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La vente en viager présente de nombreux avantages, indéniables, pour vous permettre d’améliorer votre retraite. Mais différentes formules de vente en viager existent, les calculs peuvent parfois vous sembler complexes, plusieurs clauses doivent être rédigées avec soin dans l’acte de vente en viager...
To ensure that the transaction goes as smoothly as possible and that you continue to live in your home with peace of mind, we give you 5 tips to follow if you are considering a life annuity.
The first question to ask is simply "what is my project"? The principle of the life annuity sale, historically, is to sell the property of one's real estate, in exchange for the payment by the purchaser of a capital paid immediately and a monthly annuity paid for life. Most of the time, the seller retains the right to use the property and the buyer only obtains the use of the property at the death of the seller.
This allows elderly people to continue to live in their own homes while receiving money that can be used for all types of projects. The money obtained can be used for example to make a donation to your children or grandchildren, to pay home helpers who come to help you on a daily basis, to renovate your home to improve its comfort and value...
Si votre projet est de continuer à vivre chez vous le plus longtemps possible, comme la très large majorité des français, vous privilégierez le viager occupé qui permet de conserver un droit d’usage et d’habitation, ou bien la vente de la nue-propriété qui permet de conserver un usufruit viager. En conservant l’usufruit viager, vous avez la possibilité de louer votre bien à autrui.
If you want money for major expenses or gifts, you will want to get a large amount of money right away in the form of a life annuity. If you want a specific amount of money, you can opt for a partial sale model such as Dillan.
In any case, do not hesitate to talk about it with your children or your more distant heirs, in order to specify your project. The subject of real estate is obviously a delicate one not to be taken lightly within a family. Beyond the financial aspect, the family home is often filled with memories shared by several generations.
La formule encore prédominante reste la vente en viager avec rente: un montant d’argent est versé immédiatement lors de la transaction immobilière, on l’appelle le bouquet, et une rente de quelques centaines d’euros est payée tous les mois jusqu’au décès du vendeur. Alors attention, avec une rente, vous n’avez pas de garantie sur le prix qui vous sera versé au total ! Plus le vendeur va vivre longtemps plus il aura donc obtenu une somme importante pour la transaction immobilière. A contrario, en cas de décès précoce, le bien immobilier aura été vendu en échange d’un prix très inférieur à sa vraie valeur.
Let's take the example of a sale with a bouquet of 50.000€ and a monthly annuity of 300€. If the seller dies after 15 years, he will have received a total of 104.000€. On the other hand, if he dies after only 2 years, he will have received only 57.200€. The difference can therefore be considerable, and this for the same property. The buyer, of course, is the winner if the seller dies as soon as possible... This is what gives the life annuity, rightly so for the life annuity, the reputation of "bet on death".
Certain legal tools are provided for in the drafting of the contract of sale concerning the annuity, but they do not eliminate the uncertainty that exists concerning the total amount that will be paid. The first example of a legal tool is the automatic indexation of the annuity. This allows the annuity to be revalued every year according to an index provided for in the deed of sale. The second legal tool is the reversion of the annuity. When an annuity is paid to a couple, for example, the reversion provides that in the event of the death of a member of the couple, the annuity will continue to be paid to the survivor.
Aujourd’hui la formule du viager sans rente, ou de la vente en nue-propriété avec conservation de l’usufruit viager progresse: l’intégralité du prix de la vente est versé en bouquet immédiatement, il n’y a plus d’incertitude sur le montant reçu au total.
Dans le cas d’un viager avec rente, vous devenez financièrement dépendant de l’acquéreur de votre bien immobilier, qui a le devoir de vous verser la rente prévue par le contrat. Tant que celui-ci est en mesure de payer la rente, tout va bien. Néanmoins, il faut bien avoir conscience qu’il existe un risque non nul de défaut de l’acquéreur, et que celui-ci ne vous verse plus la rente prévue au contrat.
Lorsqu’on souscrit un crédit auprès d’une banque, la banque est très vigilante sur la solvabilité de l’emprunteur, pour être certaine que celui-ci sera en mesure de rembourser les mensualités. Lorsque vous vendez votre bien en viager, c’est différent, vous ne pouvez pas faire un examen aussi approfondi de la solvabilité de votre acquéreur, ni même lui imposer de prendre une assurance qui couvrirait un défaut de paiement de sa part.
In order to control this risk, we advise you to be vigilant on the drafting of the different clauses of the deed of sale which protect you from the buyer's default on the duration of the right of use and dwelling or of the life usufruct.
The resolutory clause makes it possible to cancel the sale in the event of default by the purchaser. If this clause is activated, the seller regains ownership of his property. Depending on the precise provisions of the sales contract, the sums already paid by the buyer may also be retained by the seller as damages. Nevertheless, the activation of this clause is done before a judge and consists of a procedure that can be long and tedious.
The second guarantee provided for in the contract is the seller's lien. This is a real security granted to the seller, which allows him to request the seizure and sale of the property in case of default of the buyer, and to have priority over other creditors. Here again the procedure is protective but complex. The sale in life annuity without annuity makes it possible to avoid these procedures.
Contrairement à une vente immobilière traditionnelle, vendre en viager son bien immobilier ne permet pas d’obtenir immédiatement un capital correspondant à la valeur de marché de son bien (autrement appelée la valeur vénale). En effet, deux différences apparaissent pour une vente en viager. La première différence est le droit d’occupation conservé par le vendeur, qui se traduit par une décote sur le prix d’acquisition. La deuxième différence est la décomposition du prix entre un bouquet payé immédiatement et une rente payée tous les mois. N’hésitez pas à consulter notre article pour savoir combien obtenir avec une vente en viager.
The real estate agents specialized in life annuity have a very particular expertise to carry out the calculations allowing to propose a right price for a sale in life annuity between private individuals. Be careful not to fall into too complicated calculations either, the reasoning is actually quite simple and depends mainly on the age of the seller or sellers. In any case, we advise you to ask for an explanation of the price envisaged by the real estate agent for the sale.
You should also know that according to the different formulas, the taxation and the payment of the charges can be different. Thus, the bouquet is not taxed, but the annuities are; by preserving the right of use and dwelling, the distribution of the charges is traditionally different from that envisaged at the time of the sale of the bare ownership with conservation of the life usufruct.
At Dillan, we have made the choice of transparency and simplicity for the calculation of the amount you can obtain. Do not hesitate to make a simulation.
Finally, our last piece of advice is about agency fees. If you use a real estate agent who specializes in life annuities to help you sell your property to another individual, the agent will be paid an agency fee at the time of the transaction, in accordance with their obligations. The fees will often be paid by the buyer, so you will not have to pay them to the agent. However, this still has an impact on the total amount you will get, which will be less than what the buyer will actually pay.
Most of the time, real estate agents specializing in life annuity sales calculate their fees as a percentage of the market value of the property (the market value), and this can represent a much larger share compared to the price paid for the transaction. So be careful and do not hesitate to make different comparisons.
