects to determine the best architectural and design approach. While formal agreements with the different bidders are not required for design contests, clear guidelines governing the selection process and possible awards for the competition winners must be developed. In most circumstances, the winning bidder is subsequently employed to carry out the planning via an arrangement known as a planning agreement. Once the planning is complete, administrative actions are necessary to get a construction permit.

A change in municipal planning may be required for bigger projects. Given the legal complexity of building projects and the legal protection afforded to interested third parties, the time and legal hurdles involved in obtaining such administrative authorizations should not be underestimated. Once the construction permission has been obtained, thorough planning must be completed, generally under the terms of the planning agreement.

Instead of contracting separate planning agreements with the many specialists (architects, engineers of all types, and other professions depending on the nature of the project) participating in large-scale projects, it is feasible to complete a general planning agreement. Under such an arrangement, the general planner agrees to conceptualize the whole project and engage its specialists to complete the planning.

Financing Agreements

Real estate development requires a large investment (often several million CHF), with return on investment typically occurring many years after the funds are spent.

As a result, only a few real estate developers can complete property with their own money. Investors often give the funds (mainly banks/insurance firms acting on behalf of investment funds, pension funds, or sovereign wealth funds) through equity investment agreements. Financing is often arranged via loan and securities agreements backed by mortgages. Foreign financing must be properly verified from a legal standpoint well in advance since stringent limitations may apply under the so-called Lex Koller (see chapter on Acquisition of Real Estate, section 4).

Contractor Agreements

The construction is carried out by the execution of contractor agreements, which may be of several types:

The project developer and several vendors sign into individual contractor agreements. Each of these providers just provides its services and is therefore not accountable for the overall project execution. Entering into such contracts requires a substantial level of coordination and monitoring on the project developer.

A general contractor contract is made with a “main contractor,” who will engage several subcontractors to do the task. Depending on its structure, the general contractor may do specific tasks on its own or outsource all tasks to subcontractors. In any case, the general contractor is still liable to the project developer for the subcontractor’s work.

A complete contractor agreement is similar to a general contractor deal, but it also covers the services of an architect and engineer. As a result, the total contractor is responsible for both the design and implementation of the real estate development project.

The most significant hazards throughout the building process are both practical (e.g., delays in planning, coordination among numerous contractors and subcontractors) and legal (e.g., unexpected increase in costs, defects, claims from unpaid subcontractors). To avoid risks, the agreement must be properly designed and give suitable safeguards for the project developer as much as feasible.

Bank guarantees, insurance requirements, and fines for poor performance are examples of such safeguards.

Real Estate Management Agreements

Once the real estate development project has been completed, its upkeep and administration must be addressed. Various agreements, such as asset management agreements, property management agreements, and facility management agreements, are in play. The differences between asset management, property management, and facility management agreements are difficult to define. Still, it is generally understood that an asset manager would focus on property administration (e.g., lease conclusion). A facility manager would be in charge of practical and technical aspects, with the property manager falling somewhere in between.

Furthermore, numerous service or maintenance agreements will be put into with third-party suppliers to guarantee the building’s proper functioning (e.g., elevator maintenance, electricity, heating, water supply, etc.).

Agreements for Sale or Lease

An exit of the investor and/or the owner is possible at any stage of the real estate development. The property and project, respectively, can be sold on the market either as a whole (under a conventional real estate purchase agreement or under a share purchase agreement) or as small units with the formation of a condominium. Legally, sales to foreigners must be rigorously scrutinized well in advance since strong limitations may be imposed under the so-called Lex Koller.

If the property is to be leased, traditional commercial or residential lease agreements are signed. In Switzerland, residential and commercial leases are subject to tight legal limits, including rent regulation and tenant termination protection. Therefore, the developer is well advised if he is aware of the framework established by the necessary rules of Swiss tenancy law and considers it from the beginning of each real estate development.

Ownership in Real Estate in Switzerland – Main Types of Ownership

Different kinds of real estate ownership are authorized under Swiss law. The most common types of real estate ownership are single ownership, joint ownership, and co-ownership, which may be divided into two types:

(i) classical co-ownership and

(ii) condominium-principled co-ownership.

The latter is more often seen in apartments like multifamily dwellings.

In general, ownership of real property comprises ownership of the ground and all of its essential parts, including any structures placed on it. The owner of a property, on the other hand, has the power to give a construction right to a third party, resulting in a split of ownership on the land and the structure built on it.

Land Register

In Switzerland, all privately held land (including condominium units) must be registered with the land register. Under federal legislation, land registries are required to give some minimal information about each real estate property, such as title information, easements, and mortgages.

Because there is a legal presumption that federal land registry entries are truthful and correct, anybody who relies on such information in good faith is completely protected by the law.

Transfer of Ownership

Asset Deal

To transfer legal title to real property, the buyer and seller must engage in an asset sale and purchase agreement in the form of a public deed in the presence of a notary public. Following that, the public deed must be submitted to the property registrar, which will record the title transfer in the land register. With the registration in the so-called journal, the transfer becomes effective.

Share Deal

If a legal entity owns Swiss real estate, such real estate may be purchased indirectly by acquiring shares in the appropriate legal entity. In this circumstance, the buyer and seller will engage in a share sale and purchase agreement, which does not need to be notarized. Furthermore, no registration with the land registry is necessary since the immediate owner of the property stays the same. Share deals are not widely utilized in real estate transactions in Switzerland owing to their complexity and due diligence requirements.

Real Estate Due Diligence

Before purchasing real estate, most real estate investors perform due diligence. Because registration with the land register is conclusive legal, due diligence entails analyzing the land register extract and its accompanying papers, including all important property information.

Furthermore, in legal, due diligence for a real estate transaction, the following areas are often reviewed:

  • All current lease agreements provided that they are transferred to the buyer by operation of law following the sale’s execution;
  • Environmental law concerns, given that the legal owner of a real estate has some responsibility risks as a result of such problems;
  • A possible violation of the Lex Koller, given that any violation may declare the transaction null and invalid;
  • Potential zoning laws and other public law restrictions
  • In addition to legal, due diligence, savvy purchasers do tax, technical, and financial due diligence.

Typical Representations and Warranties

In asset transactions, representations and warranties are often provided on a limited basis. First and foremost, a seller often does not make any assurance as to the structure’s content, i.e., any seller warranty in that regard is usually excluded to the greatest degree authorized by law.

However, it is common practice for sellers to make statements about the correctness of rent rolls and due diligence information, as well as data that the buyer cannot independently verify (i.e., pending or threatened litigation, tax payments, etc.). In certain situations, representations, warranties, and/or indemnities may be provided regarding existing or possible contaminations of the soil or portions of the structure.

As a consequence of the transaction structure, extra guarantees are often provided in share transactions. A share sale and purchase agreement will often include corporate warranties about the company’s proper orientation and legal existence, accurate and correct reporting of financial accounts, and title to shares. However, in share agreements, most of the seller’s guarantees are often set at an agreed-upon value; normally, this restriction does not apply to the seller’s title warranty.

In the case of a misrepresentation, the seller is obligated to reimburse the buyer for any resulting damage. In share transactions, a portion of the purchase money is sometimes kept in escrow for a certain time to safeguard the buyer.

Environmental Law Considerations

According to the Environmental Protection Act, the legal owner of real estate is accountable for such pollution, in addition to the person who produced it, even if it occurred previous to the acquisition. Furthermore, a landlord might be held liable for environmental damage caused by a tenant.

Lex Koller

The Act regulates the purchase of certain kinds of Swiss real estate by foreign investors on the Acquisition of Real Estate by Persons Abroad, the corresponding ordinance, and further cantonal and municipal laws (all these provisions are referred to as the so-called Lex Koller).

Definition of a Foreign Investor

The Lex Koller gives an extremely wide definition of “foreigner,” which encompasses, among other things, the following individuals and legal entities:

− Non-Swiss citizens domiciled outside of Switzerland;

− Non-Swiss citizens domiciled in Switzerland who are neither citizens of an EU/EFTA member state nor hold a valid permanent residency permit category C;

− Legal entities having their registered office outside of Switzerland (even if a Swiss citizen directly or indirectly owns them);

− Legal entities with a registered office in Switzerland but under foreign control, where foreign control is inferred if a foreign person owns more than one-third of the firm capital or voting rights, or if any foreign person offers a huge loan.

Acquisition of Commercial Properties

The Lex Koller does not, in general, limit the purchase of commercial assets. As a result, foreign investors may purchase commercial properties for personal use or just for investment reasons. Manufacturing facilities, warehousing facilities, offices, shopping centers, retail establishments, hotels, restaurants, and medical practices are examples of commercial properties.

Commercially exploited properties with more than one-third of undeveloped land are exempt from the authorization requirement unless such undeveloped property is developed within one year after the purchase date. In general, it should be emphasized that sections of a property include a building regarded developed, but so are other areas that feature access roads or parking spaces.

Acquisition of Residential and other Non-Commercial Properties

Foreign investors’ residential and other non-commercial real estate purchase is subject to the Lex Koller authorization requirement. Authorizations are seldom given because the requirements for obtaining them are so strict.

There are very few exceptions for (i) foreigners who are legitimately and really residing in Switzerland and want to buy a main residence in Switzerland and (ii) foreigners who want to buy a vacation home or apartment in Switzerland (maximum net habitable surface: 200 sqm).

Acquisition of Mixed-Use Properties

If a property is used for both commercial and residential purposes (mixed-use property), a foreign investor may acquire it without authorization only if (i) the residential space is required for the business (apartment for technician or housekeeper), (ii) the residential space cannot practicably be separated from the commercial premises (e.g., minor residential areas in a multi-story building with commercial premises), or (iii) zoning law requires it.

Acquisition of Shares in a Company Holding Real Estate

The purchase of shares in a corporation is subject to authorization if the major factual purpose of the firm is the acquisition, holding, or sale of real estate, which foreign investors may only acquire with an authorization (i.e., residential and certain types of mixed-use properties as set out above). Due to the lack of clear legal precedents, it is argued under what conditions a firm is considered to have such a primary purpose, and cantonal policies vary.

Purchase in Breach of the Lex Koller

Purchases made in violation of the Lex Koller are null and void. Furthermore, evasion of authorization requirements may result in administrative penalties as well as criminal prosecution in cases of intentional or negligent misbehavior.

Lex Koller Ruling

Given the serious implications of a breach of the Lex Koller, it is prudent to acquire in advance a judgment from the appropriate cantonal Lex Koller authority verifying that a proposed transaction does not infringe the Lex Koller.

Lex Koller in Switzerland : What You Need To Know?

A foreigner’s guide to purchasing property in Switzerland

Lex Koller’s legislative guide provides a brief overview of Swiss real estate acquisition.

Lex Koller – its origins

           In 1961, Switzerland introduced legislation that restricted the purchase of real estate by foreigners. The Swiss Federal Acquisition of Real Estate by Persons Abroad, or “Koller’s Law” as it is now called, states that foreigners must be specially authorized to purchase real estate in Switzerland. This law was implemented to prevent wealthy foreign investors to purchase real estate in an already scarce market. If an individual meets any of the following conditions, they are subject to prior authorization prior to purchasing real estate:

  • The purchaser is a foreign non-resident
  • The real estate incurs that authorization obligation by virtue of how it is to be used
  • The right acquired in the purchase is deemed to represent the acquisition of property within the meaning of the ARNA

What Purchases Are Subject to Lex Koller Legislation?

           The following groups are subject to Lex Koller Laws:

  • Foreigners who reside abroad
  • Foreigners who are residents of Switzerland but are not citizens of an EU or EFTA country and a lack of a valid permanent residence permit.

People under the following category are easily able to purchase real estate in Switzerland:

  • All citizens of Switzerland, including those with dual nationality, or are residents abroad
  • EU/EFTA citizens who legally reside in Switzerland
  • Citizens of other countries who hold a C permit re are actually resident of Switzerland

It should also be stated that real estate purchased through a legal entity must be controlled by residents of Switzerland, with a registered office in Switzerland.

Exceptions to Lex Koller Legislation

           There are several exceptions to Koller’s Law, allowing foreign nationals to purchase land in Switzerland. 

           Exception #1: No authorization is required if the land purchased is being used for a business or other commercial establishment. Examples of these include restaurants, doctors’ offices, or manufacturing businesses. The purchase of these properties becomes problematic if they are used for residential and commercial purposes. 

           Exception #2: Tax-paying, non-Swiss nationals may also purchase real estate in Switzerland. Under Koller’s Law, these individuals have the same status as Swiss citizens and do not require prior authorization to purchase real estate.

           Exception #3: Purchasing shares of a real estate company are not subject to Lex Koller laws.

Non-Swiss nationals cannot acquire shares in real estate companies that are not listed on a Swiss stock exchange and that own or hold residential real estate or property that is otherwise not used for business purposes.

A key factor here is the percentage of real estate held by the company that requires authorization. Residential real estate percentages of 10 to 20 percent require authorization since there is no specific threshold value.

           Exception #4: Vacation homes in certain areas of Switzerland are Lex Koller exempt. 

In Appenzell, Bern, Ausserrhoden, Freiburg, Grisons, Glarus, Jura, Neuchâtel, Lucerne, Nidwalden, St. Gallen, Obwalden, Schaffhausen, Ticino, Schwyz, Uri, Valais, and Vaud, holiday apartments do not require an authorisation (Lex Koller-exemption).

There are, however, threshold values for plot and living space measurements: The plot must not exceed 1,000 square meters and the living space must not exceed 200 square meters.

Non-Swiss nationals cannot acquire holiday apartments in Switzerland unless they meet a quota. Foreign nationals not residing in Switzerland may purchase only 1,500-holiday apartments per year, and the availability of apartments varies greatly between cantons.

Legal entities under Lex Koller

Lex Koller legislation also applies to legal entities. Thus, they must also obtain authorization before purchasing a property. Foreign legal entities must also follow the Lex Koller. They include the following categories:

  • Companies with headquarters abroad, regardless of whether Swiss nationals or foreign residents own shares.
  • Companies with a Swiss headquarters that are controlled directly or indirectly by resident persons of another country. 

A resident of another country can hold a ‘dominant position’ in an entity or business if they:

  • Control more than a third of the company capital,
  • Directly or indirectly own more than one-third of the voting rights or
  • Awarded a specific amount of loans to the company.

In this case, foreigners who wish to acquire real estate in Switzerland must also obtain approval from the relevant authorities.

In addition, the above exceptions apply here – including the fact that real estate acquired for manufacturing, manufacturing equipment, or workshop purposes is exempt from the Lex Koller Act.

In contrast, real estate acquisition to construct or lease housing in Switzerland is prohibited.