Erfpacht: kubwereka malo kwa nthawi yayitali ku Netherlands kwafotokozedwa kwa ogula

Ngati inu muli kugula nyumba ku Netherlands, makamaka mu Amsterdam, mfundo zitha kunena kuti malowo ndi op erfpacht. . Simukugula malowo, koma ufulu weniweni wochepa pa malo a wina, malinga ndi malamulo olembedwa ndi mwini maloyo, nthawi zina zaka zana zapitazo. Malamulo amenewo ndi omwe amasankha zomwe mumalipira, nthawi yayitali bwanji, komanso ngati banki idzabwereketsa.

Kodi erfpacht ndi chiyani mu lamulo la katundu la ku Dutch

Erfpacht ndi ufulu weniweni wochepa ( beperkt recht ) womwe umapatsa mwini wake, erfpachter , ufulu wokhala ndi kugwiritsa ntchito katundu wosasuntha wa wina (art. 5:85 BW). Mwini malo amakhalabe mwini wa malowo. Ufulu wa erfpachter ndi ufulu womwe uli m'malo mwake, osati wa pangano: umalembetsedwa ku Land Registry (Kadaster), ukhoza kugulitsidwa, kusungidwa ngongole ndi cholowa, ndipo umapulumuka kugulitsa malowo.

Chikalatacho chingapangitse erfpachter kulipira ndalama zina, monga lendi ya nyumba kapena lendi ya pansi (art. 5:85 BW). Lamulo sililoledwa mwalamulo, koma pafupifupi erfpacht yonse yokhalamo imakhala ndi imodzi. Kupanda kutero, erfpachter imagwiritsidwa ntchito kwambiri monga momwe mwiniwakeyo akanakhala nayo (art. 5:89 BW), kuphatikizapo zipatso za malowo ndi ufulu wobwereka, ndi kukonzanso kumakhala pa iye. Chomwe sangachite ndikusintha komwe malowo akupita, kapena kuchita ntchito zomwe zili m'malo mwake malinga ndi chilolezo cha mwiniwakeyo.

Ufulu wonse wokhala ndi nyumba ( volle eigendom ) ndi wosatha, sutenga ndalama zambiri kusunga ndipo umangotsatira malamulo onse. Erfpacht imagwiridwa pa malo a wina, motsatira malamulo a mwiniwakeyo, ndipo ikhoza kusinthidwa kapena kutha. Nyumba yokhala ndi nyumba yokhala ndi malamulo oyendetsera nyumba nthawi zambiri imakhala yotsika mtengo kuposa nyumba yomweyi yokhala ndi nyumba yonse, ndipo kusiyana sikumaonekera nthawi zonse pamtengo wopemphedwa.

Erfpacht, opstal ndi lendi ya nyumba

• Erfpacht imapereka ufulu wokhala ndi kugwiritsa ntchito malo a wina (Chithunzi 5:85 BW). Nyumba zomwe zili pa malo nthawi zambiri zimakhala gawo la ufulu wa erfpacht.
• Opstal, ufulu wa superficies (art. 5:101 BW), umapereka ufulu wokhala ndi kapena kupeza nyumba, ntchito kapena minda m'munda, pamwamba pa kapena pamwamba pa nthaka ya wina, kuswa lamulo lakuti nyumba ndi ya mwini nthaka. Ikhoza kukhala ndi malipiro otchedwa a kubwezera, ndipo nthawi zambiri imaperekedwa ngati ufulu wodalira pamodzi ndi erfpacht kapena lendi — ya chingwe, ma solar panels — ngakhale kuti ingakhale yokha. Malamulo okhazikitsidwa pa erfpacht amagwiranso ntchito ku ufulu wa superficies (art. 5:104 BW).
• Renti, lendi ya nyumba kapena nyumba, ndi pangano, si ufulu weniweni: palibe chiwongola dzanja cholembetsedwa, palibe ngongole ya nyumba, ndipo malamulo a lendi a Buku 7 BW amagwira ntchito. Wobwereka amalipira lendi chifukwa cha kukhalamo; erfpachter amalipira canon ya ufulu wa malo omwe ali nawo ndipo akhoza kugulitsa.

Chikalata ndi zikhalidwe zonse

Ufulu wa erfpacht umapangidwa ndi chikalata cha notarial ndipo umalembetsedwa m'mabuku a anthu onse. Erfpachtakte imakhazikitsa mawu aliwonse — chiwembu, nthawi, malamulo oyamba, kugwiritsa ntchito kololedwa — kenako nthawi zambiri imalengeza gulu la algemene bepalingen lomwe likugwira ntchito. Zinthu zonsezi ndi zomwe zili mu mgwirizano: njira yosinthira, malamulo ogulira, zofunikira pa chilolezo, njira yolipirira, mphamvu zothetsa mgwirizano.

Mikhalidwe ya chaka chomwe nkhaniyo inaperekedwa imalamulira

Iyi ndi mfundo yomwe nthawi zambiri imaphonya, ndipo ndi yofunikira kwambiri. Boma silikhala ndi malamulo amodzi koma mndandanda, womwe umaperekedwa m'zaka zosiyanasiyana, uliwonse umayang'anira malo omwe aperekedwa pansi pake. AmsterdamMa 's amadziwika ndi chaka — pakati pawo AB 1915, 1934, 1937, 1955, 1966, 1994, 2000 ndi 2016, pomwe AB 1994, AB 2000 ndi AB 2016 ndi mndandanda womwe umakumana nawo kwambiri masiku ano. Kusiyanaku sikokongola: ma seti akale amatha kupatsa mwiniwake ufulu wosankha pakusintha ndi ufulu wochepa wolipira.

Funso silikhala lakuti “kodi malamulo a erfpacht mumzinda uno ndi otani?” koma “ndi seti iti yomwe ikugwira ntchito pa pulojekitiyi ?” Yankho lili pa Kadaster: chikalata chokhazikitsa ndi zikalata zina zilizonse zosinthira pambuyo pake zimatchula malamulowo chaka ndi chaka. Pemphani notary wanu kuti apeze chikalatacho ndi mawu onse a malamulowo ndikuwerenga — osati chidule, osati ndime ya wothandizira.

Renti ya pansi (canon)

Lamuloli ndi malipiro a nthawi ndi nthawi ogwiritsira ntchito malo. Kapangidwe ka nthawi zonse ndi gawo la lamuloli lomwe limagwiritsidwa ntchito pa mtengo woyesedwa wa malo, womwe umachokera ku gawo la mtengo wa malo, kapena kuchokera pa ndandanda. Amsterdam Chinthu chimenecho ndi buurtstraatquote, yomwe imasonyeza mtengo wa malo monga gawo la mtengo wa malo a msewu womwe ukukhudzidwa.

Pakati pa kusintha, zinthu zambiri zamakono zimawonetsa lamulo chaka chilichonse motsutsana ndi chizindikiro cha mtengo wa ogula. Kuwerengera mtengo si kusintha: kumatsata kukwera kwa mitengo ndipo kumadziwikiratu, pomwe kusintha kumakonzanso mtengo wa malo womwe uli pansi pake ndipo kumatha kuchulukitsa lamulo. Kusalipira kumatha kuwononga mwiniwake wa lendi ufuluwo.

Mitundu itatu ya erfpacht

Voortdurend ndi eeuwigdurend onse amamasuliridwa kuti "osatha" m'Chingerezi. Sizofanana, ndipo kusiyana kwake kuli ndi phindu lalikulu. Nthawi yosatha ya ufulu ingakhalenso ndi lamulo logulira kwa kanthawi kochepa: nthawi ndi kugula ndi mafunso osiyana.

Kukonzanso kumapeto kwa nthawi: chiopsezo chachikulu cha zachuma

Pa nthawi yopitilira ya erfpacht, nthawi yomaliza ndi pamene mwini malo angabwezeretsere mtengo wa malo omwe alipo panopa. Popeza nthawi zimatenga zaka zambiri ndipo mitengo ya malo okhala m'mizinda ya ku Netherlands yakwera kwambiri, mndandanda watsopanowu ukhoza kukhala wochuluka kwambiri kuposa wakale.

• Sizimachitika pang'onopang'ono. Kuwonjezekaku kukubwera pang'onopang'ono, pa tsiku lomwe linakhazikitsidwa zaka makumi angapo zapitazo.
• Makinawa ali m'mikhalidwe yakale. Pansi pa magulu ena akale, mwiniwakeyo ali ndi ufulu wosankha ndipo vuto limangokhala pa njira yowerengera mtengo osati kukhoti.
• Obwereketsa amayang'anani patsogolo. Tsiku loyandikira kusinthidwa limakhudza ngongole yanu komanso msika wogulitsa womwe mudzakumane nawo.

Musanasainire, dziwani tsiku lomwe nthawi yomwe ilipo ikutha, njira yosinthira, ndi - komwe ziwerengero zosonyeza zimafalitsidwa - zomwe malamulowo angakhale ngati asinthidwa lero. Ngati kusintha kukupitirira, choperekacho ndi tsiku lomaliza lotsutsa liyenera kuwonedwa.

Kugula kuchokera ku renti yapansi (afkoop)

M'malo molipira canon, erfpachter ikhoza kugula canon ndi ndalama yayikulu. Afkoop kwa nthawi inayake amalipira canon kale kwa nthawi yonse yomwe ilipo; nthawi imeneyo ikatha, udindowo umabwereranso pamlingo wosinthidwa, kotero katundu wolengezedwa kuti "canon wogulitsidwa" ukhoza kuphimbidwa mpaka tsiku lomwe latsala pang'ono kutha. Eeuwigdurende afkoop amathetsa canon kwamuyaya, popanda kusinthidwa mtsogolo.

Kugula malo si kugula: malo okhala ndi mwiniwakeyo amakhala ndi mwiniwakeyo, koma malipiro okha ndi omwe amatha, ndipo malamulo ndi omwe amalamulira kugwiritsa ntchito ndi kuvomereza. Kaya kugula malo kuyenera kuperekedwa, momwe kumawerengedwera komanso ngati kungachitike pakati pa nthawi ndi nkhani ya zomwe zikuchitika, osati lamulo. Zimachitidwa ndi chikalata cha notarial ndi cholembetsedwa. Kupereka msonkho kumatsatira kusiyana komweko, ndipo sikofanana ndi kugula malo komwe kumachitika nthawi ndi nthawi, choncho zotsatira za njira yomwe mwasankha zitsimikizidwe ndi mlangizi wa misonkho musanapereke.

Amsterdam: kuyambira kupitiliza mpaka pa erfpacht yosatha

Amsterdam Ichi ndichifukwa chake nkhaniyi ndi yofunika kwa ogula ambiri ochokera kumayiko ena: nyumba zambiri mumzindawu zili pa malo obwereketsa a boma, ndipo m'mbuyomu nyumba zobwereka zimapitilirabe kusinthidwa nthawi ndi nthawi.

Kuyambira mu 2016, boma linayamba kupereka malo okhazikika a erfpacht a ndalama zatsopano pansi pa malamulo atsopano, ndipo linatsegula njira yolola eni malo omwe alipo kuti asinthe ( kupitirira malire ). Wobwereketsa amapempha pempho lonena za malamulo osatha kapena ndalama zogulira zosatha, zomwe zimawerengedwa kuchokera ku mtengo wa malo panthawi yofotokozera; kuvomereza kumabweretsa chikalata chosintha, cholembetsedwa ku Kadaster.

Mfundo yofunika kwambiri pazachuma ndi tsiku lofotokozera ndi kuchotsera. Mafomu opempha omwe adaperekedwa asanafike pa 8 Januware 2020 adawerengedwa malinga ndi zomwe zinali zabwino kuposa zomwe zidaperekedwa mtsogolo: tsiku limenelo ndi tsiku lofotokozera lomwe limayang'anira ufulu wopeza ndalama zosinthira zabwino komanso kuchotsera pamtengo wa malo, mtengo wa malo womwewo umachokera ku mtengo wa malo kudzera mu buurtstraatquote. Makonzedwe a mwayi wachiwiri kwa iwo omwe adaphonya tsikulo atsatira kuyambira pamenepo, aliyense malinga ndi zomwe akufuna komanso tsiku lake lomaliza, ndipo amakhazikitsidwa ndi boma lokha osati ndi lamulo. Chifukwa chake, ngati zenera latsegulidwa la malo enaake, komanso kuwerengera kotani, ndi chinthu chofunikira kudziwa kuchokera ku dongosolo lofalitsidwa la boma musanapereke: funsani wogulitsa za chopereka chilichonse chomwe chaperekedwa kale, ndikuwona nthawi yomaliza yomwe ilipo mwachindunji ndi boma. Kusiyana pakati pa kuwerengera kwina ndi kwina kumafika pa makumi masauzande a ma euro.

Mfundo zitatu zothandiza zikutsatira izi:

• Dziwani zomwe wogulitsa ali nazo. Erfpacht yopitilira; erfpacht yopitilira yokhala ndi switch yomwe yapemphedwa koma yosamalizidwa; erfpacht yokhazikika yokhala ndi canon yolembedwa; ndi erfpacht yokhazikika yogulidwa kosatha ndi katundu anayi osiyana pamitengo inayi.
• Chopereka si kusintha. Mpaka chikalata chosinthira chikaperekedwa ndikulembetsedwa, katunduyo amakhalabe pa dongosolo lakale. Kaya wogula angatenge chopereka chomwe sichinaperekedwe, komanso nthawi yomwe, ndi nkhani ya dongosololi.
• Ndondomeko za boma zimasintha. AmsterdamNdondomeko ya erfpacht yatsutsidwa ndipo yasinthidwa mobwerezabwereza; nthawi yomaliza, kuchotsera, zinthu zamtengo wapatali pa malo ndi kuchuluka kwa malamulo zimasiyana chaka ndi chaka. Palibe chomwe chili pano chomwe chili pa tsiku lomwe mumagula.

Erfpacht yachinsinsi: opanga mapulogalamu, makampani ndi eni mabungwe

Malo amabwerekedwanso kwa nthawi yayitali ndi omanga nyumba, makampani omanga nyumba, mabungwe oika ndalama, mabungwe othandiza anthu komanso eni malo achinsinsi. Lamulo ndi lomwelo; nthawi zambiri sizili choncho.

Mikhalidwe yachinsinsi nthawi zambiri siimakhala yabwino m'njira zodziwika bwino: nthawi yochepa kapena yokhazikika popanda kupitiriza; kusintha nthawi ndi nthawi, nthawi zina zaka zisanu kapena khumi zilizonse; kusintha komwe kumakhudzana ndi mtengo wa malo osati mtengo wa malo, kotero kusintha kwa mwini nyumbayo kumawonjezera kuwonjezeka; malipiro amachotsedwa kapena kuchepetsedwa; zofunikira zambiri zokhudzana ndi kubwereketsa, kusintha ndi kugulitsa. Mapulani ena omwe amagulitsidwa kwa ogula koyamba, komwe wogulitsa amasunga malowo kuti achepetse mtengo, ndi zomangamanga za erfpacht zamtunduwu.

Boma ndi bungwe lokhazikika lomwe lili ndi zoletsa zandale komanso chidwi ndi msika wa nyumba wogwira ntchito bwino; mwini nyumba wachinsinsi ali ndi ndalama zake. Pachifukwa chimenecho, erfpacht yachinsinsi si yoipa, koma musaganize kuti mikhalidwe yake ikufanana ndi ya boma yomwe wogula angakhale atawerengapo.

Malipiro kumapeto kwa lendi

Pamene erfpacht yatha, erfpachter yakale imakhala ndi ufulu wolandira chipukuta misozi chifukwa cha mtengo wa nyumba, ntchito ndi zomera zomwe adamanga yekha kapena zomwe adazipeza kwa womutsogolera wake polipira (art. 5:99 BW), ndipo ikhoza kusunga katunduyo mpaka chipukuta misozicho chitaperekedwa (art. 5:100 BW).

Ziyeneretso ziwiri ndizofunikira. Chilolezocho chikhoza kuchepetsedwa kapena kuchotsedwa ndi chikalatacho mkati mwa malire omwe lamulo limalola, ndipo nthawi zambiri malamulo akale achinsinsi amachita zimenezo. Ndipo ndi malipiro a nyumbayo, osati kusiyana pakati pa mtengo wa lendi ndi mtengo wa freehold: mwini nyumba yemwe ufulu wake wakanthawi utha salandira mtengo wamsika wa nyumbayo. Pamene malamulo akunena za "mtengo wa nyumbayo", maziko a mtengo amasankha chilichonse.

Udindo wa wobwereketsa ngongole ya nyumba

Ufulu wa erfpacht ukhoza kubwezedwa ngongole ndipo obwereketsa ambiri aku Dutch adzabwereketsa katundu wobwereketsa. Kaya wobwereketsa adzabwereketsa katundu wanu kumadalira kwambiri zomwe zikuchitika. Obwereketsa amayesa mtundu wa ufuluwo, ndipo ngati ndi wakanthawi, nthawi yotsalayo motsutsana ndi nthawi ya ngongoleyo; ngati lamuloli ndi lokhazikika, lolembedwa kapena lotseguka kuti lisinthidwe, komanso nthawi yomwe kusintha kotsatira kudzagwera; ngati kutha kwa ngongole kungawononge chitetezo; ngati wobwereketsa ayenera kudziwitsidwa ndikuloledwa kuthetsa vuto lolephera; komanso ngati malipiro pamapeto pake adzapulumuka.

Zinthu ziwiri zimapangitsa izi kukhala zothandiza. Mikhalidwe yokhazikika ya maboma akuluakulu nthawi zambiri imavomerezedwa ndi obwereketsa akuluakulu, kotero kugula pa iwo nthawi zambiri sikubweretsa funso la ndalama. Erfpacht yachinsinsi ndiye nkhani yovuta kwambiri, chifukwa mikhalidwe ndi chilichonse chomwe mwini nyumba wapanga. Pamenepo kuvomerezeka kwa zomangamanga kuyenera kukhazikitsidwa pamikhalidwe yeniyeniyo, ndi wobwereketsa ndipo, ngati ikukhudzidwa, ndi wotsimikizira ngongole ya nyumba. Pamene chitsimikizo cha ngongole ya dziko (NHG) chikufunidwa, udindowo umasindikizidwa. Mikhalidwe ndi miyezo ya NHG, yosindikizidwanso chaka chilichonse, imavomereza erfpacht yachikhalidwe, koma imakhazikitsa zofunikira pa nthawi yotsala ya lendi yoyesedwa motsutsana ndi nthawi ya ngongole, ndipo zofunikirazo ndi zokhwima kwambiri pa ufulu womwe udapangidwa isanafike 1 Januwale 1992, pomwe ufulu wovomerezeka wa chipukuta misozi cha nyumba unayamba kugwira ntchito. Ntchito yomanga yomwe si yachikhalidwe, komanso mtundu uliwonse wa chithandizo cha ogula ( kopersteun ), iyenera kuti idavomerezedwa ndi NHG yokha, ndipo NHG imafalitsa mndandanda wa zomangamanga zomwe yavomereza. Imodzi yomwe siili pamndandandawu sidzathandizidwa ndi NHG.

Chikhalidwe cha ndalama ( financieringsvoorbehoud ) sichiteteza chilichonse ngati pempho silinafike kwa wobwereketsa ndi zikhalidwe za lendi.

Kugulitsa: chilolezo ndi ngongole

Ufulu wa erfpacht ukhoza kusamutsidwa, koma chikalatacho chingafune chilolezo cha mwini nyumba kuti chisamutsidwe kapena kugawidwa (art. 5:91 BW); pamene chilolezo chikukanidwa, lamulo limalola kuti chilowe m'malo mwake ndi chilolezo cha khoti. Malinga ndi chilolezo cha ma municipalities ambiri ndi mwambo, koma musaganize kuti: nthawi yake iyenera kugwirizana ndi kumalizidwa, ndipo mikhalidwe ingafune kuti pasakhale ngongole zobwezeredwa kapena kuphwanya malamulo.

Zobweza zikutsatira kumanja: wogula ndi wogulitsa ali ndi udindo wogwirizana komanso wosiyana pa malamulo omwe adayenera kulipidwa m'zaka zisanu zisanachitike kusamutsa (art. 5:92 BW). Notary ayenera kupeza chikalata cholembedwa kuchokera kwa mwini malo chokhudza udindo wa malamulo, zobweza, milandu ndi kuphwanya malamulo komwe akuti kwachitika.

Kuchotsedwa ntchito ndi mwini malo

Mwininyumba akhoza kuthetsa erfpacht ( opzegging ) ngati lamulo laperekedwa kwa zaka ziwiri zotsatizana, kapena erfpachter yaphwanya lamulo lalikulu (art. 5:87 BW). Malamulowa ndi okhwima ndipo amateteza wobwereketsa: kuthetsa mlandu kumachitika ndi kalata ya bailiff, osachepera mwezi umodzi tsiku lisanafike pamene mlanduwo waperekedwa, ndipo uyenera kuperekedwa mkati mwa masiku asanu ndi atatu kwa aliyense wolembetsedwa ngati wobwereka nyumba kapena wina aliyense wokhala ndi ufulu wochepa, kuti banki ilowererepo ndikulipira ngongole zomwe zatsala (art. 5:87, art. 5:88 BW). Mosiyana, zaka makumi awiri mphambu zisanu zitadutsa kuchokera pamene lamulo lapangidwa, mbali iliyonse ingapemphe khothi kuti lisinthe kapena kuthetsa mlanduwo pazifukwa zosayembekezereka (art. 5:97 BW) - njira yopapatiza, osati njira yothetsera mlandu womwe wangokwera mtengo.

Zimene wogula ayenera kuzifufuza asanasainire

• Chikalata cholembetsedwa chokhazikitsa ndi chikalata chilichonse chosintha kapena chogula pambuyo pake.
• Ndi zikhalidwe ziti zomwe zimagwira ntchito, chaka chilichonse, ndi zolemba zake zonse.
• Kaya ufuluwo ndi wakanthawi, wopitilira kapena wosatha, komanso tsiku lenileni lotha ntchito kapena nthawi yomaliza.
• Mndandanda wamakono, maziko ake a indexation, ndi ngati wagulidwa — ngati ndi choncho, mpaka liti.
• Tsiku lotsatira lokonzanso ndi njira, ndi njira iliyonse yokonzanso kapena kusintha yomwe ikuchitika.
• Kaya chilolezo cha mwini nyumba chikufunika kuti munthu asamutsidwe, komanso kuti chimatenga nthawi yayitali bwanji.
• Chikalata cholembedwa kuchokera kwa mwini malo chokhudza kubweza ngongole, milandu ndi kuphwanya malamulo komwe akuti kwachitika.
• Chitsimikizo cholembedwa kuchokera kwa wobwereketsa kuti adzabwereketsa malinga ndi malamulo awa.
• Za nyumba zogona: momwe lendi imagwirira ntchito ndi bungwe la eni nyumba, komanso amene amalipira ndalamazo.
• pakuti Amsterdam: malingaliro a boma omwe afalitsidwa pano pakusintha, patsiku logula.

Erfpacht si chilema. Popeza zikalata zili patsogolo panu, ndi njira yosungira katundu yokhala ndi zofunikira zambiri, ndipo ikhoza kukhala yabwino kwambiri. Zolakwikazo zimapangidwa ndi ogula omwe amaona kuti ndime ya leasehold ndi yokwera mtengo.