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Maître Reda KOHEN, avocat au Barreau de Paris
Maître Reda KOHEN
Avocat au Barreau de Paris

Can France Seize a UK Bank Account for French Tax Debt After Brexit? Recovery Assistance and Remedies

A British national living in France may discover that a French tax authority is pursuing money held in a UK bank account. The urgent question is usually framed in simple terms: can France freeze or take the account after Brexit? The answer depends on the route used. A French saisie administrative à tiers détenteur (SATD), meaning an administrative third-party seizure, is a domestic French instrument. It does not automatically bind a bank in England, Wales, Scotland or Northern Ireland. France may nevertheless ask the United Kingdom for mutual assistance in recovering a covered tax claim, and the UK authority may then use its own enforcement machinery. That distinction determines both the evidence to collect and the court to approach. This guide separates the French challenge to the debt or its French recovery title from the UK challenge to an enforcement measure taken against the British account. It also explains the two-month French administrative deadline, the effect of a request for suspension of payment, the protected minimum applicable to a French bank account, and the documents needed to seek an immediate release or a negotiated payment plan. The analysis concerns a person’s tax and recovery position, not a property purchase or the creation of a company.

I. Can France seize a UK bank account for French tax debt after Brexit?

A. Can a French SATD directly freeze money held by a UK bank?

The first point is jurisdictional. A French tax collector cannot make a French domestic seizure notice legally self-executing in the United Kingdom merely by sending the notice to a British bank. A bank in the UK is not a French “tiers détenteur” (third-party holder) simply because its customer is resident in France. The French procedure and the British enforcement procedure must be connected through an international assistance mechanism or another recognised route.

Within France, the relevant domestic instrument is the SATD. The current Article L. 262 of the French Livre des procédures fiscales (Tax Procedures Book) authorises claims collected by public accountants to be notified to a person holding, owing or expected to owe money to the taxpayer. Its notification rule is explicit: “L’avis de saisie administrative à tiers détenteur est notifié au redevable et au tiers détenteur.” In other words, the taxpayer and the third-party holder are both meant to receive the notice. The same text gives the notice immediate allocation effect and makes the French enforcement provisions for seized bank accounts applicable.

Article L. 262 also says that the third party must pay the requested funds within thirty days after receiving the SATD, up to the amount owed. It provides: “Le montant des frais bancaires afférents à la saisie administrative à tiers détenteur perçu par les établissements de crédit ne peut dépasser 10 % du montant dû au Trésor public, dans la limite d’un plafond fixé par décret.” That rule is useful when the bank is a French credit institution. It is not a rule that a UK bank must apply to a French notice without an international implementation step.

The practical French account mechanics can create confusion because several time periods exist. The official Service-Public SATD explanation states that a bank account is blocked for fifteen days and that the third party pays the unpaid amount within thirty days. The fifteen-day period allows account operations that pre-date the seizure to be dealt with; the thirty-day period concerns the third party’s payment obligation under Article L. 262. A reader should not transplant either period onto a UK account. Once the UK has received a request and takes its own measure, the UK notice, the UK bank’s terms and applicable UK law determine the relevant steps.

French domestic law nevertheless matters for two reasons. First, it identifies the underlying claim, the French title and the administration that decided to pursue it. Secondly, it tells the French administration what it must establish before requesting assistance abroad. A tax assessment that has already been paid, a duplicated assessment, an unenforceable instalment, a defective notice or an expired recovery power may be challenged in France even though the asset is in Britain.

The French bank-account safeguards illustrate the same territorial limit. Article L. 162-1 of the Code des procédures civiles d’exécution requires the institution holding deposit accounts to declare the balance on the day of a seizure and describes the treatment of operations during the fifteen working days following the seizure. Article L. 162-2 of the same Code requires the third party to leave an individual debtor a food-and-living allowance, within the available balance, equal to the flat-rate amount referred to in Article L. 262-2 of the Social Action and Families Code. These provisions are important evidence in a French domestic challenge, but they do not turn a UK account into a French account.

The distinction is also visible in the case law. In its decision of 24 April 2019, no. 412570, the Conseil d’État described the effect of a French SATD on a French bank: the bank must declare the balance, “procéder au blocage des sommes laissées en dépôt pendant un délai de quinze jours” and pay the Treasury within the available amount while leaving the protected sum. The official decision is available on Légifrance, Conseil d’État, 24 April 2019, no. 412570. That judgment explains the domestic mechanism; it does not hold that a French SATD itself operates in the UK.

A British account can therefore appear in a French recovery file in at least four different ways:

  • the account is disclosed as a foreign account in a French tax declaration and the administration uses that information to assess or recover tax;
  • France asks the UK for information about the account and the account holder;
  • France asks the UK to serve a legal document, such as a recovery notice; or
  • France submits a request for recovery or a precautionary measure under an international agreement, after which a UK authority applies a UK procedure.

Those possibilities should not be collapsed into the phrase “France seized my UK account”. The first question is to obtain the document actually received: a French tax assessment, an SATD, an HMRC or UK enforcement notice, a bank letter, or a request for information. The title, issuing authority, date, currency conversion, tax period and stated route may determine the remedy before the merits of the tax calculation are even examined.

B. How does France ask the UK to recover a tax debt after Brexit?

Brexit removed the assumption that a French domestic act can circulate inside the UK as if both states used one enforcement system. It did not eliminate tax cooperation. The relevant framework is generally considered through Mutual Assistance in the Recovery of Debt, commonly called MARD, under the Convention on Mutual Administrative Assistance in Tax Matters and, where applicable, a bilateral instrument. HM Revenue & Customs explains in its current MARD guidance on GOV.UK that MARD can cover information, service of documents, recovery and precautionary measures where a defaulting taxpayer lives in or has assets in the UK. It identifies two routes: the Council of Europe/OECD Convention and a bilateral arrangement, typically an article in a double-taxation agreement.

The UK manual is precise about the channel: requests to or from the UK concerning a tax or duty debt “can only be made through the International Debt Unit, MARD team”. A French tax office therefore does not send an ordinary SATD to a private UK bank and ask the bank to decide what to do. The request is transmitted through the competent authorities. HMRC then assesses the request and, if it is accepted, uses the recovery procedure available under UK law. The same guidance states that the requested country recovers the debt using the procedures it would use for a debt in its own country. This is why the French taxpayer must analyse two legal layers rather than searching for a single French “freeze” button.

The Convention text matters because it limits the assistance. Article 11 is headed “Recovery of Tax Claims” and provides that, at the request of the applicant state, the requested state takes the necessary steps to recover a covered tax claim “as if they were its own tax claims”. The same provision requires an instrument permitting enforcement in the applicant state and generally a claim that is not contested. Where the debtor is not resident in the applicant state, the Convention ordinarily requires that the claim may no longer be contested unless the parties have agreed otherwise. The UK-published Convention materials on GOV.UK should be checked with the current agreement, tax coverage and declarations for the particular case.

Article 12 is different. It concerns “Measures of Conservancy”, meaning protective action intended to preserve recovery. It allows a requested state, at the applicant state’s request, to take a protective measure even when the claim is contested or is not yet covered by an instrument permitting enforcement. This does not mean that every disputed French assessment produces an automatic UK freeze. The authority must still satisfy the agreement, its domestic implementing rules and any conditions attached to the requested measure. It does mean that a taxpayer should not assume that a pending objection alone makes the British account safe.

Article 13 requires supporting documents, including a declaration about the covered tax and an official copy of the instrument permitting enforcement for an ordinary recovery request. Article 18 requires information identifying the person, the nature and amount of the claim and the assets or persons from whom recovery is sought. These requirements provide a useful request for disclosure. Ask the French administration which agreement was used, which tax is said to be covered, what French instrument permits enforcement, when it became enforceable, whether the claim is treated as contested, and what exact British measure has been requested.

Article 14 addresses limitation. It generally preserves the limitation rule of the applicant state while stating that the requested state is not obliged to act after the period specified by the Convention, commonly fifteen years from the initial instrument permitting enforcement. HMRC’s guidance on requests for recovery describes the applicant-country limitation period and notes that old claims are normally referred no more than fifteen years from the original instrument, subject to the individual agreement. That is not a universal answer to a French prescription question. It is a reason to obtain the original French enforceable title and the history of every recovery act.

The 2008 UK–France double taxation convention is relevant but should not be oversold. Its Article 2 text on GOV.UK covers specified UK taxes and taxes imposed by France, including state or local taxes on income and certain social contributions. Article 26 provides a mutual agreement procedure where taxation is not in accordance with the Convention. Article 27 provides exchange of information. The publication’s contents show that Article 25 is non-discrimination, not a general tax-debt collection article. A residence or double-taxation dispute may therefore involve the treaty while the recovery request itself is examined under the MARD framework or another applicable instrument.

Information exchange and recovery are not the same thing. A bank-account report may help France establish residence, undeclared income, interest, capital gains or a foreign-account reporting breach. It does not, by itself, prove that the French tax assessment is correct or that a UK enforcement measure was lawfully taken. Conversely, a recovery request may rely on an already enforceable French claim without requiring the French authority to relitigate the tax calculation in Britain.

The current HMRC manual also separates disputes. It states: “Only the applicant country can consider a dispute about the validity of the debt. Only the requested country can consider a dispute about the enforcement measures used.” Applied to a French request for UK action, that means France is the primary forum for the existence, amount and enforceability of the French debt. The United Kingdom is the primary forum for the way in which the UK authority or bank has frozen, taken or transferred funds. The split is the organising principle for the next steps.

What the taxpayer disputes First forum Evidence to collect
The French assessment, amount, payment or French enforceability French tax administration, then the competent French court Assessment, payment proofs, returns, correspondence, calculation and French notice
The form or notification of a French recovery act French administrative challenge, then the judge designated by French law Envelope, delivery record, notice, stated remedies and every attachment
The UK freeze, deduction, account restriction or transfer UK authority or court under the UK measure UK notice, bank statement, reference number, date, amount and correspondence
Taxation contrary to the France–UK treaty French or UK competent authority under the treaty, alongside domestic deadlines Residence evidence, treaty analysis, tax returns and both administrations’ notices

This table is a triage tool, not a substitute for reading the notice. A British resident can have more than one dispute at the same time: the French amount may be wrong, the French notice may be defective, and the UK bank may have applied the wrong local process. Starting in the wrong forum can waste the time needed to protect the account.

II. How can a British resident challenge the French debt or the UK enforcement?

A. What is the French deadline to challenge the debt, amount or SATD?

French recovery litigation has a formal sequence. The first French complaint is not normally filed directly in court. Article L. 281 of the Livre des procédures fiscales says that recovery objections must be addressed to the administration on which the pursuing accountant depends. It draws a strict boundary: “Les contestations relatives au recouvrement ne peuvent pas remettre en cause le bien-fondé de la créance.” A recovery objection is therefore not the ordinary way to argue that a tax rule was misapplied on the merits. It concerns the act, the duty to pay, the amount after payments and the enforceability of the sum.

Article L. 281 then allocates the court. A challenge to the formal regularity of the recovery act goes to the juge de l’exécution (enforcement judge). A challenge to the payment obligation, the amount or enforceability of a fiscal claim goes to the juge de l’impôt (tax judge) under Article L. 199. The precise court can depend on the tax. For income tax or local tax, the administrative court is generally involved; for registration duties or IFI, the judicial court may have jurisdiction. The notice and the type of tax must be analysed together.

Article R*281-1 requires the complaint to be sent to the competent service and supported by the useful justifications. It allows the taxpayer or a person jointly or jointly and severally liable to bring the objection. The correct recipient is commonly the departmental or regional director of public finances in the department where the pursuit was decided, or the competent customs service in a customs case. A complaint sent only to a local tax office, or only to a bank, may not preserve the intended route.

The two-month clock is set out in Article R*281-3-1. It says: “La demande prévue à l’article R. * 281-1 doit, sous peine d’irrecevabilité, être présentée dans un délai de deux mois à partir de la notification”. The starting act depends on the complaint. For a formal defect, it is the act whose regularity is challenged. For the payment obligation or amount, it is an act of pursuit. For enforceability, it is the first act of pursuit that makes the issue capable of being challenged. A British resident should preserve the date on which the French notice, the UK notice and any bank message were received, because the international route may produce several documents with different legal effects.

The complaint should identify the exact remedy sought. Examples include recognition that the debt was paid, correction of a duplicate payment, acknowledgment that an instalment agreement was still current, withdrawal of an act served without the required information, correction of an amount after a credit, or confirmation that the debt was not enforceable on the date of the request. Do not write only “I contest the tax”. State the tax year, assessment number, payment date, amount challenged, requested correction and supporting documents. If the issue is residence under the France–UK treaty, explain the factual residence days, home, family and economic ties separately from any procedural defect in the recovery notice.

The administration has two months to decide. Article R*281-4 provides: “Le chef de service ou l’ordonnateur mentionné au deuxième alinéa de l’article L. 281 se prononce dans un délai de deux mois à partir du dépôt de la demande, dont il doit accuser réception.” If there is no satisfactory decision, the taxpayer has two months to bring the matter before the competent judge, starting from the notification of the decision or the expiry of the administration’s two-month period. The same provision adds: “La procédure ne peut, à peine d’irrecevabilité, être engagée avant ces dates.” Filing in court too early can be as damaging as filing too late.

The requirement to put the evidence into the first administrative complaint is not cosmetic. Article R*281-5 states that the judge decides exclusively on the justifications presented to the service and that the taxpayer cannot later rely on different documents or facts that were not exposed in the administrative submissions. A British resident should therefore attach a complete, indexed bundle at the first stage: French tax notices, bank payment confirmations, UK account statements showing the origin of funds, correspondence about an instalment plan, residence records, treaty forms, proof of address and a timeline of notifications.

The French Supreme Court recently restated the importance of the preliminary stage. In Cass. com., 8 July 2026, no. 24-21.157, the Court examined the interaction of Article L. 281 and Articles R*281-1 to R*281-5. It held that the preliminary administrative challenge must be made before the judicial phase, but that the resulting inadmissibility can be opposed only where the debtor was precisely informed of the applicable method and time limit. The decision refers to “cette irrecevabilité” only where the person was “précisément informé” of the procedural requirements. A generic reference to legal provisions or a website may not be enough if the notice did not explain the actual remedy and deadline.

In Cass. civ. 2, 2 April 2026, no. 26-40.001, the Court again described Article L. 281 as providing a mandatory prior administrative remedy for an SATD dispute and confirmed the distinction between the enforcement judge and the judge of the tax. That decision is a warning against sending a broad complaint to the wrong court. The question is not simply whether a British resident is angry about a frozen account. It is whether the complaint attacks the French act’s form, the payment obligation, the amount, enforceability or the underlying assessment, and which authority has power over that issue.

If the taxpayer disputes the merits or amount of an assessment, a separate tax claim may be required. The French authority’s Article L. 277 of the Livre des procédures fiscales provides the legal basis for requesting a suspension of payment when the taxpayer contests the basis or amount of an assessment. The provision begins: “Le contribuable qui conteste le bien-fondé ou le montant des impositions mises à sa charge peut, s’il en a expressément formulé la demande dans sa réclamation, être autorisé à différer le paiement”. The request may require guarantees above the statutory threshold, and the taxpayer must comply with the administration’s conditions. A normal complaint alone does not automatically stop recovery.

A suspension request is not a magic cancellation of a UK measure. It should be sent to the French administration with a request to notify the UK competent authority that the recovery basis is suspended, withdrawn or reduced, as the facts require. The taxpayer should ask for written confirmation of what has been communicated, because a French decision and a UK bank instruction may not update at the same time. If money has already been transferred, the practical remedy may involve both a French restitution or release request and a UK challenge to the measure that transferred it.

The domestic French rules on protected funds can still help explain the urgency. In Cass. civ. 2, 22 March 2018, no. 17-17.312, the Court addressed the immediate availability of protected sums and the debtor’s need to justify their origin. It referred to “mise à disposition immédiate” and to the request made “sur justification de l’origine des sommes”. If a French account contains a salary, pension or social benefit, the account holder should identify the source and request release of the protected amount. That authority concerns a French account; the same factual evidence can be useful in a UK process, but the UK authority applies its own protection rules.

A payment proposal may be commercially sensible where the assessment is correct but the sudden international recovery threatens rent, school fees or ordinary living costs. Ask the French service des impôts for a written instalment arrangement, state the first payment available, identify regular income and explain why the proposal is realistic. Do not rely on a telephone promise. An accepted arrangement should be documented, and the taxpayer should ask whether the recovery request will be withdrawn, suspended or limited while the arrangement is honoured.

For a resident in Paris or Île-de-France, the competent French service is determined by the tax file and the pursuing accountant, not simply by the bank’s location. A property in Paris, a former home in another department and a tax account administered elsewhere can create misleading assumptions about jurisdiction. The notice should be checked for the department, tax office, reference and address for complaints. A local appointment can be helpful, but it does not replace a dated written complaint sent through a provable channel.

B. How should a British resident challenge the UK freeze or protect the account?

The British account requires a separate file. Request the bank’s full notice, not only a screenshot of the blocked balance. Ask for the issuing authority, legal reference, date received, amount in sterling, whether the restriction is a hold or a payment, whether future credits are affected, and whether the bank has already transferred money. If the bank says the instruction came from HMRC or another UK authority under mutual assistance, request the procedure name and the route for challenging it. If it refers to a private debt or a domestic UK judgment, the matter may not be a French MARD recovery at all.

The Convention’s allocation of forums is decisive. Its Article 23 provides that actions relating to measures taken by the requested state are brought exclusively in that state, while actions relating to the existence, validity or amount of the applicant state’s claim are brought exclusively in the applicant state. In this scenario, France is the applicant state and the UK is the requested state. A French judge may decide that the French tax claim was paid or that the French recovery request was defective. That judge cannot ordinarily order a British bank to disregard a UK enforcement measure without the UK process being addressed.

The HMRC manual confirms the same separation in plain language: “Only the applicant country can consider a dispute about the validity of the debt.” It adds that only the requested country can consider the enforcement measures used. This means that a British resident should not wait for a French administrative response before reading the UK notice. The French two-month period and the UK deadline, if any, run under different rules. Send the French complaint promptly and obtain UK advice promptly, even if the taxpayer expects the French authority to withdraw the request.

The UK process will depend on the measure. It may involve an HMRC debt recovery action, a notice served under implementing regulations, a court-based enforcement step or an administrative hold applied by the bank. The account holder should ask the UK authority whether the measure is precautionary or final, whether the funds are still held, which sums are said to be recoverable, and how to request review or release. Do not assume that the French term “saisie” identifies the British procedure. The UK notice may use entirely different terminology and may impose its own form, review route or court deadline.

The origin of the funds can be vital. Prepare statements showing salary, pension, benefits, rent, sale proceeds, inheritance, savings and transfers between accounts. Separate the taxpayer’s money from a spouse’s money, a child’s money, client money or company funds. A joint account deserves particular care: the UK authority may have treated the balance as available to the taxpayer, while another account holder may have an independent interest. Ask the bank what evidence it will accept and whether it can release money that is not beneficially owned by the debtor while the dispute is examined.

Protect essential payments immediately. List rent or mortgage, utilities, insurance, food, medication, childcare, school fees and payroll if the account is used for work. Tell the bank which payments have failed and ask whether an operational account can be maintained under the measure. Keep proof of every rejected direct debit and charge. This evidence may support an urgent request to the UK authority or court, but it does not by itself defeat a valid tax claim. The objective is to show the concrete consequence of an overbroad or wrongly applied freeze and to identify an amount that can safely remain available.

Do not move assets to defeat recovery. Transferring money to a relative, closing the account, creating a new account or converting funds into cash after receiving an enforcement notice may create a new legal problem and make the authority view the request as evasive. The safer approach is transparent: preserve the account records, disclose the source of protected or third-party funds, challenge the correct issue in the correct country and seek a documented release or payment plan.

The French protected-minimum rules should not be quoted to a UK bank as if they were binding British law. They can, however, show the human impact of a total freeze and help frame a proportional request. The current French public guidance gives a French debtor a protected bank balance, and Article L. 162-2 links that protection to an amount for a single allowance recipient. A UK application must identify the corresponding UK protection, if available, under the actual UK procedure. A solicitor in the relevant UK jurisdiction may need to assess whether the funds are wages, benefits, pension income or another protected category.

Residence and treaty evidence may affect the recovery analysis without deciding the bank remedy. Assemble the French residence permit or Withdrawal Agreement document, tax-residence certificates, rental or ownership evidence, travel calendar, family-home information, employment or pension records and prior UK tax-residence documents. Compare the facts with Article 4 of the UK–France Convention published on GOV.UK. If both countries claim residence, identify the tie-breaker question and the relevant tax year. A tax-residence argument should be submitted to the tax authority and, where appropriate, through a mutual agreement request; it should not be hidden inside a bank complaint.

Article 27 of the UK–France Convention can also matter because it permits exchange of information for the taxes covered by the Convention, including information held by banks in the circumstances described by the text. That is an information power, not an automatic authority to empty a bank account. If the account was reported incorrectly, if the wrong person was identified, or if the requested data concerns another account holder, raise that issue with the competent authority and the bank’s data-protection or complaints channel as appropriate.

There are five practical requests that should usually be made in writing:

  1. ask France for the enforceable title, tax period, calculation, payment history and international agreement relied on;
  2. ask France whether the claim is treated as contested, whether the recovery request is ordinary or precautionary, and whether a suspension or repayment arrangement can be notified;
  3. ask the UK authority or bank for the exact legal basis, reference, date, amount and status of the British measure;
  4. ask for release of funds belonging to a third party or deriving from an identifiable protected source, attaching statements and proof; and
  5. reserve every French and UK deadline while the authorities exchange information.

Each request should use a chronology with one row per event: assessment issued, payment made, French notice served, complaint filed, UK request received, bank hold applied, money transferred and response received. Use exact dates and time zones where a bank deadline is short. Attach a copy of the notice to every authority rather than assuming that one department can see another department’s file. Keep the original files and delivery evidence in a secure folder.

If the French administration accepts that the debt was paid or the request was excessive, obtain a written instruction for release and send it to the UK authority through the channel it specifies. Ask the bank to confirm whether the instruction releases the balance immediately or only after a further verification. If the UK authority refuses despite a French correction, treat that refusal as a UK enforcement dispute and use the UK route. If the French administration rejects the challenge, calculate the two-month French judicial deadline from the actual decision or implied rejection under Article R*281-4.

If the account has already been emptied, identify where the money went. A request for a hold on future transfers is different from a completed payment to the UK authority. The recovery request, the UK payment record and the French claim may each show a different currency amount because of exchange rates, fees or interest. Demand a complete accounting. A discrepancy may support a French amount challenge, a UK enforcement challenge or a request for restitution, but the remedy follows the location and legal character of the disputed act.

Urgency should be evidenced, not asserted. A statement saying “the account is blocked” is less useful than a bank letter, a list of failed payments, proof of the next rent date, evidence of medication or childcare costs and a calculation of the minimum required to maintain ordinary life. Explain why another account is unavailable, whether income will arrive before the review, and what amount can be ring-fenced. The court or authority can then assess a concrete release request rather than an abstract complaint.

Finally, treat communication between France and the UK as a process that needs monitoring. Ask for a named contact, reference number and next decision date from each side. Confirm every telephone call by email. If an official says that a French complaint automatically stops the UK measure, request that statement in writing and ask which legal instrument has been triggered. If the bank says that only the authority can release the funds, ask the authority for the release instruction and the bank for the format it requires. This creates an audit trail and prevents the taxpayer from losing time between institutions.

Conclusion

France cannot normally send a domestic SATD to a UK bank and make the bank apply French seizure rules by force of the French notice alone. After Brexit, a French tax authority may still seek assistance through MARD and the Convention on Mutual Administrative Assistance in Tax Matters, subject to the tax covered, the enforceable title, the documents and the applicable reservations. The UK then applies its own recovery procedure. That is why a British resident must distinguish the French debt from the British enforcement measure.

The French action is time-sensitive. File the administrative challenge with the competent service, supported by the full evidence, within the relevant two-month period under Article R*281-3-1. Ask for a suspension of payment where the merits or amount are disputed and request written communication to the UK authority. After the administration’s response or the expiry of its two-month decision period, preserve the further two-month court deadline under Article R*281-4. At the same time, obtain the UK notice, identify whether the measure is precautionary or final, and use the UK route for the way the account was frozen, debited or transferred.

The strongest file is divided into three questions: is the French tax claim correct, was the French recovery step enforceable, and was the UK enforcement measure lawfully applied? Clear documents, an accurate chronology, proof of the source of funds and a realistic payment or release proposal can make the difference between an unexplained freeze and a controlled response.

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Source : Cour de cassation – Base Open Data « Judilibre » & « Légifrance ».

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Thank you to Maître KOHEN for his analyses of recent case law regarding fraudulent concealment in real estate sales. This reinforces my decision to pursue an action for rescission that I am considering after acquiring a house affected by serious defects intentionally concealed by the seller and not reported by the real estate agent; also defects (rising damp) characterized by progressive through-cracks and damp patches, not reported by the real estate agent… Worse, defects concealed by the latter or on his initiative under a coat of paint and polystyrene tiles glued to the ceiling of a bedroom. And said real estate agent was the drafter of the preliminary contract, which naturally contains no information regarding any of these defects. I would just add that, being 77 years old and suffering from cognitive impairment, I am certain the real estate agent thought I would not be able to uncover the deception and, above all, characterize fraudulent intent, let alone initiate legal proceedings given the complexity and length of the process... That is why I am opting for criminal proceedings, insofar as the intentional concealment of defects by the seller and then by the real estate agent

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