{"id":2161012,"date":"2026-04-30T23:16:31","date_gmt":"2026-04-30T21:16:31","guid":{"rendered":"https:\/\/kohenavocats.fr\/?page_id=2161012"},"modified":"2026-11-04T20:56:31","modified_gmt":"2026-11-04T19:56:31","slug":"succession-lawyer","status":"publish","type":"page","link":"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/succession-lawyer\/","title":{"rendered":"Succession lawyer in Paris: end co-ownership, protect your share"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-page\" data-elementor-id=\"2161012\" class=\"elementor elementor-2161012 elementor-17809\" data-elementor-post-type=\"page\">\n\t\t\t\t<div class=\"elementor-element elementor-element-v58496f e-con-full e-ecs-flex e-flex e-con e-parent\" data-id=\"v58496f\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;ecs_container_type&quot;:&quot;flex&quot;}\">\n\t\t\t\t<div class=\"elementor-element elementor-element-v58496fw elementor-widget elementor-widget-html\" data-id=\"v58496fw\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t<div class=\"kcv\" id=\"kci-root\" data-refresh-marker=\"refonte-fr-v3-17809-20261014\">\n<section class=\"kcv-hero\" aria-labelledby=\"kch-h1\">\n  <div class=\"kcv-in\">\n    <div class=\"kcv-head\">\n      <p class=\"kk\">Real estate assets and succession \u2014 heirs and co-owners<\/p>\n      <h1 id=\"kch-h1\"><em>Succession lawyer<\/em> in Paris:<span class=\"kcv-tail\"> end co-ownership, protect your share.<\/span><\/h1>\n      <p class=\"kcv-sub\">An inherited property blocked by one co-owner, a gift that eats into the forced share, a family property company (SCI) that seizes up: family real estate is defended with precise levers \u2014 division, sale by auction, reduction, occupation indemnity. As a succession lawyer in Paris, the firm uses them in the right order.<\/p>\n      <div class=\"kcv-btns\">\n        <a class=\"kcv-fb kcv-fb-tel\" href=\"tel:+33646605822\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"currentColor\" stroke=\"none\" stroke-width=\"0\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M22 16.9v3a2 2 0 0 1-2.2 2 19.8 19.8 0 0 1-8.6-3.1 19.5 19.5 0 0 1-6-6A19.8 19.8 0 0 1 2.1 4.2 2 2 0 0 1 4.1 2h3a2 2 0 0 1 2 1.7c.1.9.4 1.8.7 2.7a2 2 0 0 1-.5 2.1L8 9.8a16 16 0 0 0 6 6l1.3-1.3a2 2 0 0 1 2.1-.4c.9.3 1.8.6 2.7.7a2 2 0 0 1 1.7 2z\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Call the firm<span class=\"kcv-fb-n\">06&nbsp;46&nbsp;60&nbsp;58&nbsp;22<\/span><\/span><\/a>\n        <a class=\"kcv-fb kcv-fb-mail\" href=\"#kch-form\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><rect x=\"2.5\" y=\"4.5\" width=\"19\" height=\"15\" rx=\"2.5\"\/><path d=\"m3.5 6.5 8.5 6.5 8.5-6.5\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Send your documents<span class=\"kcv-fb-n\">confidential form<\/span><\/span><\/a>\n      <\/div>\n      <p class=\"kcv-urg\">No one can be compelled to remain in co-ownership in undivided shares (indivision): division can always be sought (Article 815 of the French Civil Code) \u2014 but the occupation indemnity and actions for reduction are subject to limitation periods, and every year of waiting has a cost.<\/p>\n    <\/div>\n    <div class=\"kcv-stagewrap\"><div class=\"kcv-stageshadow\"><div class=\"kcv-stage\">\n      <link rel=\"preload\" as=\"image\" href=\"https:\/\/kohenavocats.fr\/wp-content\/uploads\/2026\/10\/kohen-v3\/kohen-fr-17809-paysage-20261014.webp\" media=\"(min-width:761px)\" fetchpriority=\"high\">\n      <link rel=\"preload\" as=\"image\" href=\"https:\/\/kohenavocats.fr\/wp-content\/uploads\/2026\/10\/kohen-v3\/kohen-fr-17809-paysage-1080-20261014.webp\" media=\"(max-width:760px)\" fetchpriority=\"high\">\n      <div class=\"kcv-media\" aria-hidden=\"true\" style=\"--kcv-img:url('https:\/\/kohenavocats.fr\/wp-content\/uploads\/2026\/10\/kohen-v3\/kohen-fr-17809-paysage-20261014.webp');--kcv-img-m:url('https:\/\/kohenavocats.fr\/wp-content\/uploads\/2026\/10\/kohen-v3\/kohen-fr-17809-paysage-1080-20261014.webp')\"><\/div>\n      <div class=\"kcv-panel kcv-glass\" id=\"kch-form\">\n        <div class=\"kcv-panel-head\">\n          <div>\n            <p class=\"kcv-panel-k\">Real estate assets and succession \u00b7 Paris<\/p>\n            <h2 class=\"kcv-panel-t\">Get a <em>first analysis<\/em><\/h2>\n            <p class=\"kcv-panel-l\">Blocked co-ownership, contested gift, seized-up SCI: reconstituting the estate masses and choosing the right procedural lever decide the case. Send the deeds and any known gifts \u2014 reply within 24 to 48 hours.<\/p>\n          <\/div>\n          <div class=\"kcv-chip kcv-glass\"><p class=\"kcv-chip-n\">24 \u00e0 48 h<\/p><p class=\"kcv-chip-x\">first legal<br>review<\/p><\/div>\n        <\/div>\n        <div class=\"kcf-wrap\">\n<form id=\"kcf-2form\" data-kcf data-api-url=\"https:\/\/kohenavocats.fr\/wp-json\/kohen-form\/v1\/submit\" data-vps-url=\"https:\/\/upload-fr.46-224-152-225.sslip.io\/submit\" data-max-size=\"1073741824\" data-max-files=\"500\" novalidate enctype=\"multipart\/form-data\">\n  <input type=\"hidden\" name=\"rendered_at\" value=\"1776847557\">\n  <div class=\"kcf-hp\" aria-hidden=\"true\"><label for=\"kcf-2website\">Do not fill in<\/label><input id=\"kcf-2website\" name=\"website\" type=\"text\" tabindex=\"-1\" autocomplete=\"off\"><\/div>\n  <div class=\"kcf-price\">\n    <span class=\"kcf-price-amount\">\u20ac80<small>incl. 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l'\u00c9tat.\",\"auteur\":\"data.gouv.fr\",\"paraphrase\":true,\"libelle\":\"Voir la fiche sur data.gouv.fr\"},{\"titre\":\"Commentaires des d\u00e9cisions de justice par l'IA g\u00e9n\u00e9rative\",\"url\":\"https:\/\/www.data.gouv.fr\/reuses\/commentaires-des-decisions-de-justice-par-lia-generative\",\"citation\":\"R\u00e9utilisation des donn\u00e9es publiques de justice publi\u00e9e par Kohen Avocats et r\u00e9f\u00e9renc\u00e9e sur data.gouv.fr.\",\"auteur\":\"data.gouv.fr\",\"paraphrase\":true,\"libelle\":\"Voir la r\u00e9utilisation sur data.gouv.fr\"}]},\"awwwards\":{\"nom\":\"Awwwards\",\"articles\":[{\"titre\":\"Kohen Avocats, site nomm\u00e9 aux Awwwards\",\"url\":\"https:\/\/www.awwwards.com\/sites\/kohen-avocats\",\"citation\":\"Le site du cabinet figure parmi les sites nomm\u00e9s (\u00ab Nominee \u00bb) par Awwwards, r\u00e9f\u00e9rence internationale du design web.\",\"auteur\":\"Awwwards\",\"paraphrase\":true,\"libelle\":\"Voir la fiche sur 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\u00e0 la location ?\",\"url\":\"https:\/\/www.leboncoin.fr\/guide\/immobilier\/bouilloires-thermiques-bientot-interdites-a-la-location-hfpj70o6.html\",\"citation\":\"Le guide immobilier cite une analyse de kohenavocats.fr parmi ses sources.\",\"auteur\":\"Leboncoin\",\"paraphrase\":true}]},\"femme-actuelle\":{\"nom\":\"Femme Actuelle\",\"articles\":[{\"titre\":\"S\u00e9paration ou divorce : quelle banque et quel cr\u00e9dit pour repartir sur de bonnes bases ?\",\"date\":\"2026-09-30\",\"url\":\"https:\/\/www.femmeactuelle.fr\/vie-pratique\/news-vie-pratique\/separation-ou-divorce-quelle-banque-et-quel-credit-pour-repartir-sur-de-bonnes-bases-2211980\",\"citation\":\"L'article cite une analyse de kohenavocats.com parmi ses sources.\",\"auteur\":\"Femme Actuelle\",\"paraphrase\":true}]},\"economie-matin\":{\"nom\":\"\u00c9conomie Matin\",\"articles\":[{\"titre\":\"Nouveau bail 2026 : ce que les propri\u00e9taires doivent anticiper d\u00e8s 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if(e.key==='ArrowLeft'&&actuel>0){e.preventDefault();aller(actuel-1);}});\ns.querySelectorAll('button.knp__logo').forEach(function(b){b.addEventListener('click',function(e){ouvrir(b,e.detail===0&&b.tabIndex>=0);});});\n}\ndocument.querySelectorAll('.knp').forEach(lier);\n})();\n<\/script>\n<\/div>\n  <\/div>\n<\/section>\n<section class=\"kcv-tabs\" id=\"kcv-cabinet\" aria-label=\"Real estate assets and succession in Paris\">\n  <div class=\"kcv-in\">\n    <div class=\"kcv-tabs-head\">\n      <p class=\"kk\">Kohen Avocats, Paris 17<\/p>\n      <h2>Real estate assets and succession: <em>what really decides the case<\/em><\/h2>\n    <\/div>\n    <div class=\"kcv-bar\"><div class=\"kcv-chips\" role=\"tablist\" aria-label=\"Case sections\"><button class=\"kcv-chip-t on\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-avocat\" aria-controls=\"kcv-avocat\" aria-selected=\"true\" tabindex=\"0\">The lawyer<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-p1\" aria-controls=\"kcv-p1\" aria-selected=\"false\" tabindex=\"-1\">The rules<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-p2\" aria-controls=\"kcv-p2\" aria-selected=\"false\" tabindex=\"-1\">Your documents<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-p3\" aria-controls=\"kcv-p3\" aria-selected=\"false\" tabindex=\"-1\">The method<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-p4\" aria-controls=\"kcv-p4\" aria-selected=\"false\" tabindex=\"-1\">The timetable<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-p5\" aria-controls=\"kcv-p5\" aria-selected=\"false\" tabindex=\"-1\">The checks<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-synthese\" aria-controls=\"kcv-synthese\" aria-selected=\"false\" tabindex=\"-1\">Summary<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-faq\" aria-controls=\"kcv-faq\" aria-selected=\"false\" tabindex=\"-1\">Questions<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-textes\" aria-controls=\"kcv-textes\" aria-selected=\"false\" tabindex=\"-1\">Legal texts<\/button><\/div><\/div>\n    <div class=\"kcv-track\"><div class=\"kcv-slide kcv-on\" id=\"kcv-avocat\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-avocat\" tabindex=\"-1\">\n<div class=\"kcv-pro\">\n  <figure class=\"kcv-pro-photo\"><img fetchpriority=\"high\" src=\"https:\/\/kohenavocats.fr\/wp-content\/uploads\/kohen-footer\/portrait-reda-20260920-lignes-orange.jpg\" alt=\"Reda Kohen, lawyer at the Paris Bar\" width=\"1122\" height=\"1402\" loading=\"eager\" decoding=\"async\">\n    <figcaption class=\"kcv-pro-cap kcv-glass\"><span class=\"kcv-pro-capn\">Reda Kohen<\/span><span class=\"kcv-pro-capr\">Lawyer at the Paris Bar<\/span><\/figcaption>\n  <\/figure>\n  <div class=\"kcv-pro-body\">\n    <p class=\"kk\">Real estate law \u00b7 Paris 17th arrondissement<\/p>\n    <h2>What a <em>succession lawyer<\/em> in Paris does<\/h2>\n    <ul class=\"kcv-pro-tags\"><li>Paris Bar<\/li><li>Real estate law<\/li><li>Firm in Paris 17th<\/li><\/ul>\n    <p class=\"kcv-p\">Lawyer at the Paris Bar \u2014 real estate assets, co-ownership in undivided shares and succession.<\/p>\n    <p class=\"kcv-p\">Disputes over family assets revolve around four levers: division \u2014 amicable or judicial (Articles 815 and 840 of the French Civil Code), since no one can be compelled to remain in co-ownership; sale by auction (licitation) \u2014 only where the property cannot conveniently be divided in kind; co-ownership accounts \u2014 occupation indemnity under Article 815-9, improvement expenses, fruits; protection of the forced share \u2014 reduction of excessive gifts (Article 920) and collation of gifts (Article 843). The family SCI follows its own rules: shares, approval of transferees, and a provisional administrator in case of deadlock.<\/p>\n    <p class=\"kcv-p\">Send what you have, even if incomplete: the firm will prioritise and complete the file with you. In an emergency, call <a href=\"tel:+33646605822\">06 46 60 58 22<\/a>.<\/p>\n    <p class=\"kcv-pro-meta\"><a href=\"https:\/\/consultation.avocat.fr\/avocat-paris\/reda-kohen-54670.html\" target=\"_blank\" rel=\"noopener\">Official profile in the directory of French lawyers (CNB)<\/a><span>Firm at 11 rue Margueritte, 75017 Paris<\/span><\/p>\n  <\/div>\n<\/div>\n<div class=\"kcv-cards\">\n  <div class=\"kcv-card\"><h3>Ending co-ownership<\/h3><p>Any co-owner can seek division (Article 815 of the French Civil Code); failing agreement, the court appoints a notary and rules \u2014 sale by a two-thirds majority is also possible (Article 815-5-1).<\/p><\/div>\n  <div class=\"kcv-card\"><h3>Occupation has a price<\/h3><p>A co-owner who alone occupies the property owes an occupation indemnity to the co-ownership (Article 815-9): it is calculated on the rental value and is added to the accounts of the division.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>Defending the forced share<\/h3><p>A gift or legacy that exceeds the disposable portion is reduced (Article 920 of the French Civil Code); collation of gifts restores equality between heirs on division.<\/p><\/div>\n<\/div><\/div><div class=\"kcv-slide\" id=\"kcv-p1\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-p1\" tabindex=\"-1\">\n<p class=\"kk\">The rules<\/p>\n<h2>Division, auction sale, <em>accounts, forced share<\/em><\/h2>\n<p class=\"kcv-lead\">Four rules structure disputes over family assets.<\/p>\n<ol class=\"kcv-conds\">\n  <li><strong>No one can be compelled to remain in co-ownership<\/strong>: division can always be sought (<a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432351\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432351\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 815 of the French Civil Code<\/a>), a principle the Court of Cassation applies strictly (<a href=\"https:\/\/www.courdecassation.fr\/decision\/678787dc012a55caa6d16731\" target=\"_blank\" rel=\"noopener\">Cass. 1re civ., 15 January 2025, No. 22-24.672<\/a>); failing agreement, judicial division is opened under <a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432385\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432385\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 840<\/a>.<\/li>\n  <li>Co-owned buildings are sold by auction only if they cannot easily be divided in kind \u2014 a condition the judge checks of their own motion (<a href=\"https:\/\/www.courdecassation.fr\/decision\/67a30984eaef5a22b443b3b5\" target=\"_blank\" rel=\"noopener\">Cass. 1re civ., 5 February 2025, No. 21-15.932<\/a>); sale may also be authorised by a two-thirds majority of the undivided rights (<a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000039367468\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000039367468\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 815-5-1<\/a>).<\/li>\n  <li>Exclusive occupation of a co-owned property gives rise to an indemnity payable to the co-ownership (<a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432373\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432373\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 815-9 of the French Civil Code<\/a>), included in the accounts of the division together with improvement expenses and fruits.<\/li>\n  <li>A gift that encroaches on the forced share is reduced (<a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006435626\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006435626\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 920 of the French Civil Code<\/a>); for a gift made by two spouses, reduction is claimed in proportion on the opening of each succession (<a href=\"https:\/\/www.courdecassation.fr\/decision\/63b7c9c76b63637c907b7632\" target=\"_blank\" rel=\"noopener\">Cass. 1re civ., 5 January 2023, No. 21-13.151<\/a>).<\/li>\n<\/ol>\n<div class=\"kcv-callout\"><span class=\"kcv-callout-i\"><svg viewBox=\"0 0 24 24\" width=\"22\" height=\"22\" fill=\"currentColor\" aria-hidden=\"true\"><path d=\"M9.6 6C6.5 7.4 4.5 10 4.5 13.4V18h6v-6H7.6c.2-1.9 1.4-3.4 3.2-4.3L9.6 6zm9 0c-3.1 1.4-5.1 4-5.1 7.4V18h6v-6h-2.9c.2-1.9 1.4-3.4 3.2-4.3L18.6 6z\"\/><\/svg><\/span><p>Two procedural safeguards complete the picture: collation of gifts under <a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432755\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432755\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 843<\/a> can no longer be claimed once an amicable division has been completed (<a href=\"https:\/\/www.courdecassation.fr\/decision\/5fca63a83a15d34bf11265ca\" target=\"_blank\" rel=\"noopener\">Cass. 1re civ., 6 November 2019, No. 18-24.332<\/a>), and once a division has become irrevocable, sale by auction is unavoidable (<a href=\"https:\/\/www.courdecassation.fr\/decision\/5fca664f48c4fb4f635a744b\" target=\"_blank\" rel=\"noopener\">Cass. 1re civ., 3 October 2019, No. 18-21.200<\/a>). In the family SCI, an heir holding shares who has the status of partner can have a provisional administrator appointed in case of deadlock (<a href=\"https:\/\/www.courdecassation.fr\/decision\/5fca7aeb823cda6952e78cca\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 17 January 2019, No. 17-26.695<\/a>).<\/p><\/div><\/div><div class=\"kcv-slide\" id=\"kcv-p2\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-p2\" tabindex=\"-1\">\n<p class=\"kk\">Your documents<\/p>\n<h2>What to send, <em>depending on your situation<\/em><\/h2>\n<p class=\"kcv-lead\">Notarial deeds and title documents carry most of the analysis.<\/p>\n<div class=\"kcv-duel\">\n  <div class=\"kcv-opt kcv-opt-a\"><p class=\"kcv-opt-k\">Position A<\/p><p class=\"kcv-opt-t\">Heir or co-owner<\/p><ul><li>Certificate of heirship (acte de notori\u00e9t\u00e9) and title deeds to the properties<\/li><li>Known gifts and wills, the deceased's marriage contract<\/li><li>Correspondence with the notary and the other co-owners<\/li><li>Occupation details: who occupies which property, and since when<\/li><\/ul><\/div>\n  <div class=\"kcv-or\" aria-hidden=\"true\">or<\/div>\n  <div class=\"kcv-opt kcv-opt-b\"><p class=\"kcv-opt-k\">Position B<\/p><p class=\"kcv-opt-t\">Partner in a family SCI<\/p><ul><li>The SCI's articles of association and their updates<\/li><li>Deeds of transfer or devolution of the shares<\/li><li>Minutes of meetings and company accounts<\/li><li>Correspondence on the deadlock: notices of meeting, refusals, contested projects<\/li><\/ul><\/div>\n<\/div>\n<div class=\"kcv-callout\"><span class=\"kcv-callout-i\"><svg viewBox=\"0 0 24 24\" width=\"22\" height=\"22\" fill=\"currentColor\" aria-hidden=\"true\"><path d=\"M9.6 6C6.5 7.4 4.5 10 4.5 13.4V18h6v-6H7.6c.2-1.9 1.4-3.4 3.2-4.3L9.6 6zm9 0c-3.1 1.4-5.1 4-5.1 7.4V18h6v-6h-2.9c.2-1.9 1.4-3.4 3.2-4.3L18.6 6z\"\/><\/svg><\/span><p>Frequent mistakes: signing an amicable division without reservation \u2014 collation can no longer be claimed afterwards; letting a co-owner's occupation without indemnity become established without dating it.<\/p><\/div>\n<p class=\"kcv-p\">The firm also handles:<\/p>\n<ul class=\"kcv-pro-tags\"><li>Preferential allocation<\/li><li>Concealment of estate assets<\/li><li>Partition by gift (Article 1075)<\/li><li>Liquidation of the matrimonial property regime<\/li><\/ul><\/div><div class=\"kcv-slide\" id=\"kcv-p3\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-p3\" tabindex=\"-1\">\n<p class=\"kk\">The method<\/p>\n<h2>How the firm <em>supports you<\/em><\/h2>\n<p class=\"kcv-lead\">The co-ownership accounts are reconstituted before negotiating \u2014 the procedural lever comes afterwards.<\/p>\n<div class=\"kcv-rows\">\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Step 1<\/p><h3>First contact and sending the file<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\">Deeds, gifts, correspondence with the notary: first legal reading within 24 to 48 hours.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Step 2<\/p><h3>Reconstituting the masses<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\">Properties, gifts subject to collation, forced share and disposable portion, occupation indemnities: calculation of each person's real share.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Step 3<\/p><h3>Structured negotiation<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\">Amicable division with the notary where possible \u2014 based on the reconstituted figures, not on family positions.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Step 4<\/p><h3>Judicial division<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\">Writ of summons under Article 840, notary appointed, sale by auction if necessary, accounts decided by the court.<\/p><\/div><\/div>\n<\/div>\n<div class=\"kcv-callout\"><span class=\"kcv-callout-i\"><svg viewBox=\"0 0 24 24\" width=\"22\" height=\"22\" fill=\"currentColor\" aria-hidden=\"true\"><path d=\"M9.6 6C6.5 7.4 4.5 10 4.5 13.4V18h6v-6H7.6c.2-1.9 1.4-3.4 3.2-4.3L9.6 6zm9 0c-3.1 1.4-5.1 4-5.1 7.4V18h6v-6h-2.9c.2-1.9 1.4-3.4 3.2-4.3L18.6 6z\"\/><\/svg><\/span><p>A signed amicable division is almost final: having a lawyer review it before signing always costs less than a later action to supplement a share.<\/p><\/div><\/div><div class=\"kcv-slide\" id=\"kcv-p4\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-p4\" tabindex=\"-1\">\n<p class=\"kk\">The timetable<\/p>\n<h2>The timeline of a <em>contested real estate succession<\/em><\/h2>\n<p class=\"kcv-lead\">From death to final division.<\/p>\n<ol class=\"kcv-hs\"><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Opening of the estate<\/p><p>Certificate of heirship, inventory, option of the heir: the initial snapshot of the masses.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Co-ownership in undivided shares<\/p><p>Management by a two-thirds majority, unanimity to dispose of the property; occupation indemnity keeps running.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Attempt at amicable settlement<\/p><p>Draft notarial division, valuation of the properties, collation of gifts.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Writ of summons for division<\/p><p>Article 840: notary appointed by the court, valuation reports.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Possible sale by auction<\/p><p>If division in kind is impossible: auction sale and distribution of the price.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Final division<\/p><p>Approved statement of liquidation, accounts settled, allocations and equalisation payments made.<\/p><\/li><\/ol><\/div><div class=\"kcv-slide\" id=\"kcv-p5\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-p5\" tabindex=\"-1\">\n<p class=\"kk\">The checks<\/p>\n<h2>What the firm checks <em>before acting<\/em><\/h2>\n<p class=\"kcv-lead\">No writ of summons and no signature before these points have been validated.<\/p>\n<div class=\"kcv-split\">\n  <ul class=\"kcv-check\"><li><svg width=\"18\" height=\"18\" viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"#E09019\" stroke-width=\"2.4\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><polyline points=\"20 6 9 17 4 12\"\/><\/svg><span>Exact composition of the masses: properties, earlier gifts, life insurance where applicable.<\/span><\/li><li><svg width=\"18\" height=\"18\" viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"#E09019\" stroke-width=\"2.4\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><polyline points=\"20 6 9 17 4 12\"\/><\/svg><span>Forced share and disposable portion: calculation before any challenge to a gift.<\/span><\/li><li><svg width=\"18\" height=\"18\" viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"#E09019\" stroke-width=\"2.4\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><polyline points=\"20 6 9 17 4 12\"\/><\/svg><span>Co-ownership accounts: occupation indemnities, improvement expenses, fruits received by each person.<\/span><\/li><li><svg width=\"18\" height=\"18\" viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"#E09019\" stroke-width=\"2.4\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><polyline points=\"20 6 9 17 4 12\"\/><\/svg><span>Whether the property can conveniently be divided in kind, before any request for sale by auction.<\/span><\/li><li><svg width=\"18\" height=\"18\" viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"#E09019\" stroke-width=\"2.4\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><polyline points=\"20 6 9 17 4 12\"\/><\/svg><span>Limitation periods: reduction, collation, occupation indemnity.<\/span><\/li><li><svg width=\"18\" height=\"18\" viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"#E09019\" stroke-width=\"2.4\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><polyline points=\"20 6 9 17 4 12\"\/><\/svg><span>For the SCI: status of partner, approval clauses, deadlock-breaking mechanisms in the articles.<\/span><\/li><\/ul>\n  <aside class=\"kcv-act\">\n    <p class=\"kcv-act-k\">Case documents<\/p>\n    <p class=\"kcv-act-t\">Send what you have, even if incomplete<\/p>\n    <p class=\"kcv-act-p\">Submit your documents through the confidential form at the top of the page: the firm will prioritise and complete the file with you.<\/p>\n    <div class=\"kcv-act-b\"><a class=\"kcv-fb kcv-fb-mail\" href=\"#kch-form\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><rect x=\"2.5\" y=\"4.5\" width=\"19\" height=\"15\" rx=\"2.5\"\/><path d=\"m3.5 6.5 8.5 6.5 8.5-6.5\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Send your documents<span class=\"kcv-fb-n\">confidential form<\/span><\/span><\/a><a class=\"kcv-fb kcv-fb-tel\" href=\"tel:+33646605822\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"currentColor\" stroke=\"none\" stroke-width=\"0\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M22 16.9v3a2 2 0 0 1-2.2 2 19.8 19.8 0 0 1-8.6-3.1 19.5 19.5 0 0 1-6-6A19.8 19.8 0 0 1 2.1 4.2 2 2 0 0 1 4.1 2h3a2 2 0 0 1 2 1.7c.1.9.4 1.8.7 2.7a2 2 0 0 1-.5 2.1L8 9.8a16 16 0 0 0 6 6l1.3-1.3a2 2 0 0 1 2.1-.4c.9.3 1.8.6 2.7.7a2 2 0 0 1 1.7 2z\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Call the firm<span class=\"kcv-fb-n\">06&nbsp;46&nbsp;60&nbsp;58&nbsp;22<\/span><\/span><\/a><\/div>\n  <\/aside>\n<\/div><\/div><div class=\"kcv-slide\" id=\"kcv-synthese\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-synthese\" tabindex=\"-1\">\n<p class=\"kk\">Summary<\/p>\n<h2>Situation, evidence, <em>time limit, action<\/em><\/h2>\n<p class=\"kcv-lead\">The most frequent configurations at the firm, to quickly set priorities and choose the procedural tool.<\/p>\n<div class=\"kcv-rows\">\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Co-ownership blocked by one heir<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Certificate of heirship, division proposals, letters of refusal.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> No limitation period to seek division.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Writ of summons for division before the judicial court (Article 840).<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Sale refused by a minority co-owner<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Notarial record of the intention to sell and service on the minority co-owner.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> 3 months after service for the minority co-owner to state a position.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Application to the court for authorisation to sell by a two-thirds majority (Article 815-5-1).<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Co-owner occupying without compensation<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Proof of occupation, charges paid, witness statements.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> Claim limited to the previous 5 years.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Claim for occupation indemnity before the division judge (Article 815-9).<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Gift infringing the forced share<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Deed of gift, estate tax return, valuation.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> 5 years from the opening of the succession.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Action for reduction of excessive gifts (Article 920).<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Serious dispute between partners of an SCI<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Minutes, annual accounts, bank statements.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> Urgency assessed by the urgent applications judge.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Appointment of a provisional administrator (Article 873 of the Code of Civil Procedure).<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Gift disguised as a current account<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Bank statements, transfers, account movements.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> 5 years for the action for reduction, longer in case of concealment.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Action for judicial division with a request for collation (Articles 843 and 778).<\/p><\/div><\/div>\n<\/div>\n<h3 class=\"kcv-center\">The firm's practical cases<\/h3>\n<p class=\"kcv-small kcv-center\">Anonymised examples. The figures correspond to real cases, rounded for the sake of discretion.<\/p>\n<p class=\"kcv-p\">The anonymised examples below illustrate the variety of situations handled. The figures correspond to real cases but have been rounded for the sake of discretion.<\/p>\n<div class=\"kcv-cards\">\n  <div class=\"kcv-card\"><h3>Sale of a co-owned property by a two-thirds majority<\/h3><p>Co-ownership of a Paris flat worth \u20ac480,000, refused for eight years by a minority co-owner. Procedure under Article 815-5-1 initiated: notarial record, service, application to the court. Authorisation to sell granted and sale by auction completed.<\/p><p class=\"kcv-small\">Action: Article 815-5-1, court authorisation, sale by auction. Result: price of \u20ac480,000 distributed.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>Judicial division after four years of deadlock<\/h3><p>Estate comprising a rental building and the family home. Disagreement among three heirs on the value to be used. Writ of summons for division, court-appointed expert assessment, preferential allocation granted to the heir who occupied the family home, equalisation payment set on the expert valuation.<\/p><p class=\"kcv-small\">Action: writ of summons for division and preferential allocation. Result: end of co-ownership and approved preferential allocation.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>Action for reduction of an excessive gift<\/h3><p>Three children, gift of the second home to one of them ten years before the death, value at division of \u20ac850,000. Action for reduction brought within the time limit. Reduction indemnity set at \u20ac425,000 in favour of the two aggrieved forced heirs.<\/p><p class=\"kcv-small\">Action: action for reduction (Article 920). Result: reduction indemnity of \u20ac425,000 obtained.<\/p><\/div>\n<\/div><\/div><div class=\"kcv-slide\" id=\"kcv-faq\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-faq\" tabindex=\"-1\">\n<p class=\"kk\">Frequently asked questions<\/p>\n<h2>Your questions: <em>succession and real estate assets<\/em><\/h2>\n<div class=\"kcv-faqgrid\">\n  <aside class=\"kcv-act kcv-act-sticky\">\n    <p class=\"kcv-act-k\">13 questions<\/p>\n    <p class=\"kcv-act-t\">A situation not listed here?<\/p>\n    <p class=\"kcv-act-p\">Every case has its own features. The firm reads your documents before answering you.<\/p>\n    <div class=\"kcv-act-b\"><a class=\"kcv-fb kcv-fb-tel\" href=\"tel:+33646605822\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"currentColor\" stroke=\"none\" stroke-width=\"0\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M22 16.9v3a2 2 0 0 1-2.2 2 19.8 19.8 0 0 1-8.6-3.1 19.5 19.5 0 0 1-6-6A19.8 19.8 0 0 1 2.1 4.2 2 2 0 0 1 4.1 2h3a2 2 0 0 1 2 1.7c.1.9.4 1.8.7 2.7a2 2 0 0 1-.5 2.1L8 9.8a16 16 0 0 0 6 6l1.3-1.3a2 2 0 0 1 2.1-.4c.9.3 1.8.6 2.7.7a2 2 0 0 1 1.7 2z\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Call the firm<span class=\"kcv-fb-n\">06&nbsp;46&nbsp;60&nbsp;58&nbsp;22<\/span><\/span><\/a><a class=\"kcv-fb kcv-fb-mail\" href=\"#kch-form\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><rect x=\"2.5\" y=\"4.5\" width=\"19\" height=\"15\" rx=\"2.5\"\/><path d=\"m3.5 6.5 8.5 6.5 8.5-6.5\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Send your documents<span class=\"kcv-fb-n\">confidential form<\/span><\/span><\/a><\/div>\n  <\/aside>\n  <div class=\"kcv-faq\"><details><summary>How do you end a co-ownership arising from a succession?<\/summary><div class=\"a\"><p>Article 815 of the French Civil Code sets the principle that no one can be compelled to remain in co-ownership in undivided shares. Any co-owner can therefore seek division at any time, unless there is a judicial or contractual stay. There are three ways out. The amicable route requires the unanimous agreement of the co-owners on the value of the properties and the composition of the lots. It is quick and recorded in a notarial deed. The judicial route is opened by <a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432385\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432385\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 840 of the Civil Code<\/a> where there is disagreement. The court appoints a notary and rules on disputes. The amicable transfer of the undivided rights to a third party or to another co-owner remains possible at any time. The <a href=\"https:\/\/www.courdecassation.fr\/decision\/678787dc012a55caa6d16731\" target=\"_blank\" rel=\"noopener\">Court of Cassation, 15 January 2025, No. 22-24.672<\/a>, confirmed that co-ownership between bare owners allows each of them to bring an action for division.<\/p><\/div><\/details><details><summary>What is a sale by auction and when is it ordered?<\/summary><div class=\"a\"><p>Licitation is the auction sale of a co-owned property that cannot easily be divided in kind. It is one way of carrying out the division and takes place before the judicial court. The <a href=\"https:\/\/www.courdecassation.fr\/decision\/67a30984eaef5a22b443b3b5\" target=\"_blank\" rel=\"noopener\">Court of Cassation, 5 February 2025, No. 21-15.932<\/a>, published in the Bulletin, the Court quashed a ruling by a court of appeal that ordered a sale by auction without examining whether the properties could conveniently be divided in kind. The judge must check this condition of their own motion, under Article 1377 of the Code of Civil Procedure. A sale by auction therefore requires a prior analysis of whether division in kind or preferential allocation is possible. Where those options are ruled out, the sale by auction is ordered and the reserve price set by the court. The proceeds are distributed among the co-owners according to their rights.<\/p><\/div><\/details><details><summary>How can you force the sale of a co-owned property when an heir refuses?<\/summary><div class=\"a\"><p><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000039367468\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000039367468\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 815-5-1 of the French Civil Code<\/a> allows co-owners holding at least two thirds of the undivided rights to apply to the court for authorisation to sell. The procedure has four steps. First, the majority co-owners state their intention to sell before a notary, by a two-thirds majority. Second, the notary has this intention served on the other co-owners within one month. Third, the minority co-owner has three months to object; failing that, their silence opens the way. Fourth, the judicial court rules on the authorisation and checks that the sale does not excessively infringe the rights of the other co-owners. The sale takes place by auction. This procedure is excluded where ownership is split between bare ownership and usufruct and where a co-owner falls within one of the cases of Article 836 of the Civil Code.<\/p><\/div><\/details><details><summary>What is preferential allocation?<\/summary><div class=\"a\"><p>Preferential allocation, provided for in Articles 831 et seq. of the French Civil Code, allows an heir to obtain sole ownership of a property on division, on condition that they compensate the others by an equalisation payment. It applies in particular to the dwelling that the heir occupied as their main residence, to the farm or business they ran and to the movable items needed for that operation. Some allocations are of right, others are optional. The application must be made as part of the division operations, before the court or the appointed notary. The beneficiary becomes sole owner on the day of the final division. The Court of Cassation has held that the heir may withdraw if the value used makes the transaction economically unsustainable. The equalisation payment is calculated on the expert valuation on the day of division.<\/p><\/div><\/details><details><summary>How do you calculate your share in a co-ownership arising from a succession?<\/summary><div class=\"a\"><p>Calculating a co-owner's share involves several steps. The first step is the valuation of the co-owned properties on the day of division, by expert assessment or by agreement. The second step is the calculation of the debts and claims between co-owners: occupation indemnities, charges paid by one co-owner on behalf of the co-ownership, fruits received. The third step is the collation of any gifts made to certain heirs. The fourth step is the application of the heirs' shares. Each co-owner's net share includes these adjustments. The value used is in principle that of the day of division, except for gifts made as an advance on a share, for which collation is made at the value of the property given according to its condition on the day of the gift and its value on the day of division. A badly calculated file exposes the parties to a lengthy court-appointed expert assessment.<\/p><\/div><\/details><details><summary>What is the time limit for bringing an action for reduction?<\/summary><div class=\"a\"><p>The action for reduction of excessive gifts, provided for in <a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006435626\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006435626\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 920 of the French Civil Code<\/a>, is as a general rule subject to a limitation period of five years from the opening of the succession. For gifts made by spouses with community property, the period runs from each death. The <a href=\"https:\/\/www.courdecassation.fr\/decision\/63b7c9c76b63637c907b7632\" target=\"_blank\" rel=\"noopener\">Court of Cassation, 5 January 2023, No. 21-13.151<\/a>, published in the Bulletin, held that a gift of community property is deemed to be made up to one half by each spouse, so that its reduction can be requested by their joint children only in proportion on the opening of each of the successions of the co-donors. An heir who has let the period lapse after the first death keeps the right for the half linked to the second.<\/p><\/div><\/details><details><summary>How does collation of gifts work?<\/summary><div class=\"a\"><p>Collation is the operation by which an heir notionally returns to the divisible estate the gifts received from the deceased as an advance on their share of the succession. The rule is laid down in <a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432755\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432755\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 843 of the French Civil Code<\/a>. Collation applies on any division, whether judicial or amicable, and only to gifts or legacies classed as an advance on a share of the succession. Gifts outside the share, exempt from collation, are charged to the disposable portion. The <a href=\"https:\/\/www.courdecassation.fr\/decision\/5fca63a83a15d34bf11265ca\" target=\"_blank\" rel=\"noopener\">Court of Cassation, 6 November 2019, No. 18-24.332<\/a>, published in the Bulletin, recalled that a request for collation of a gift can be made only in the course of an action for judicial division and is no longer admissible where the parties have already carried out an amicable division. Care is therefore needed on amicable division.<\/p><\/div><\/details><details><summary>Family SCI or co-ownership in undivided shares: which should you choose?<\/summary><div class=\"a\"><p>The family SCI has several advantages over co-ownership in undivided shares. It avoids deadlock by a single co-owner by imposing majority rules set in the articles. It makes gradual transfer easier by gifts of shares and allows the value to be fixed at each gift. It provides a clear organisation of management and rules on transfers. However, the SCI has running costs (accounting, meetings) and exposes the partners to internal disputes where the articles are badly drafted. The <a href=\"https:\/\/www.courdecassation.fr\/decision\/5fca7aeb823cda6952e78cca\" target=\"_blank\" rel=\"noopener\">Court of Cassation, 17 January 2019, No. 17-26.695<\/a>, published in the Bulletin, recalled that a bare owner holding shares jointly has the status of partner and may apply for the appointment of a provisional administrator. Co-ownership remains preferable for simple, short-term estates. The SCI is the right choice for significant estates and early transmission.<\/p><\/div><\/details><details><summary>What can you do if the family SCI is deadlocked by a dispute?<\/summary><div class=\"a\"><p>Several routes exist. The first is the appointment of a provisional administrator by urgent application under Article 873 of the Code of Civil Procedure. The judge orders this measure where management is compromised by a serious dispute. The second is judicial removal of the manager for legitimate cause, at the request of any partner: unauthorised agreements, failure to render accounts, conflict of interest. The third is dissolution of the company for disagreement between partners making it impossible to pursue the corporate purpose. This last route is demanding and is open only in case of persistent paralysis. The fourth is the forced sale of the shares of a partner at fault, provided for by some articles of association. The <a href=\"https:\/\/www.courdecassation.fr\/decision\/5fca7aeb823cda6952e78cca\" target=\"_blank\" rel=\"noopener\">Court of Cassation, 17 January 2019, No. 17-26.695<\/a>, secures the status of partner of a bare owner holding shares jointly.<\/p><\/div><\/details><details><summary>Can an heir occupy a co-owned property without paying an indemnity?<\/summary><div class=\"a\"><p>No, unless the other co-owners expressly agree. <a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432373\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432373\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 815-9 of the French Civil Code<\/a> provides that a co-owner who exclusively uses or enjoys the co-owned property owes an indemnity, unless otherwise agreed. The <a href=\"https:\/\/www.courdecassation.fr\/decision\/6478383abf7113d0f86f7035\" target=\"_blank\" rel=\"noopener\">Court of Cassation, 1 June 2023, No. 21-14.924<\/a>, published in the Bulletin, recalled that this indemnity is intended to compensate the harm caused to the co-ownership by the loss of fruits and income. However, where the co-ownership concerns only bare ownership and the usufruct is allocated to a third party, no indemnity is due to the co-ownership. The calculation is made on the rental value of the occupied property, with the claim limited to the previous five years under Article 815-10 of the Civil Code. The claim is brought before the division judge.<\/p><\/div><\/details><details><summary>How can you secure a transfer of real estate by gift?<\/summary><div class=\"a\"><p>Securing a transfer of real estate rests on three pillars. The first is an audit of the assets and precise identification of the disposable portion and the forced heirship share. The second is the choice of the right instrument: simple gift, partition by gift, gift with reservation of usufruct, deferred gift. The partition by gift of Article 1075 of the French Civil Code fixes values on the day of the deed and prevents disputes over the value to be used at the time of death. The third is consistency with the matrimonial property regimes and earlier gifts. The firm checks that the sum of the gifts made to each child respects the forced share. An excessive gift may be reduced on the opening of the succession under Article 920. Anticipation is essential. A badly calibrated gift gives rise to disputes lasting on average two to four years after the donor's death.<\/p><\/div><\/details><details><summary>What evidence is needed for an action for reduction?<\/summary><div class=\"a\"><p>An action for reduction requires several categories of evidence. First, the claimant's status as a forced heir: certificate of heirship, family record book, estate tax return. Second, the existence and value of the gift: deed of gift, estate tax return mentioning it, valuation report. Third, the calculation of the estate base: inventory of the assets existing at death, earlier gifts, the deceased's debts. Fourth, a demonstration that the gift encroaches on the forced share: a calculated simulation. For disguised gifts, indirect evidence may be needed: bank statements showing a transfer without consideration, third-party statements, comparison with the deceased's lifestyle. The firm builds the demonstration on the documents produced and identifies the useful court-appointed expert assessments.<\/p><\/div><\/details><details><summary>Is the surviving spouse entitled to inherit the family home?<\/summary><div class=\"a\"><p>Yes. The surviving spouse has several rights over the family home. The first is the right to occupy the home and its furniture at no cost for one year from the death, provided for in Article 763 of the French Civil Code. The second is the lifetime right to the home and the furniture in it, provided for in Articles 764 and 765 of the Civil Code, on condition of occupying the home as a main residence on the day of death and expressing the wish to benefit from it within the year. The lifetime right is charged against the spouse's succession rights. The third is preferential allocation of the building actually used as a residence, subject to an equalisation payment, provided for in Article 831-2 of the Civil Code. The fourth is the spouse's own succession entitlement: at the survivor's choice, usufruct of all existing assets or ownership of a quarter where all the children are issue of both spouses, and ownership of a quarter where there are one or more children who are not issue of both spouses. These rights combine with gifts and the matrimonial property regime.<\/p><\/div><\/details><\/div>\n<\/div><\/div><div class=\"kcv-slide\" id=\"kcv-textes\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-textes\" tabindex=\"-1\">\n<p class=\"kk\">Sources and related pages<\/p>\n<h2>Official texts and <em>related pages<\/em><\/h2>\n<p class=\"kcv-lead\">The sources for this page and the firm's related areas of practice.<\/p>\n<div class=\"kcv-arts\"><a class=\"kcv-art kohen-legifrance-popup-link\" href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432351\" target=\"_blank\" rel=\"noopener\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006432351\" data-kohen-legifrance-title=\"Texte officiel Legifrance\"><span class=\"kcv-art-n\">Article 815 of the French Civil Code<\/span><span class=\"kcv-art-t\">right to division<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><a class=\"kcv-art kohen-legifrance-popup-link\" href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006435626\" target=\"_blank\" rel=\"noopener\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006435626\" data-kohen-legifrance-title=\"Texte officiel Legifrance\"><span class=\"kcv-art-n\">Article 920 of the French Civil Code<\/span><span class=\"kcv-art-t\">reduction of excessive gifts<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><\/div>\n<h3 class=\"kcv-center\">Further reading<\/h3>\n<div class=\"kcv-pgs\"><a class=\"kcv-pg\" href=\"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/sci-lawyer\/\"><span class=\"kcv-pg-t\">SCI<\/span><span class=\"kcv-pg-s\">The firm's practice area<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><a class=\"kcv-pg\" href=\"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/property-auction-lawyer\/\"><span class=\"kcv-pg-t\">Real estate auction sales<\/span><span class=\"kcv-pg-s\">The firm's practice area<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><a class=\"kcv-pg\" href=\"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/compromis-de-vente-lawyer\/\"><span class=\"kcv-pg-t\">Preliminary sale agreement<\/span><span class=\"kcv-pg-s\">The firm's practice area<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><a class=\"kcv-pg\" href=\"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/co-ownership-lawyer\/\"><span class=\"kcv-pg-t\">Co-ownership law<\/span><span class=\"kcv-pg-s\">The firm's practice area<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><a class=\"kcv-pg\" href=\"https:\/\/kohenavocats.fr\/en\/\"><span class=\"kcv-pg-t\">Real estate law in Paris<\/span><span class=\"kcv-pg-s\">The firm's core practice<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><a class=\"kcv-pg\" href=\"https:\/\/kohenavocats.fr\/en\/contact\/\"><span class=\"kcv-pg-t\">Contact<\/span><span class=\"kcv-pg-s\">Write to or meet the firm<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><\/div>\n<p class=\"kcv-small kcv-center\">Page updated on 11 June 2026.<\/p><\/div><\/div>\n  <\/div>\n<\/section>\n<section class=\"kcv-cta\">\n  <div class=\"kcv-in\">\n    <div class=\"kcv-cta-card\">\n      <h2>Real estate assets or succession? Book <em>an appointment<\/em>.<\/h2>\n      <p>Blocked co-ownership, contested gift, seized-up SCI: reconstituting the estate masses and choosing the right procedural lever decide the case. Send the deeds and any known gifts \u2014 reply within 24 to 48 hours.<\/p>\n      <div class=\"kcv-btns\">\n        <a class=\"kcv-fb kcv-fb-tel\" href=\"tel:+33646605822\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"currentColor\" stroke=\"none\" stroke-width=\"0\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M22 16.9v3a2 2 0 0 1-2.2 2 19.8 19.8 0 0 1-8.6-3.1 19.5 19.5 0 0 1-6-6A19.8 19.8 0 0 1 2.1 4.2 2 2 0 0 1 4.1 2h3a2 2 0 0 1 2 1.7c.1.9.4 1.8.7 2.7a2 2 0 0 1-.5 2.1L8 9.8a16 16 0 0 0 6 6l1.3-1.3a2 2 0 0 1 2.1-.4c.9.3 1.8.6 2.7.7a2 2 0 0 1 1.7 2z\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Call the firm<span class=\"kcv-fb-n\">06&nbsp;46&nbsp;60&nbsp;58&nbsp;22<\/span><\/span><\/a>\n        <a class=\"kcv-fb kcv-fb-mail\" href=\"#kch-form\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><rect x=\"2.5\" y=\"4.5\" width=\"19\" height=\"15\" rx=\"2.5\"\/><path d=\"m3.5 6.5 8.5 6.5 8.5-6.5\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Send your documents<span class=\"kcv-fb-n\">confidential form<\/span><\/span><\/a>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n<div class=\"kcv-news-band\"><h2>The latest <em>news.<\/em><\/h2><\/div>\n<\/div>\n<script type=\"application\/ld+json\">{\"@context\": \"https:\/\/schema.org\", \"@type\": \"FAQPage\", \"mainEntity\": [{\"@type\": \"Question\", \"name\": \"How do you end a co-ownership arising from a succession?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Article 815 of the French Civil Code sets the principle that no one can be compelled to remain in co-ownership in undivided shares. Any co-owner can therefore seek division at any time, unless there is a judicial or contractual stay. There are three ways out. The amicable route requires the unanimous agreement of the co-owners on the value of the properties and the composition of the lots. It is quick and recorded in a notarial deed. The judicial route is opened by Article 840 of the Civil Code where there is disagreement. The court appoints a notary and rules on disputes. The amicable transfer of the undivided rights to a third party or to another co-owner remains possible at any time. The Court of Cassation, 15 January 2025, No. 22-24.672, confirmed that co-ownership between bare owners allows each of them to bring an action for division.\"}}, {\"@type\": \"Question\", \"name\": \"What is a sale by auction (licitation) and when is it ordered?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Licitation is the auction sale of a co-owned property that cannot easily be divided in kind. It is one way of carrying out the division and takes place before the judicial court. The Court of Cassation, 5 February 2025, No. 21-15.932, published in the Bulletin, the Court quashed a ruling by a court of appeal that ordered a sale by auction without examining whether the properties could conveniently be divided in kind. The judge must check this condition of their own motion, under Article 1377 of the Code of Civil Procedure. A sale by auction therefore requires a prior analysis of whether division in kind or preferential allocation is possible. Where those options are ruled out, the sale by auction is ordered and the reserve price set by the court. The proceeds are distributed among the co-owners according to their rights.\"}}, {\"@type\": \"Question\", \"name\": \"How can you force the sale of a co-owned property when an heir refuses?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Article 815-5-1 of the French Civil Code allows co-owners holding at least two thirds of the undivided rights to apply to the court for authorisation to sell. The procedure has four steps. First, the majority co-owners state their intention to sell before a notary, by a two-thirds majority. Second, the notary has this intention served on the other co-owners within one month. Third, the minority co-owner has three months to object; failing that, their silence opens the way. Fourth, the judicial court rules on the authorisation and checks that the sale does not excessively infringe the rights of the other co-owners. The sale takes place by auction. This procedure is excluded where ownership is split between bare ownership and usufruct and where a co-owner falls within one of the cases of Article 836 of the Civil Code.\"}}, {\"@type\": \"Question\", \"name\": \"What is preferential allocation?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Preferential allocation, provided for in Articles 831 et seq. of the French Civil Code, allows an heir to obtain sole ownership of a property on division, on condition that they compensate the others by an equalisation payment. It applies in particular to the dwelling that the heir occupied as their main residence, to the farm or business they ran and to the movable items needed for that operation. Some allocations are of right, others are optional. The application must be made as part of the division operations, before the court or the appointed notary. The beneficiary becomes sole owner on the day of the final division. The Court of Cassation has held that the heir may withdraw if the value used makes the transaction economically unsustainable. The equalisation payment is calculated on the expert valuation on the day of division.\"}}, {\"@type\": \"Question\", \"name\": \"How do you calculate your share in a co-ownership arising from a succession?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Calculating a co-owner's share involves several steps. The first step is the valuation of the co-owned properties on the day of division, by expert assessment or by agreement. The second step is the calculation of the debts and claims between co-owners: occupation indemnities, charges paid by one co-owner on behalf of the co-ownership, fruits received. The third step is the collation of any gifts made to certain heirs. The fourth step is the application of the heirs' shares. Each co-owner's net share includes these adjustments. The value used is in principle that of the day of division, except for gifts made as an advance on a share, for which collation is made at the value of the property given according to its condition on the day of the gift and its value on the day of division. A badly calculated file exposes the parties to a lengthy court-appointed expert assessment.\"}}, {\"@type\": \"Question\", \"name\": \"What is the time limit for bringing an action to reduce excessive gifts?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The action for reduction of excessive gifts, provided for in Article 920 of the French Civil Code, is as a general rule subject to a limitation period of five years from the opening of the succession. For gifts made by spouses with community property, the period runs from each death. The Court of Cassation, 5 January 2023, No. 21-13.151, published in the Bulletin, held that a gift of community property is deemed to be made up to one half by each spouse, so that its reduction can be requested by their joint children only in proportion on the opening of each of the successions of the co-donors. An heir who has let the period lapse after the first death keeps the right for the half linked to the second.\"}}, {\"@type\": \"Question\", \"name\": \"How does collation of gifts work?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Collation is the operation by which an heir notionally returns to the divisible estate the gifts received from the deceased as an advance on their share of the succession. The rule is laid down in Article 843 of the French Civil Code. Collation applies on any division, whether judicial or amicable, and only to gifts or legacies classed as an advance on a share of the succession. Gifts outside the share, exempt from collation, are charged to the disposable portion. The Court of Cassation, 6 November 2019, No. 18-24.332, published in the Bulletin, recalled that a request for collation of a gift can be made only in the course of an action for judicial division and is no longer admissible where the parties have already carried out an amicable division. Care is therefore needed on amicable division.\"}}, {\"@type\": \"Question\", \"name\": \"Family SCI or co-ownership in undivided shares: which should you choose?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The family SCI has several advantages over co-ownership in undivided shares. It avoids deadlock by a single co-owner by imposing majority rules set in the articles. It makes gradual transfer easier by gifts of shares and allows the value to be fixed at each gift. It provides a clear organisation of management and rules on transfers. However, the SCI has running costs (accounting, meetings) and exposes the partners to internal disputes where the articles are badly drafted. The Court of Cassation, 17 January 2019, No. 17-26.695, published in the Bulletin, recalled that a bare owner holding shares jointly has the status of partner and may apply for the appointment of a provisional administrator. Co-ownership remains preferable for simple, short-term estates. The SCI is the right choice for significant estates and early transmission.\"}}, {\"@type\": \"Question\", \"name\": \"What can you do if the family SCI is deadlocked by a dispute?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Several routes exist. The first is the appointment of a provisional administrator by urgent application under Article 873 of the Code of Civil Procedure. The judge orders this measure where management is compromised by a serious dispute. The second is judicial removal of the manager for legitimate cause, at the request of any partner: unauthorised agreements, failure to render accounts, conflict of interest. The third is dissolution of the company for disagreement between partners making it impossible to pursue the corporate purpose. This last route is demanding and is open only in case of persistent paralysis. The fourth is the forced sale of the shares of a partner at fault, provided for by some articles of association. The Court of Cassation, 17 January 2019, No. 17-26.695, secures the status of partner of a bare owner holding shares jointly.\"}}, {\"@type\": \"Question\", \"name\": \"Can an heir occupy a co-owned property without paying an indemnity?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"No, unless the other co-owners expressly agree. Article 815-9 of the French Civil Code provides that a co-owner who exclusively uses or enjoys the co-owned property owes an indemnity, unless otherwise agreed. The Court of Cassation, 1 June 2023, No. 21-14.924, published in the Bulletin, recalled that this indemnity is intended to compensate the harm caused to the co-ownership by the loss of fruits and income. However, where the co-ownership concerns only bare ownership and the usufruct is allocated to a third party, no indemnity is due to the co-ownership. The calculation is made on the rental value of the occupied property, with the claim limited to the previous five years under Article 815-10 of the Civil Code. The claim is brought before the division judge.\"}}, {\"@type\": \"Question\", \"name\": \"How can you secure a transfer of real estate by gift?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Securing a transfer of real estate rests on three pillars. The first is an audit of the assets and precise identification of the disposable portion and the forced heirship share. The second is the choice of the right instrument: simple gift, partition by gift, gift with reservation of usufruct, deferred gift. The partition by gift of Article 1075 of the French Civil Code fixes values on the day of the deed and prevents disputes over the value to be used at the time of death. The third is consistency with the matrimonial property regimes and earlier gifts. The firm checks that the sum of the gifts made to each child respects the forced share. An excessive gift may be reduced on the opening of the succession under Article 920. Anticipation is essential. A badly calibrated gift gives rise to disputes lasting on average two to four years after the donor's death.\"}}, {\"@type\": \"Question\", \"name\": \"What evidence is needed for an action for reduction?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"An action for reduction requires several categories of evidence. First, the claimant's status as a forced heir: certificate of heirship, family record book, estate tax return. Second, the existence and value of the gift: deed of gift, estate tax return mentioning it, valuation report. Third, the calculation of the estate base: inventory of the assets existing at death, earlier gifts, the deceased's debts. Fourth, a demonstration that the gift encroaches on the forced share: a calculated simulation. For disguised gifts, indirect evidence may be needed: bank statements showing a transfer without consideration, third-party statements, comparison with the deceased's lifestyle. The firm builds the demonstration on the documents produced and identifies the useful court-appointed expert assessments.\"}}, {\"@type\": \"Question\", \"name\": \"Is the surviving spouse entitled to inherit the family home?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Yes. The surviving spouse has several rights over the family home. The first is the right to occupy the home and its furniture at no cost for one year from the death, provided for in Article 763 of the French Civil Code. The second is the lifetime right to the home and the furniture in it, provided for in Articles 764 and 765 of the Civil Code, on condition of occupying the home as a main residence on the day of death and expressing the wish to benefit from it within the year. The lifetime right is charged against the spouse's succession rights. The third is preferential allocation of the building actually used as a residence, subject to an equalisation payment, provided for in Article 831-2 of the Civil Code. The fourth is the spouse's own succession entitlement: at the survivor's choice, usufruct of all existing assets or ownership of a quarter where all the children are issue of both spouses, and ownership of a quarter where there are one or more children who are not issue of both spouses. 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Nettoyer les liens DANS le texte (Expos\u00e9 des motifs, etc.)\n        const content = card.querySelector('.elementor-widget-theme-post-content');\n        if (content) {\n            const links = content.querySelectorAll('a');\n            links.forEach(link => {\n                \/\/ Remplace le lien <a href=\"...\">Texte<\/a> par un simple <span>Texte<\/span>\n                const span = document.createElement('span');\n                span.innerHTML = link.innerHTML;\n                link.replaceWith(span);\n            });\n        }\n    });\n});\n<\/script>\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<style id=\"loop-dynamic-1983483\">.e-loop-item-2154137 .elementor-element.elementor-element-5bca5836:not(.elementor-motion-effects-element-type-background), .e-loop-item-2154137 .elementor-element.elementor-element-5bca5836 > .elementor-motion-effects-container > .elementor-motion-effects-layer{background-image:url(\"https:\/\/kohenavocats.fr\/wp-content\/uploads\/2024\/08\/aleix-ventayol-yPoM-wmzKMM-unsplash-3-scaled.webp\");}<\/style>\t\t<div data-elementor-type=\"loop-item\" data-elementor-id=\"1983483\" class=\"elementor elementor-1983483 e-loop-item e-loop-item-2154137 post-2154137 post type-post status-publish format-standard has-post-thumbnail hentry category-decryptage category-en-real-estate\" data-elementor-post-type=\"elementor_library\" data-custom-edit-handle=\"1\">\n\t\t\t<div class=\"elementor-element elementor-element-5bca5836 card-item e-ecs-flex e-flex e-con-boxed e-con e-parent\" data-id=\"5bca5836\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;background_background&quot;:&quot;classic&quot;,&quot;ecs_container_type&quot;:&quot;flex&quot;}\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-daf2e8 card-title elementor-widget elementor-widget-heading\" data-id=\"daf2e8\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\"><a href=\"https:\/\/kohenavocats.fr\/en\/2026\/10\/21\/france-wrong-dpe-energy-rating-foreign-buyers-remedies-diagnostiqueur-guide\/\">Your French DPE Was Wrong: Diagnostiqueur Liability, Price Reduction and Rental-Ban Remedies for Foreign Buyers<\/a><\/h2>\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-b7e11a6 elementor-widget elementor-widget-html\" data-id=\"b7e11a6\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t <script>\n  (function() {\n    let attempts = 0;\n    const maxAttempts = 20; \/\/ 20 tentatives = 10 secondes max\n\n    function tryClean() {\n      attempts++;\n      console.log('Tentative', attempts);\n\n      \/\/ Cherche TOUS les conteneurs possibles\n      const containers = document.querySelectorAll(\n        '.elementor-widget-theme-post-content .elementor-widget-container, ' +\n        '.card-item [class*=\"post-content\"], ' +\n        '.elementor-loop-container [class*=\"widget-container\"]'\n      );\n\n      console.log('Conteneurs trouv\u00e9s:', containers.length);\n\n      if (containers.length === 0 && attempts < maxAttempts) {\n        \/\/ R\u00e9essaye dans 500ms\n        setTimeout(tryClean, 500);\n        return;\n      }\n\n      let cleaned = 0;\n\n      containers.forEach(function(container) {\n        const html = container.innerHTML;\n\n        if (html && html.includes('Expos\u00e9 des motifs')) {\n          console.log('Nettoyage en cours...');\n          const parts = html.split('Expos\u00e9 des motifs');\n          if (parts[1]) {\n            container.innerHTML = parts[1].trim();\n            cleaned++;\n          }\n        }\n      });\n\n      console.log('Cartes nettoy\u00e9es:', cleaned);\n\n      \/\/ Si rien n'a \u00e9t\u00e9 nettoy\u00e9 et qu'on a encore des tentatives\n      if (cleaned === 0 && attempts < maxAttempts) {\n        setTimeout(tryClean, 500);\n      }\n    }\n\n    \/\/ Lance au chargement\n    if (document.readyState === 'loading') {\n      document.addEventListener('DOMContentLoaded', tryClean);\n    } else {\n      tryClean();\n    }\n  })();\n  <\/script>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-bcaeb6b elementor-widget elementor-widget-html\" data-id=\"bcaeb6b\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t<script>\ndocument.addEventListener(\"DOMContentLoaded\", function() {\n    \n    \/\/ 1. 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Nettoyer les liens DANS le texte (Expos\u00e9 des motifs, etc.)\n        const content = card.querySelector('.elementor-widget-theme-post-content');\n        if (content) {\n            const links = content.querySelectorAll('a');\n            links.forEach(link => {\n                \/\/ Remplace le lien <a href=\"...\">Texte<\/a> par un simple <span>Texte<\/span>\n                const span = document.createElement('span');\n                span.innerHTML = link.innerHTML;\n                link.replaceWith(span);\n            });\n        }\n    });\n});\n<\/script>\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<style id=\"loop-dynamic-1983483\">.e-loop-item-2154054 .elementor-element.elementor-element-5bca5836:not(.elementor-motion-effects-element-type-background), .e-loop-item-2154054 .elementor-element.elementor-element-5bca5836 > .elementor-motion-effects-container > .elementor-motion-effects-layer{background-image:url(\"https:\/\/kohenavocats.fr\/wp-content\/uploads\/2024\/08\/alex-block-PdDBTrkGYLo-unsplash-1-3-scaled.webp\");}<\/style>\t\t<div data-elementor-type=\"loop-item\" data-elementor-id=\"1983483\" class=\"elementor elementor-1983483 e-loop-item e-loop-item-2154054 post-2154054 post type-post status-publish format-standard has-post-thumbnail hentry category-decryptage category-en-real-estate\" data-elementor-post-type=\"elementor_library\" data-custom-edit-handle=\"1\">\n\t\t\t<div class=\"elementor-element elementor-element-5bca5836 card-item e-ecs-flex e-flex e-con-boxed e-con e-parent\" data-id=\"5bca5836\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;background_background&quot;:&quot;classic&quot;,&quot;ecs_container_type&quot;:&quot;flex&quot;}\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-daf2e8 card-title elementor-widget elementor-widget-heading\" data-id=\"daf2e8\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\"><a href=\"https:\/\/kohenavocats.fr\/en\/2026\/10\/21\/france-viager-buying-foreign-buyers-bouquet-rente-occupied-free-remedies-guide\/\">Buying a Viager in France: Occupied vs Free, Bouquet and Rente Calculation, and Remedies for Foreign Buyers<\/a><\/h2>\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-b7e11a6 elementor-widget elementor-widget-html\" data-id=\"b7e11a6\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t <script>\n  (function() {\n    let attempts = 0;\n    const maxAttempts = 20; \/\/ 20 tentatives = 10 secondes max\n\n    function tryClean() {\n      attempts++;\n      console.log('Tentative', attempts);\n\n      \/\/ Cherche TOUS les conteneurs possibles\n      const containers = document.querySelectorAll(\n        '.elementor-widget-theme-post-content .elementor-widget-container, ' +\n        '.card-item [class*=\"post-content\"], ' +\n        '.elementor-loop-container [class*=\"widget-container\"]'\n      );\n\n      console.log('Conteneurs trouv\u00e9s:', containers.length);\n\n      if (containers.length === 0 && attempts < maxAttempts) {\n        \/\/ R\u00e9essaye dans 500ms\n        setTimeout(tryClean, 500);\n        return;\n      }\n\n      let cleaned = 0;\n\n      containers.forEach(function(container) {\n        const html = container.innerHTML;\n\n        if (html && html.includes('Expos\u00e9 des motifs')) {\n          console.log('Nettoyage en cours...');\n          const parts = html.split('Expos\u00e9 des motifs');\n          if (parts[1]) {\n            container.innerHTML = parts[1].trim();\n            cleaned++;\n          }\n        }\n      });\n\n      console.log('Cartes nettoy\u00e9es:', cleaned);\n\n      \/\/ Si rien n'a \u00e9t\u00e9 nettoy\u00e9 et qu'on a encore des tentatives\n      if (cleaned === 0 && attempts < maxAttempts) {\n        setTimeout(tryClean, 500);\n      }\n    }\n\n    \/\/ Lance au chargement\n    if (document.readyState === 'loading') {\n      document.addEventListener('DOMContentLoaded', tryClean);\n    } else {\n      tryClean();\n    }\n  })();\n  <\/script>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-bcaeb6b elementor-widget elementor-widget-html\" data-id=\"bcaeb6b\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t<script>\ndocument.addEventListener(\"DOMContentLoaded\", function() {\n    \n    \/\/ 1. Rendre la carte cliquable (Simule le lien)\n    const cards = document.querySelectorAll('.card-item');\n    \n    cards.forEach(card => {\n        card.style.cursor = 'pointer';\n        \n        \/\/ On cherche l'URL dans le titre de la carte\n        const titleLink = card.querySelector('.card-title a');\n        let url = titleLink ? titleLink.href : null;\n\n        if (url) {\n            \/\/ Clic sur toute la carte\n            card.addEventListener('click', function(e) {\n                \/\/ Si on ne clique pas d\u00e9j\u00e0 sur un bouton ou un autre lien valide\n                if (!e.target.closest('a') && !e.target.closest('button')) {\n                    window.location.href = url;\n                }\n            });\n        }\n\n        \/\/ 2. Nettoyer les liens DANS le texte (Expos\u00e9 des motifs, etc.)\n        const content = card.querySelector('.elementor-widget-theme-post-content');\n        if (content) {\n            const links = content.querySelectorAll('a');\n            links.forEach(link => {\n                \/\/ Remplace le lien <a href=\"...\">Texte<\/a> par un simple <span>Texte<\/span>\n                const span = document.createElement('span');\n                span.innerHTML = link.innerHTML;\n                link.replaceWith(span);\n            });\n        }\n    });\n});\n<\/script>\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<style id=\"loop-dynamic-1983483\">.e-loop-item-2153925 .elementor-element.elementor-element-5bca5836:not(.elementor-motion-effects-element-type-background), .e-loop-item-2153925 .elementor-element.elementor-element-5bca5836 > .elementor-motion-effects-container > .elementor-motion-effects-layer{background-image:url(\"https:\/\/kohenavocats.fr\/wp-content\/uploads\/2024\/08\/annie-spratt-GWCvnsMtiBg-unsplash-scaled.webp\");}<\/style>\t\t<div data-elementor-type=\"loop-item\" data-elementor-id=\"1983483\" class=\"elementor elementor-1983483 e-loop-item e-loop-item-2153925 post-2153925 post type-post status-publish format-standard has-post-thumbnail hentry category-decryptage category-en-real-estate\" data-elementor-post-type=\"elementor_library\" data-custom-edit-handle=\"1\">\n\t\t\t<div class=\"elementor-element elementor-element-5bca5836 card-item e-ecs-flex e-flex e-con-boxed e-con e-parent\" data-id=\"5bca5836\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;background_background&quot;:&quot;classic&quot;,&quot;ecs_container_type&quot;:&quot;flex&quot;}\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-daf2e8 card-title elementor-widget elementor-widget-heading\" data-id=\"daf2e8\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\"><a href=\"https:\/\/kohenavocats.fr\/en\/2026\/10\/21\/france-evict-tenant-unpaid-rent-foreign-landlords-guide\/\">Tenant Stopped Paying Rent in France: How a Foreign Landlord Terminates the Lease and Recovers the Flat<\/a><\/h2>\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-b7e11a6 elementor-widget elementor-widget-html\" data-id=\"b7e11a6\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t <script>\n  (function() {\n    let attempts = 0;\n    const maxAttempts = 20; \/\/ 20 tentatives = 10 secondes max\n\n    function tryClean() {\n      attempts++;\n      console.log('Tentative', attempts);\n\n      \/\/ Cherche TOUS les conteneurs possibles\n      const containers = document.querySelectorAll(\n        '.elementor-widget-theme-post-content .elementor-widget-container, ' +\n        '.card-item [class*=\"post-content\"], ' +\n        '.elementor-loop-container [class*=\"widget-container\"]'\n      );\n\n      console.log('Conteneurs trouv\u00e9s:', containers.length);\n\n      if (containers.length === 0 && attempts < maxAttempts) {\n        \/\/ R\u00e9essaye dans 500ms\n        setTimeout(tryClean, 500);\n        return;\n      }\n\n      let cleaned = 0;\n\n      containers.forEach(function(container) {\n        const html = container.innerHTML;\n\n        if (html && html.includes('Expos\u00e9 des motifs')) {\n          console.log('Nettoyage en cours...');\n          const parts = html.split('Expos\u00e9 des motifs');\n          if (parts[1]) {\n            container.innerHTML = parts[1].trim();\n            cleaned++;\n          }\n        }\n      });\n\n      console.log('Cartes nettoy\u00e9es:', cleaned);\n\n      \/\/ Si rien n'a \u00e9t\u00e9 nettoy\u00e9 et qu'on a encore des tentatives\n      if (cleaned === 0 && attempts < maxAttempts) {\n        setTimeout(tryClean, 500);\n      }\n    }\n\n    \/\/ Lance au chargement\n    if (document.readyState === 'loading') {\n      document.addEventListener('DOMContentLoaded', tryClean);\n    } else {\n      tryClean();\n    }\n  })();\n  <\/script>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-bcaeb6b elementor-widget elementor-widget-html\" data-id=\"bcaeb6b\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t<script>\ndocument.addEventListener(\"DOMContentLoaded\", function() {\n    \n    \/\/ 1. Rendre la carte cliquable (Simule le lien)\n    const cards = document.querySelectorAll('.card-item');\n    \n    cards.forEach(card => {\n        card.style.cursor = 'pointer';\n        \n        \/\/ On cherche l'URL dans le titre de la carte\n        const titleLink = card.querySelector('.card-title a');\n        let url = titleLink ? titleLink.href : null;\n\n        if (url) {\n            \/\/ Clic sur toute la carte\n            card.addEventListener('click', function(e) {\n                \/\/ Si on ne clique pas d\u00e9j\u00e0 sur un bouton ou un autre lien valide\n                if (!e.target.closest('a') && !e.target.closest('button')) {\n                    window.location.href = url;\n                }\n            });\n        }\n\n        \/\/ 2. 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An inherited property blocked by one co-owner, a gift that eats into the forced share, a family property company (SCI) that seizes up: family real estate is defended with precise levers \u2014 division, sale by auction, reduction, [&hellip;]<\/p>\n","protected":false},"author":251031307,"featured_media":1642220,"parent":1773696,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"footnotes":""},"class_list":["post-2161012","page","type-page","status-publish","has-post-thumbnail","hentry"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v28.2 (Yoast SEO v28.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Succession Lawyer Paris | Kohen Avocats<\/title>\n<meta name=\"description\" content=\"Succession lawyer in Paris: end co-ownership, claim occupation indemnity, defend your forced share. 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