DISSOLUTION OF JOINT OWNERSHIP

cute 3d guy is in conflict ("Happyman" series)Quite often we get enquiries from someone who has bought a second home in Spain with their partner, friends or family, and who for various reasons cannot or does not want to continue with their co-ownership.

Spain’s legal system offers a judicial solution for those cases where one of the co-owners refuses to sell given that no-one is obliged to continue in joint ownership: the wish of one co-owner to sell obliges the fellow owners to sell as well.
Here we look at two solutions to this problem.

LEGAL ACTION FOR THE DIVISION OF JOINTLY-OWNED PROPERTY

This is the solution for those situations where several people jointly own a property but cannot agree to sell (some want to sell while others don’t, or there is disagreement on a fundamental aspect such as price, etc.). They will have to go to court, and there are various scenarios as follows:

• heirs who have inherited a property and want to sell to realise the value in proportion to their legacies

• ex-spouses who, upon terminating the conjugal partnership, receive a judgment about their relative shares, and wish to sell to split the proceeds

• a former common-law spouse who acquired a property during the relationship and decides to sell it and split the proceeds when the relationship ends

• ex-spouses who owned their property jointly while they were married

• joint owners who acquired a property (as an investment or for another reason) and decide to terminate their common ownership, and who therefore have to sell to divide the sale price.

In these cases, legal action is initiated, usually regular proceedings in which the plaintiff requests the division of a property s/he owns with others. The defendants, i.e. the other co-owners, usually agree to the request or don’t oppose it, and a ruling is ultimately issued for the property to be sold at public auction with independent bids, and the price raised is divided in proportion to the share of each co-owner.

SIGNING A DEED OF DISSOLUTION OF JOINT OWNERSHIP AT NOTARY

If an agreement is reached between the co-owners where one of them wants to keep the property, the most advisable way to proceed is to have a Deed of Dissolution of Joint Ownership drawn up at notary. This type of document is greatly advantageous in terms of tax payable, with the transmission taxed at 0.75% of the value of the property instead of the 6.5% imposed on sales. Moreover, the 3% non-resident retention is not applied if the market value of the property is not greater than the original purchase price.

Spanish version

DISOLUCION DE CONDOMINIO

Son frecuentes las consultas de personas que han comprado una segunda vivienda en España con su pareja, amigos o familiares y por diversas circunstancias en la vida no pueden o no quieren continuar con esta situación de copropiedad.

en España nuestro sistema legal ofrece una solición judicial para aquellos casos en que uno de los copropietarios se niega a vender puesto que  nadie está obligado a continuar en el proindiviso, basta con que uno de los copropietarios quiera vender para obligar al resto de copropietarios a vender.

A continuación analizamos las dos soluciones a este problema.

LA ACCION JUDICIAL DE DIVISIÓN DE LA COSA COMUN

Este es la solución para aquellas situaciones por las que varias personas que tienen en común un inmueble y no se ponen de acuerdo en la venta (unos quieren vender y otros no, o no existe consenso en un elemento esencial del contrato como puede ser el precio, etc.), teniendo, por tanto, que acudir a la vía judicial, son diversas señalando a título de ejemplo las siguientes:

· Los herederos que han adquirido una finca y quieren vender para repartirse el precio que se obtenga en proporción a su cuota.

· Los ex cónyuges que al liquidar la sociedad de gananciales, se adjudican un inmueble en la proporción que corresponda y quieren vender para repartirse el precio que se obtenga.

· Una expareja de hecho que durante la relación adquirieron una vivienda y al terminar dicha relación deciden vender para repartirse el precio que se obtenga.

· Lo mismo respecto de los ex cónyuges que tenían el régimen de separación de bienes durante su matrimonio.

· Los copropietarios que adquirieron una finca (como inversión o por la razón que fuera) y deciden cesar en la comunidad de bienes, por tanto, tienen que vender para repartirse el precio que se obtenga.

En estos casos se presenta una demanda, normalmente un juicio ordinario, en la que el demandante solicita la división de una finca que tiene en común con una o varias personas más. Los demandados, que son los otros copropietarios, por lo general se allanan o no formulan oposición, y se termina dictando sentencia en la que se acuerda que en ejecución de la misma, se proceda a la venta de la finca en pública subasta, con intervención de licitadores extraños, y se repartan el precio obtenido en proporción a la cuota de cada uno de los copropietarios.

LA FIRMA DE UNA ESCRITURA DE DISOLUCIÓN DE CONDOMINIO ANTE NOTARIO

Si llegamos a un acuerdo con el resto de los copropietarios y uno de ellos quiere quedarse la propiedad , lo conveniente es encargar al notario una escritura de disolución de condominio puestos que este tipo de escrituras tiene grandes ventajas fiscales tributando la transmisión al 0,75% del valor del inmueble en lugar de tributar al 6,5% . como una compraventa. Además no se le aplica el 3% de retención fiscal si el valor de mercado de la propiedad es igual la de la fecha de adquisición.

 

 

Author: J. Escobedo

I am a member of the Tenerife Law Society since 1989 with a dedicated team for anyone who needs an immediate answer or long term solution to any practical or legal issues appertaining to any property or business investment in Spain. If you have decided to move to Spain to start a new life, whether that´s buying a property or a business, then you will definitely need the services of a good Spanish Lawyer who is fully conversant with Spanish protocol and who has a good command of the English language. I am based in the south of Tenerife and I am specialist in Property Law, Inheritance issues and taxes as well as Tenerife and Canarian law and a great deal more. ABOUT MY STAFF All my friendly and professional staff are fluent in English. We have been working for foreign clientes for over 25 years in Tenerife, providing legal advice and litigation services to all our clients investing throughout the whole of Spain and we pride ourselves on providing a high quality service to our clients in the form of clearer communication and advice.

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