{"id":9401,"date":"2017-04-18T08:51:17","date_gmt":"2017-04-18T07:51:17","guid":{"rendered":"https:\/\/www.athome.lu\/blog\/?p=9401"},"modified":"2022-06-14T15:08:00","modified_gmt":"2022-06-14T13:08:00","slug":"the-terms-of-the-contract-of-sale","status":"publish","type":"post","link":"https:\/\/www.athome.lu\/blog\/en\/vendre\/les-clauses-du-compromis-de-vente\/","title":{"rendered":"The clauses of the sales agreement"},"content":{"rendered":"<p class=\"wp-block-paragraph\">The compromis de vente is a document that seals a property sale. In Luxembourg, this document is equivalent to a sale: it is not a simple commitment that can be withdrawn. The regulations clearly state that an agreement to sell is equivalent to a sale. The compromis is therefore to be taken very seriously.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">In order to ensure optimal legal certainty for both parties, the compromise should contain a number of clauses.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">Here are the 8 main clauses of a provisional sale agreement in Luxembourg:<\/span><\/p>\n\n\n\n<ul class=\"wp-block-list\"><li><span style=\"color: #000000;\">the qualities of the two signatories (surnames, first names and addresses);<\/span><\/li><li><span style=\"color: #000000;\">a description of the building (location, cadastral references, size, etc.);<\/span><\/li><li><span style=\"color: #000000;\">the existence of any easements;<\/span><\/li><li><span style=\"color: #000000;\">the sale price and the terms of payment;<\/span><\/li><li><span style=\"color: #000000;\">the name of the notary who will receive the notarial deed and the date of signature of the notarial deed;<\/span><\/li><li><span style=\"color: #000000;\">the planned date of entry into use (date of handover of the keys);<\/span><\/li><li><span style=\"color: #000000;\">a suspensive clause concerning the obtaining of a bank loan;<\/span><\/li><li><span style=\"color: #000000;\">a penalty clause providing for compensation in the event of termination of the agreement without cause by one of the parties.<\/span><\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">The last two clauses merit a closer look at their definition, content and consequences.<\/span><\/p>\n\n\n<div class=\"wp-block-image\">\n<figure class=\"aligncenter\"><img loading=\"lazy\" decoding=\"async\" width=\"1280\" height=\"720\" src=\"https:\/\/www.athome.lu\/blog\/blog\/wp-content\/uploads\/2017\/04\/compromis2017.jpg\" alt=\"Sales agreement\" class=\"wp-image-9405\" srcset=\"https:\/\/www.athome.lu\/blog\/wp-content\/uploads\/2017\/04\/compromis2017.jpg 1280w, https:\/\/www.athome.lu\/blog\/wp-content\/uploads\/2017\/04\/compromis2017-300x169.jpg 300w, https:\/\/www.athome.lu\/blog\/wp-content\/uploads\/2017\/04\/compromis2017-1024x576.jpg 1024w, https:\/\/www.athome.lu\/blog\/wp-content\/uploads\/2017\/04\/compromis2017-768x432.jpg 768w, https:\/\/www.athome.lu\/blog\/wp-content\/uploads\/2017\/04\/compromis2017-18x10.jpg 18w\" sizes=\"auto, (max-width: 1280px) 100vw, 1280px\" \/><\/figure>\n<\/div>\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span style=\"color: #000000;\"><strong>Sales agreement: the penalty clause<\/strong><\/span><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">Compromises of sale often include such a clause, the principle of which is provided for in the Civil Code.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">A penalty clause is a contractual and lump-sum assessment of the contractual damages that may be due to the creditor of an obligation in case of non-performance of that obligation.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">It is intended to avoid difficulties in assessing the damage suffered by the creditor by fixing a lump sum of money, which in principle eliminates any discussion between the parties on the reality and extent of the damage. In principle, this sum cannot be modified by a court, unless it was manifestly excessive.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">In general, the parties provide that the defaulting party will have to pay the other party an indemnity equivalent to 10% of the sale price. This clause may be invoked whenever a party unilaterally terminates the compromis de vente.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">However, this clause will not be applied if one of the parties can validly claim the non-fulfilment of a suspensive clause provided for in the sales agreement.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span style=\"color: #000000;\"><strong>Sales agreement: suspensive clauses<\/strong><\/span><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">- Most homebuyers use a <strong>bank loan<\/strong>.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">It is therefore essential that the preliminary sales agreement include a condition precedent that a bank loan be obtained.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">A suspensive condition is one on which the creation of a legal relationship depends: as long as the condition is not fulfilled, the obligation does not yet exist and is suspended. If the condition fails, the right does not arise and the contract is not effective.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">If the preliminary sales agreement includes such a suspensive clause, which generally provides for a deadline by which the buyer undertakes to send the seller the bank's reply, and if the bank does not grant the loan to the buyer, the preliminary sales agreement will not be effective. Thus, the parties will be released from any commitment, without the acquiring party being obliged to pay any compensation to the other party.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">If the parties to the contract fail to include such a clause and the bank refuses to grant the loan, the buyer will in principle be obliged to pay the amount of the penalty clause to the seller, as he will have unilaterally terminated the compromis de vente.<\/span><\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\"><p style=\"text-align: justify;\"><span style=\"color: #000000;\">It is essential to include a condition precedent of obtaining a bank loan in the preliminary sales agreement.<\/span><\/p><\/blockquote>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">If one of the parties withdraws from the sale, i.e. unilaterally terminates the compromis, without being able to claim the non-fulfilment of a suspensive clause, and a penalty clause was provided for in the contract, it must pay the amount of the penalty clause provided for to the other party.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">It has been ruled that the expiry of the time limit within which the event had to occur, i.e. within which the response from the bank had to be obtained, does not cause the sale agreement to lapse and it can therefore be fully effective (Court of Appeal - 4<sup>e<\/sup> Chamber, 14 March 2012).<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">- In the same way, and following the same legal principles, a provisional sale agreement can sometimes be concluded under the suspensive condition of obtaining a <strong>building permit<\/strong>&nbsp;(e.g. for the acquisition of land under the suspensive condition of obtaining permission to build a residential project on the acquired plot of land).<\/span><\/p>\n\n\n<section id=\"section-3-14695\" class=\"ct-section\" ><div class=\"ct-section-inner-wrap\"><div id=\"div_block-4-14695\" class=\"ct-div-block\" ><div id=\"new_columns-7-14695\" class=\"ct-new-columns\" ><div id=\"div_block-8-14695\" class=\"ct-div-block\" ><div id=\"div_block-14-14695\" class=\"ct-div-block\" ><\/div><\/div><div id=\"div_block-9-14695\" class=\"ct-div-block\" ><h1 id=\"headline-11-14695\" class=\"ct-headline\">What are the property prices at the moment?<\/h1><div id=\"text_block-12-14695\" class=\"ct-text-block\" >Prices are slowing down. Interest rates are rising. What are the trends for the coming months?<\/div><a id=\"link_button-13-14695\" class=\"ct-link-button\" href=\"https:\/\/www.athome.lu\/blog\/blog\/marche-immobilier\/prix\/tendances-2022\/\" target=\"_blank\"  >Read the analysis<\/a><\/div><\/div><\/div><\/div><\/section>\n\n\n<h2 class=\"wp-block-heading\"><span style=\"color: #000000;\"><strong>Mention of the rental of the property sold<\/strong><\/span><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">The seller should inform the potential buyer that a tenant occupies the property sold and that the lease contract should be taken over. In this respect, it is advisable to clearly mention the existence of a lease contract, both in the preliminary sales agreement and in the notarised deed.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">The new purchaser will be bound by the terms of the lease agreement. If the new buyer wishes to terminate the lease, he or she will have to comply with the relevant legal provisions.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">Note that :<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">- the preliminary sales agreement must be drawn up in as many original copies as there are parties to the contract, i.e. in principle <strong>in two originals<\/strong>&nbsp;(one for each party).<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">- In principle, the preliminary sales agreements for a building <strong>must be registered<\/strong>&nbsp;to the<a style=\"color: #000000;\" href=\"http:\/\/www.aed.public.lu\/functions\/contact\/bureaux_enregistrement.html\">Registration and Domain Administration<\/a>.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">In practice, many sales agreements are not registered. Failure to register the agreement does not affect its validity as between the parties, but renders it unenforceable against third parties to the contract (persons who are not parties to the contract).<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span style=\"color: #000000;\"><strong>The notarial deed<\/strong><\/span><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">A notarial deed, as opposed to a private deed, is a deed received (and often drawn up) by a competent public officer, according to a number of formalities required by law.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">In some cases the law obliges the parties to a contract to have it drawn up in an authenticated notarial act in order for it to be valid.<\/span><br><span style=\"color: #000000;\"> This is the case for real estate sales for which the compulsory notarial deed is in principle a mere formality, as the sale is already complete when the preliminary sales agreement is signed<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span style=\"color: #000000;\"><strong>The role of the real estate agent<\/strong><\/span><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">The real estate agent's task is to bring the seller and buyer together and to handle the negotiations.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">He is often also in charge of drafting the preliminary sales agreement which will be signed by the seller and the buyer or by the real estate agent in the name and on behalf of the seller.<\/span><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><span style=\"color: #000000;\">Attorney Claudia THIRION<\/span><br><span style=\"color: #000000;\"> Lawyer at the Court<\/span><br><span style=\"color: #000000;\"> THIRION study<\/span><br><span style=\"color: #000000;\"> Tel: 20.60.03.05<\/span><br><span style=\"color: #000000;\"> Email : claudia.thirion@thirion-avocat.lu<\/span><\/p>","protected":false},"excerpt":{"rendered":"<p>Le compromis de vente est un document permettant de sceller une vente immobili\u00e8re. Au Luxembourg, ce document vaut vente : il ne s'agit pas d'un simple engagement qui peut \u00eatre d\u00e9nonc\u00e9. La r\u00e9glementation indique clairement qu'un accord de vente vaut vente. Le compromis est donc \u00e0 prendre tr\u00e8s au s\u00e9rieux. Afin de garantir une s\u00e9curit\u00e9 [&hellip;]<\/p>\n","protected":false},"author":17,"featured_media":9402,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[4],"tags":[30,37],"class_list":["post-9401","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-vendre","tag-achat","tag-vente"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Compromis de Vente : Quelles sont les Clauses ? - atHome Blog<\/title>\n<meta name=\"description\" content=\"Le compromis de vente doit contenir un certain nombre de clauses pour \u00eatre juridiquement valable et protecteur. 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