Kuchotsedwa m'ndende ku Netherlands: njira yoyambira kuitana anthu kupita ku khoti la milandu

Kuchotsa anthu m'nyumba ku Netherlands ndi njira yolamulidwa ndi khoti. Mwininyumba sangathetse yekha, ndipo wobwereka nthawi zambiri satulutsidwa usiku wonse. Pakati pa malipiro oyamba omwe sanalipidwe ndi galimoto yochotsera anthu pali kalata yopempha, kuitana, kumvetsera, chigamulo ndi kulengeza kwa bailiff. Nkhaniyi ikufotokoza za ndondomekoyi, nthawi, ndalama zomwe zimagwiritsidwa ntchito komanso komwe mbali iliyonse ili ndi malo oti ichitepo kanthu.

Lamulo lofunika kwambiri: palibe kuchotsedwa m'nyumba popanda chilolezo cha khoti

Mwininyumba sangatulutse mwini nyumbayo mwa mphamvu zake. Kuthetsa lendi ndi kuchotsera katunduyo ndi zisankho zosiyana, ndipo zonse ziwiri ndi za khothi. Mpaka woweruza atapereka lamulo lochotsa munthu m'nyumba ndipo bailiff atalikhazikitsa, wobwerekayo akhoza kukhalabe, mosasamala kanthu za ndalama zomwe abwezeredwa komanso chilichonse chomwe pangano likunena.

Sangatero:

• sinthani maloko kapena yikani unyolo;
• kudula madzi, gasi, magetsi kapena kutentha kuti munthu wobwereka atuluke;
• kuchotsa, kusunga kapena kutaya katundu wa wobwereka;
• kulowa m'nyumbamo popanda chilolezo, kaya ndi mwini wake kapena ayi.

Lamulo la ku Dutch limati izi ndi kudzithandiza eigenrichting , ndipo n'zosaloledwa. Wobwereka nyumba akhoza kuyamba lamulo la kanthawi ( kort geding ) ndipo nthawi zambiri amabwerera mkati mwa masiku angapo, ndipo mwini nyumbayo amalamulidwa kuti abwezeretse malowo ngati alipira chilango cha tsiku ndi tsiku ndipo ali ndi mlandu wokhudza kutayika komwe kwachitika. Kulowa m'nyumba mopanda chifuniro cha wokhalamo kungakhalenso mlandu wa huisvredebreuk (nkhani 138 Sr). Mwini nyumba amene amasintha maloko amasandutsa mlandu womwe mwina akanapambana kukhala womwe adzataya.

Njira ziwiri: opzegging ndi ontbinding

Kuthetsa ndi chidziwitso (opzegging)

Kuletsa lendi ndi kuthetsa lendi ya nyumba mwa kulembera kalata, yotumizidwa ndi positi yolembetsedwa, pamndandanda wotsekedwa wa zifukwa zalamulo. Zikuwonekera m'nkhani zokhudza kutha kwa lendi mu Buku 7, Mutu 4, Gawo 5 BW (nkhani 271 mpaka 282 BW): kuti wobwereka sanachite bwino ngati wobwereka, kuti mwini nyumbayo akufunikira mwachangu malowo kuti agwiritse ntchito yekha ( dringend eigen gebruik ), kuti wobwereka akukana kupereka kontrakitala yatsopano, ndi kuti malowo akufunika kuti agwetsedwe kapena kukonzedwanso.

Nthawi yodziwitsa imayambira miyezi itatu kwa lendi yosakwana chaka chimodzi, kukwera ndi mwezi umodzi pachaka china kufika pa sikisi. Chidziwitso chokha sichimathetsa chilichonse: pokhapokha ngati wobwereka avomereza polemba, lendiyo imapitirira malinga ndi lamulo mpaka khothi litasankha zosiyana, ndipo mwini nyumba ayenera kusuma mlandu. Mapangano a nthawi yokhazikika a nyumba adachepetsedwanso ndi Wet vaste huurcontracten, yomwe idagwira ntchito kuyambira pa 1 Julayi 2024, yomwe idabwezeretsa lendi yosatha ngati lamulo lalikulu, kotero mwini nyumba yemwe adaganiza kuti pangano lake litha akhoza kukhala ndi lendi yosatha.

Kusungunuka kwa kuphwanya malamulo (kuletsa)

Nkhani 6:265 BW ikunena kuti kulephera kulikonse pakuchita bwino kumapatsa mbali ina mphamvu yothetsa, pokhapokha ngati kulepherako, poganizira za mtundu wake wapadera kapena kufunika kwake kochepa, sikuli koyenera kuthetsa. Kwa nyumba zomwe mphamvuyo sikugwiritsidwa ntchito ndi kalata: nkhani 7:231 BW imasunga kuthetsedwa kwa lendi ya nyumba yomangidwa ku khothi. Kupatulapo ndi kutsekedwa kwa nyumbayo ndi kayendetsedwe ka boma, motsatira nkhani 13b ya Opium Act kapena nkhani 174a ya Municipalities Act, komwe mwini nyumbayo angathetse popanda kupita kukhothi.

Pa milandu yokhudza ngongole za lendi, nthawi zambiri njira yomangira nyumba ndi yophweka. Palibe nthawi yodziwitsira yomwe imayamba, mfundo siziyenera kulembedwa pamndandanda wotsekedwa, ndipo mwini nyumba angaphatikizepo pempho la ndalama, kuthetsedwa kwa nyumba ndi kuchotsedwa m'nyumba mu summon imodzi. Njira yomweyi imagwiritsidwa ntchito poyambitsa mavuto, kubwereketsa nyumba kosaloledwa komanso kulima chamba.

Kodi ndi ndalama zingati zomwe zikwanira? Mulingo wololera

Mawu akuti “pokhapokha ngati kulephera, chifukwa cha mtundu wake wapadera kapena kufunika kwake kochepa, sikungavomereze kuthetsedwa” ndi chitetezo chachikulu cha wobwereka. Mu chigamulo chake chotsutsana cha pa 28 Seputembala 2018 (ECLI:NL:HR:2018:1810) Hoge Raad adatsimikiza momwe mayeso amagwirira ntchito. Ndi lamulo lalikulu lopanda kuchotsera: kuphwanya kulikonse kumapereka mphamvu yothetsa; mwini nyumba amatsimikizira kuphwanya ndipo wobwereka ayenera kukhazikitsa kuchotsera. Kupatula sikungokhala pazinthu zomwe zatchulidwa mu lamulo - zochitika zonse zitha kuyesedwa, kuphatikiza chidwi cha wobwereka chosunga nyumba yake, ndipo khothi liyenera kuziyesa ngakhale zitalephera.

Kotero malipiro amodzi mochedwa, kapena ndalama zochepa zotsala, sizingapereke lamulo loti munthu achotsedwe. Koma palibe malire m'miyezi yomwe kuthetsa vutoli kumatsatira: palibe lamulo, ndipo palibe malangizo adziko lonse a makhothi, omwe amakhazikitsa chimodzi. Zibwezi zomwe zimafika miyezi ingapo ndizomwe eni nyumba amasuma ndipo pomwe pempho limakhala ndi mwayi weniweni, komabe chiwerengerocho sichimasankha chilichonse chokha - khothi liyenerabe kuyeza kuphwanya malamulowo ndi chilichonse chomwe Hoge Raad imafuna kuti iwunike, ndipo lingakane kuthetsa vutoli chifukwa cha ngongole zazikulu kapena kulola kuti lithetsedwe pa zazing'ono.

Milandu ya m'malire imasintha khalidwe monga momwe zimakhalira ndi masamu: ngati wobwereka adayankha kalata yopempha, ngati mgwirizano unaperekedwa ndi kusweka, komanso ngati thandizo la ngongole linapemphedwa.

Ndondomeko yanthawi zonse, sitepe ndi sitepe

Mikangano yokhudza lendi imapita ku khoti lachigawo ( kantonrechter ), kaya ndalama zomwe zili pachiwopsezo ndi zingati, ndipo imayamba ndi kuyitanidwa kwa bailiff ( dagvaarding ). Loya si wokakamiza, ngakhale kuti nthawi zambiri amakhala kumbali ya mwini nyumba ndipo nthawi zambiri amakhala wosankha wobwereka.

Kumapeto kwa nkhani, mlandu wosatetezedwa nthawi zambiri umatenga miyezi itatu mpaka isanu. Chitani zimenezo, ndi nthawi iliyonse yomwe ili patebulo, ngati chizolowezi osati chifukwa cha ufulu: kupatula nthawi yochepa yodziwitsira kuchotsedwa kwa nyumba yokha, palibe nthawi iliyonse yomwe yakhazikitsidwa ndi lamulo. Khothi limakhazikitsa tsiku loti lichoke pa chigamulo chake, ndipo nthawi yomvetsera ndi kuweruza imatsatira malamulo a milandu ya chigawo chaching'ono ndi ntchito ya khothi linalake, yomwe Rechtspraak imanena m'ziwerengero zake zofalitsidwa. Mlandu wotetezedwa, kapena womwe wobwereka amasunga dongosolo, umatenga nthawi yayitali ndipo nthawi zambiri umatha popanda kuchotsedwa konse.

Kukakamiza kwakanthawi ndi apilo

Chigamulo chochotsa anthu m'nyumba nthawi zambiri chimalengezedwa kuti chikugwira ntchito kwakanthawi ( uitvoerbaar bij voorraad ) motsatira nkhani 233 Rv. Iyi ndi mfundo yomwe obwereka nthawi zambiri samamvetsetsa: apilo, yolamulidwa ndi nkhani zokhudza hoger beroep kuphatikizapo nkhani 350 Rv, siimayimitsa kukakamiza. Mwininyumba akhoza kuchotsa anthu m'nyumba pamene akudikira.

Wobwereka nyumba angapemphe khoti la apilo kuti liyimitse kukakamiza, pa mayeso oletsedwa omwe nthawi zambiri amafuna cholakwika chalamulo kapena chowonadi kapena chadzidzidzi chomwe woweruza woyamba sakanatha kuchiganizira. Kapenanso akhoza kubweretsa mkangano wokakamiza ( executiegeschil ) pamaso pa woweruza wothandiza kwakanthawi motsatira nkhani 438 Rv, ponena kuti kukakamiza chigamulo tsopano ndi kuphwanya ufulu. Palibe kubwerezanso kwa mlanduwo. Zonsezi zikutanthauza kuti apilo ibweretsedwe munthawi yake, ndipo nthawiyo ndi yochepa: miyezi itatu kuyambira tsiku la chigamulo pamlandu wamba, koma milungu inayi yokha kuchokera pa chigamulo cha kort geding (nkhani 339 Rv).

Njira yolowera pakanthawi kochepa (kort geding)

Kulipira ngongole ndi njira yomaliza yolankhulirana ndi woweruza milandu wothandiza pakanthawi ( voorzieningenrechter ) motsatira nkhani zomwe zimayamba pa nkhani 254 Rv. Imapereka chigamulo cha kanthawi, nthawi zambiri mkati mwa milungu ingapo, koma singathe kuthetsa pangano. Ndiwo malire ofunikira: mwini nyumba sangalole kuti pakhale mgwirizano womangika, koma lamulo loti achoke.

Ndi lotseguka kwa mwini nyumba pokhapokha ngati pempholi ndi lofunika kwambiri ndipo zotsatira za milandu yanthawi zonse sizikukayikira kwenikweni — kusokoneza kwakukulu, kugwiritsa ntchito malo mwachisawawa, kukhala m'nyumba kupitirira pambuyo poti lendi yatha, kapena kukhala m'nyumba yopanda umwini. Mlandu wosavuta wokhudza ngongole nthawi zambiri suyenera: chidwi cha wobwereka panyumba yake chimaposa chidwi cha mwini nyumbayo pa liwiro.

Kwa obwereka nyumba, ndi kothandiza chimodzimodzi: ndi chida chotsutsana ndi mwini nyumba amene wasintha maloko, komanso choletsa kutulutsidwa komwe kwalengezedwa pomwe zinthu zasintha kwambiri.

Anthu okhala m'nyumba zopanda chilolezo, malo ochitira bizinesi ndi okhalamo opanda chilolezo

Olanda

Kudzipatula ndi mlandu waukulu, ndipo pali njira ziwiri: mlandu wa nzika wochokera kwa mwiniwake, kapena chilolezo cha wozenga milandu. Mu chigamulo chake cha pa 28 Okutobala 2011 (ECLI:NL:HR:2011:BQ9880) Hoge Raad adati kuchotsedwa m'nyumba ya zigawenga ndi kusokoneza ufulu wolemekeza nyumbayo motsatira nkhani 8 ECHR kotero kuti imafuna kuti khoti liwunikenso pasadakhale: akuluakulu aboma ayenera kulengeza izi polemba, kulola masiku osachepera asanu ndi awiri kuti achite chiwembu, ndikudikirira chigamulo cha woweruza, kupatulapo pazochitika zapadera monga kuopseza chitetezo cha anthu.

Malo a bizinesi

Obwereka malo ogulitsira ndi ochereza alendo motsatira nkhani 290 ndi BW yotsatira ali ndi malamulo awoawo komanso zifukwa zochotsera. Obwereka malo ena amalonda, makamaka maofesi ndi mafakitale, amagwera pansi pa nkhani 7:230a BW; kusiyana kumeneku kwafotokozedwa m'nkhani yathu yokhudza lendi zamalonda motsatira nkhani 290 ndi 230a : lendi ikatha ndipo chidziwitso chochoka chaperekedwa, wobwereka angapemphe khoti lachigawo kuti liwonjezere nthawi yochoka, ndipo kuchotsedwako kumayimitsidwa pamene pempholo likudikira. Pempholo liyenera kuperekedwa mkati mwa miyezi iwiri kuchokera tsiku lolengezedwa la kuchoka, ndipo khoti lingapereke zowonjezera zitatu pachaka chimodzi chilichonse.

Anthu okhalamo opanda udindo

Munthu amene ali m'nyumbamo wopanda pangano — mnzake wakale wotsala wa wobwereka, mlendo amene sachoka, wokhalamo pansi pa mgwirizano woletsa kugona ndi anthu ambiri — alibe chitetezo cha nthawi yogona, ndipo izi ndi milandu yomveka bwino yokhudza kubwereka nyumba. Chenjezo ndilakuti nthawi zina mgwirizano wolembedwa kuti woletsa kugona ndi anthu ambiri umaonedwa ngati lendi, yokhala ndi chitetezo chomwe chimabweretsa.

Woyang'anira nyumba, chilengezo ndi katundu

Khothi lokha ndi lomwe lingathe kukakamiza lamulo lochotsa munthu m'nyumba, ndipo ndi wogwira ntchito m'boma, osati wantchito wa mwini nyumba. Iye ndiye amene apereka chigamulo, amalamula wobwereka kuti achoke, kenako amalengeza kuchotsedwa m'nyumbayo ndi njira ina. Kuchotsa munthu m'nyumba mokakamiza kumayendetsedwa ndi nkhani zokhudza gedwongen ontruiming, nkhani 555 mpaka 562 Rv. Nkhani 555 Rv imakhazikitsa nthawi yosachepera masiku atatu pakati pa lamulolo ndi kuchotsedwa; nthawi yochepa yomwe malamulo amapereka si nthawi yayitali yodzipereka yomwe yaperekedwa mu chigamulocho.

Pa tsiku limene woyang'anira nyumba angaitane apolisi kuti akapeze njira yopezera maloko ndi kusunga bata, ndi katswiri wokonza maloko. Mwininyumba amakonza ndi kulipira anthu ochotsa katundu poyamba, ndipo katundu wotsala amachotsedwa. Chomwe chimawachitikira sichilinso nkhani ya m'deralo. Boma liyenera kutenga katunduyo ndikuwasunga, polipira munthu amene akukakamiza chigamulocho, ndipo malamulo okhudza kukakamiza kayendetsedwe ka ntchito amagwira ntchito posungira katunduyo (nkhani 556 Rv, ponena za nkhani 5:29 ndi 5:30 Awb). Kusunga katunduyo kumatenga milungu khumi ndi itatu, kenako katunduyo akhoza kugulitsidwa kapena kuwonongedwa; pamene agulitsidwa mwiniwake wakale amasunga ndalama zomwe zapezeka kwa zaka zitatu. Katundu wopanda phindu kwa mwiniwake, komanso chilichonse choopsa kapena chosawonongeka, chingapite nthawi yomweyo. Ndalamazo zimafika kwa wobwereka kudzera mwa mwininyumba, osati kudzera mu bilu yochokera ku boma.

Kuchotsedwa kwa nyumba kungachedwe mpaka nthawi yomaliza. Ogwira ntchito zachitukuko nthawi zambiri amaimitsa nyumba imodzi pamene ndalama zomwe zatsala ndi ndalama zake zalipidwa zonse, kapena pamene mgwirizano wavomerezedwa ndipo mwini nyumbayo akulamula kuti ayimitsidwe. Koma kusinthasintha kumachepa kwambiri akangomaliza kulembetsa anthu ochotsa nyumba.

Ndalama, ndi amene amalipira

Ndalama zolipirira khothi ( griffierecht ) m'milandu ya madera ang'onoang'ono zimadalira mtengo wa zomwe zanenedwazo komanso ngati wopemphayo ndi kampani, munthu payekha, kapena gulu lopanda ndalama zambiri, lomwe limalipira ndalama zochepa zomwe sizingasinthe m'mabokosi ambiri. Mabokosi ndi ndalamazo zimakhazikitsidwa ndi lamulo, zimasinthidwa kuyambira pa 1 Januwale chaka chilichonse, ndipo zimafalitsidwa patebulo lomwe Rechtspraak imasunga; mtengo womwe umagwira ntchito ndi womwe umagwira ntchito pamene mlanduwo ukubweretsedwa. Palibe VAT yomwe imalipidwa pa ndalama zomwe khothi limalipira.

Kuwonjezera pamenepo, ndalama za bailiff, zomwe zimakhazikitsidwa ndi Besluit tarieven ambtshandelingen gerechtsdeurwaarders ndipo zimalembedwa kuyambira pa 1 Januwale chaka chilichonse. Kupereka chigamulo chokakamiza kumakhala ndi mtengo wochepa; kuchotsedwa mokakamiza kokha kumawononga ndalama zambiri. Mitengo yomwe ilipo imafalitsidwa ndi lamulo limenelo, ndipo bailiff adzaitchula ngati apempha. Kuchotsa, kusunga ndi ndalama zalamulo za mwini nyumba zimakhala pamwamba pa mitengoyo ndipo sizimakhazikitsidwa ndi chilichonse, kotero ndalama zonse zimatengera kukula kwa malo ndi boma lomwe latsala.

Munthu wotayika amalipira ndalama za wopambana, koma lamulo la ndalama la ku Dutch ndi ndalama zokhazikika, osati chindapusa chonse, ndipo nthawi zambiri zimakhala zochepa kwambiri kuposa ndalama zomwe zagwiritsidwa ntchito ndi lamulo. Kwa mwini nyumba, kuchotsedwa bwino nthawi zambiri kumakhala kutayika kwa ndalama, chifukwa lamulo ndi ndalama zomwe zatsala zimakakamizika kwa wobwereka yemwe mwachiwonekere alibe ndalama. Kwa wobwereka, kutayika kumatanthauza ndalama zomwe zatsala, chiwongola dzanja, ndalama za khothi ndi bailiff, kuchotsa ndi kusunga nyumbayo pamwamba pa kupeza malo okhala - ndipo ngongoleyo imapulumuka kuchotsedwa.

Olemba nyumba omwe ali pachiwopsezo chachikulu

Kukhala ndi ana sikupatsa wobwereka ufulu wokhala, koma ndi nkhani yomwe yafotokozedwa mu nkhani 6:265 BW, ndipo ndi chifukwa champhamvu choti woweruza azikakamiza mbali zonse ziwiri kuti zigwirizane. Makhothi nthawi zambiri amapereka chigamulo cha "mwayi womaliza": kuthetsa banja ndi kuchotsedwa m'nyumba kumalamulidwa, koma sikukakamizidwa malinga ngati wobwerekayo akwaniritsa nthawi yomwe agwirizana.

Wobwereka amene wavomerezedwa kuti ali ndi mgwirizano wokonzanso ngongole ndi wamphamvu kwambiri, chifukwa kuletsa kuletsa zomwe obwereketsa aliyense payekha angagwiritse ntchito. Malinga ndi nkhani 305 ya Bankruptcy Act, mwini nyumba sangathetse lendi kapena kuchotsa nyumba chifukwa cha ngongole zomwe zinabwera kale asanasinthe ngongole, ndipo kuchotsedwa komwe kukuchitika kale pa ngongole yakaleyo kumayimitsidwa ndi lamulo. Chitetezo chili ndi zofunikira: wobwereka ayenera kulipira gawo lililonse lotsika la lendi nthawi yake kuyambira pamenepo, ndipo ngongole zatsopano zimatsitsimutsa mphamvu ya mwini nyumbayo yothetsa ndi kuchotsa nyumbayo. Wobwereka amene akukumana ndi kuchotsedwa nyumbayo ayenera kupempha thandizo la ngongole ya boma nthawi yomweyo; mwini nyumba ayenera kuwona ngati pempho lake likugwira ntchito kale.

Kuyambira pa 1 Januwale 2021, dziko la Netherlands lakhala likuyendetsa njira yochenjeza anthu msanga. Eni nyumba, ogulitsa magetsi, makampani amadzi ndi makampani a inshuwaransi yazaumoyo ayenera kunena kuti ndalama zomwe abweza ku boma sizilipiridwa, popanda chilolezo cha wobwereka, akangolephera kusonkhanitsa nyumba zawo. Malinga ndi lamulo la Wet gemeentelijke schuldhulpverlening, boma liyenera kuyankha chizindikiro chilichonse ndi kupereka koyamba kukambirana; nkhani 3 ndi 4 za lamuloli zimafuna kuti izi zichitike mkati mwa milungu inayi, kapena masiku atatu ogwira ntchito pamene zinthu zili zofunikira - kuchotsedwa komwe kukubwera kukhala chitsanzo chabwino. Makampani omanga nyumba amaona kuti kufalitsa nkhani ngati chinthu chofunikira pasadakhale.

Malangizo othandiza

Kwa eni nyumba:

• Musatengere zinthu m'manja mwanu.
• Lembani zonse: buku la lendi, zikumbutso, kalata yopempha, zopereka za mgwirizano, madandaulo ochokera kwa anansi.
• Perekani chidziwitso cholembedwa cha kusagwira ntchito musanayimbe mlandu, ndipo lolani kuti ngongole zidutse bwino malire olekerera m'malo moyimba mlandu msanga ndikutaya pokhapokha ngati pali chifukwa chokana.
• Nenani za ngongole zomwe zatsala ku boma ngati pakufunika, ndipo muthe kutsimikizira zimenezo.

Kwa obwereka:

• Musanyalanyaze pempho loitana; mlandu wotetezedwa ndi wosiyana kwambiri ndi wosaloledwa.
• Khalanipo pa msonkhano kapena perekani umboni wolembedwa pasadakhale; ndi waulere ndipo sufuna loya.
• Pemphani thandizo la ngongole ya boma nthawi yomweyo, bweretsani umboni ku khoti, ndipo lipirani ndalama nthawi zonse ngakhale simungakwanitse kulipira chilichonse.
• Ngati mwininyumba wasintha maloko kapena wadula magetsi, funsani upangiri tsiku lomwelo.
• Dziwani kuti apilo yokha siingaletse kuchotsedwa kwa munthu.

Law & More Malamulo a eni nyumba ndi a obwereketsa omwe amaperekedwa ku khothi lachigawo komanso ku khoti, kuyambira kalata yopempha mpaka kwa bailiff. Chifukwa mlandu wotetezedwa umasiyana kwambiri ndi wosaloledwa, ndipo chifukwa apilo yokha siyimaletsa kuchotsedwa, chonde titumizireni uthenga nthawi yomweyo pempho kapena chidziwitso chochoka chikafika.