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Living in « co-ownership », user instructions

Posted on : March 30, 2018

The allocation of costs, the voting terms, the role of each person within the « co-ownership »…

All these notions seem obscure to you?

Let us guide you and thereby become a knowledgeable « co-owner ». You ‘ve just acquired your dream apartment. Therefore, you just become «co-owner» and, as such, a decision-making member of your building. From now on, if you want to take actions, a good knowledge of all the machinery is required.

Key players:

The « co-ownership trustee » is mandatory in every « co-ownership ».

It can either be a paid professional, or a non-professional volunteer. In every instance, it is a person responsible for the preservation of the building, as well as managing «co-ownership » staff, keeping the « co-ownership » financial accounts in order, and maintaining the archives. The co-ownership trustee’s mandate is generally of 3 months renewable. He guarantees the execution of the « co-ownership » decisions.

He is appointed by an absolute majority (see chart). The « association of co-owners » is the organ which owns the communal areas. It forms the decision-making legal entity of the « co-ownership ». The «co-ownership board » is formed by «co-owners» designated by the « association of co-owners».

It provides the link between the « association of co-owners » and the « co-ownership trustee ». It assists the latter and controls its management.

The «general assembly » gathers all the «co-owners», each one of them as the right to participate in it. It shall meet at least once per year to decide on all the matters related to the organization, functioning and management of the « co-ownership ».

Documents made available:

The « declaration of condominium » is the most important document. It especially sets the repartition between communal areas and private areas. It also determines the conditions of use that apply to these areas. Its modification can only be effective through a « double majority vote» (see chart).

The « descriptive schedule of division» is most often attached to the « declaration of condominium »It includes the list of every «private property lot» – each lot is registered at the «Land Registry» under a number – its detailed description, as well as its intended use. This document also specifies the «percentage number» corresponding to each lot, which determines directly the voting rights to the «general assemblies» (see chart on the next page). It indicates what is your «proportionate share» of the property in communal areas and in the various charges: maintenance, elevator, green spaces, caretaker…

The building «maintenance book».

It is kept up to date by the « co-ownership trustee », it indicates the significant construction works done or voted as well as all the current contracts in which the «co-ownership » is committed to: maintenance, insurance…

 General assemblies’ Official reports» report every decision voted during the «co-owners’ meeting».

They enable anyone to know which works are going to start in the near future, as well as those considered or postponed for various reasons (budget, additional cost estimate, etc.)

Understanding the amount of charges

The law distinguishes between general «co-ownership charges», which are linked with the preservation, the maintenance and the management of communal areas and the charges generated by the collective facilities (elevator, community heating, etc.). To each lot corresponds its «proportionate share» of communal areas, expressed in thousandths or in «percentage number», determining an allocation of charges. The «percentage number», also determines the number of votes possessed by every «co-owner» at the «general assemblies».

If your «co-ownership » includes 200 thousandths and your «proportionate share» is 10 thousandths, you must use the following formula (proportionate share/ total amount of vote) X 100.

Thus, you will get your votes percentage.

In the present example, the calculation is (10/200) X100, what leads to the result of 5% of the «co-ownership » votes.

Works voting

Calculation method

Decisions and works concerned

Example :  co-ownership of five co-owners with 100 votes each et ten others with 50 votes each, let a total of 300 votes

Simple majority

(Article 24)

Majority of votes of the present co-owners during the general assembly. Abstainers non taken into account.

Maintenance works and daily management of communal areas, replacement of deficient facilities, building insurance, works to make the building more accessible to disabled people, approval of the accounts…

People present: 5 persons owning 100 votes each and 2 persons owning 50 votes. Simple majority obtained with 300 votes.

Absolute majority

(Article 25)

Majority of votes of all the present co-owners, represented or absent during the the general assembly.

Mandatory works (building side restoration for example).

Thermal control and energy saving works… Works realized at some co-owners’ expenses on communal areas.

Absolute majority is obtained with 501 votes. If the majority doesn’t reach the number of votes, a second vote can be organized with the same majority standard.

Double majority

(Article 26)

Majority of votes of co-owners representing at least two third of the votes of  all the co-owners, present, represented or absent.

Enhancing, transforming or additional works (installation of an interphone, layout or creation of new communal premises…)

Double majority is obtained with 666 votes and 8 co-owners voting. In this example 700 votes and 9 co-owners are necessary.

Unanimity

Unanimity of all the co-owners.

Increasing height works or construction works leading to the creation of new private lots or changing the building use…

Unanimity is equivalent to the 15 co-owners’ votes.

Absence of any vote

Urgent and imperative works in order to protect the co-ownership : wall lowering, roof leaking…

The general assembly isn’t consulted by the co-ownership trustee, only the association of co-owners is.

 

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PDF icon180313 Living in « co-ownership », user instructions

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Contribution of 3 %: the priority preliminary rulings on constitutionality (“QPC”) can be ceased

Posted on : March 26, 2018

About the decision of the Council of State (« Conseil d’Etat ») CE, 8 déc. 2017, STE SOPARFI

After the decision of the Constitutional Council (« Conseil constutionnel ») of October 6, 2017 (Cons. const., 6 oct. 2017, n° 2017-660 QPC, SOPARFI: Dr. fisc. 2017, n° 41, comm. 501, note N. Jacquot et P. Mispelon. – M. Pelletier, La fin de la contribution de 3 % sur les montants distribués : Dr. fisc. 2017, n° 41, act. 539), the decision of the Council of State (« Conseil d’Etat ») on the appeal for excess of pending power before it and which had given rise to the transmission of the priority preliminary rulings on constitutionality (“QPC”) was less expected (V. dans le présent numéro CE, 8e et 3e ch., (…).

Nevertheless, one question still should be settled, even if in fact there was no any debate: the one that rises from the other versions of the first paragraph of the article I 235 ter ZCA, since the Constitutional Council (« Conseil constutionnel ») did not mentioned that the applicable version is the one issued by the Amending Financial Law (« la loi de finances rectificative ») 2015.

Thus, the other versions of the text were still, theoretically, in force.

The Council of State (« Conseil d’Etat ») has restrained the priority preliminary rulings on constitutionality (“QPC”) in its decision of transmission of July 7 the latest to the version of the 2015 of the text about contribution of 3 % (CE, 8e et 3e ch., 7 juill., 2017, n° 399757, Sté SOPARFI: Dr. fisc. 2017, n° 29, comm. 409, concl. R. Victor. – N. Jacquot et P. Mispelon, Autre QPC passée, la contribution de 3% bientôt trépassée ? : Dr. fisc. 2017, n° 28, act.402).

It has indirectly estimated that the subject of BOFiP appeal had aimed only this part of the text.

Nevertheless, the entity SOPARFI tried to by-pass the obstacle by the deposit of the 3rd priority preliminary rulings on constitutionality (“QPC”).

It estimated actually that the unity of the consecutive versions of the first paragraph of the article 235 ter ZCA which were in fact commented by BOFiP were attacked because in every paragraph it specified that the contribution should be applied to the distribution payed beginning from August 17, 2012.

Through deposit of this another priority preliminary rulings on constitutionality ( “QPC”) which was aiming exclusively the 2012 version of the text establishing the contribution (and that could be followed by the other priority preliminary rulings on constitutionality ( “QPC”) on the other version of the text), the entity wanted to give an occasion to the Council of State (« Conseil d’Etat ») to take quickly a position relative to the application of the decision the Constitutional Council (« Conseil constutionnel ») concerning the previous versions of the text, being, nevertheless in doubts if the  priority preliminary rulings on constitutionality ( “QPC”) will be rejected.

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PDF icon180306 Contribution of 3 % the priority preliminary rulings on constitutionality can be ceased (Contribution de 3% les QPC peuvent cesser)

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Rent control

Posted on : March 16, 2018

1151 towns soon to be concerned ?

Implemented in Paris since August 1st 2015, the regulatory framework on rent control has been effective in Lille since February 1st 2017. Introduced by the Alur Law of March 24th 2014, this measure, which was supposed to be effective in the biggest conurbations of the territory, was eventually restricted, by Prime Minister Manuel Valls, to the only voluntary cities.

The “council of State” condemned for “abuse of power” this experimental implementation, which wasn’t expressly organized by the law. Thus, the association “Apart lease, a springboard for housing”, which originally initiated the proceeding, just won the case. The future of this framework will belong to the new President of the Republic (see quarterly notary advises n°463). Rent control, as intended in the Alur Law, was concerning 28 conurbations, that is to say 1151 towns.

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The realization of the pledge of shares of SCI or SARL

Posted on : March 9, 2018

In the context of granting a credit to a real estate civil companies («sociétés civiles immobilières – SCI») or alternatively to a limited liability company («société à responsabilité limitée – SARL») holding a property, lenders usually require a pledge of the shares («nantissement des parts») of that company, in addition to the Usual real estate security (mortgage, lien) taken on the real estate. On the occurrence of a default of payment under the secured obligation, the question is how the pledging of shares of SCI or SARL can be exercised and within what time limit. Ultimately, it is a matter of measuring the effectiveness of this precaution, in particular when this pledge is combined with  a « pacte commissoire ».

Is the realization of pledging made easier by the « pacte commissoire» ) ?

The prohibition of the CI provision “legitimates the intervention of the Judge”.

According to the general principle of execution derived from article L. 311-3 of the Code of Civil Procedure (« Code de procedure civile»), the immediate execution clause (« clause de voie parée ») is prohibited. The rule of prohibition of the immediate execution clause (« clause de voie parée ») is to claim void any clause, previously negotiated or concomitantly to proceed the granting of the credit, which would allow the creditor to be awarded shares outside the control of the judge. Conversely, an immediate execution clause (« clause de voie parée ») negotiated after the granting of the credit is valid.

In other words, any clause intended to oust the forms of seizure to sell the debtor’s property is prohibited. At the same time, the legislation authorizes an allocation of shares by order of the court («attribution judiciaire des parts»).

An allocation by order of the court («attribution judiciaire») and sale to a third party – According to еру article 2346 of the Сivil Code (« Code civil »), the creditor may order the sale of the pledged property in the court: this is the mechanism of ” An allocation by order of the court («attribution judiciaire»)”, which is the mechanism for the realization of common law articulated according to the rules of civil procedures of execution.

In parallel with the mechanism of an allocation of shares by order of the court («attribution judiciaire des parts»), the legislator finally moderated the intervention of the judge by introducing the mechanism of the « pacte commissoire» in the common law of the pledge (articles 2347 and 2459 of the civil Code) during the reform of 2006.

The « pacte commissoire» ) allows the allocation of the shares for the benefit of the creditor solely because of default of payment by the debtor, not without maintaining a mechanism of protection of the debtor under the control of the judge.

« Pacte commissoire » and transfer of ownership to the creditor – Thus, in order to accelerate the realization of the pledge, it may be appropriate to insert in the constituting document the pledging of shares of SCI or the pledge of shares of SARL, a “pact commissoire” on the basis of article 2348 of the civil Code, namely a “sui generis” convention under which the creditor has the right to be awarded the thing (here the shares) pledged for lack of payment under the secured obligation.

In the formation of this « pact commissoire», the prior consent of the other SCI partners to this pledge project will be obtained. Similarly, it will be sought the consent of the SARL audit project which shall carry the approval of the cessionaire.

Some authors reconcile « with the concept of a contract of sale, the borrower committing to dispose of his property». The same authors also see by analogy a “giving in payment”. The sale to a third party may collide with the character intuitu personae which allows the partners to oppose the arrival of a third party to the capital: that is why the « pact commissoire » has a certain interest. In any event, the realization of the pledge and the Commissoire Pact face a number of difficulties arising from the residual applicability of the law of Civil enforcement proceedings. The judge’s residual intervention limits the effectiveness of the pledge : « Pacte commissoire » and the necessity of judgement.

The realization of the «Pacte Commissoire» is slowed by the protective measures of ensuring that the creditor receives no more than his due. This principle of “non-despoilment” of the debtor is recalled in articles 2347, 2348 and 2460 of the Civil Code (« code civile »). On the one hand, the conventional allocation of shares must give rise to an estimation given by an independent expert. The expert responsible for estimating the units may be appointed by mutual agreement by the parties, or by default by the judge.

On the other hand, if the value of the shares exceeds the amount of the secured debt, the creditor owes the debtor an amount equal to the difference between the value of the shares and the amount of the secured debt. In the event of difficulty of carrying out the pledge, the judge may be seized by the debtor, and the liability of the negligent lender, see criminal, is not remote. To guard against such a risk, it is difficult to see how the lender could avoid obtaining a court decision enforceable in order to carry out its pledge, at the risk of reverting to the common law of seizures. Moreover, it is worth recalling that the rights of third parties must be respected: the realization of the Commissoire pact cannot play at the expense of the creditors holding a real right on the good against the beneficiary of the Covenant because they can invoke their right to suite.

« Pacte commissoire» and collective proceeding – An article L. 622-7, I of the Commercial Code («code commercial »), to which an article L. 631-14 refers, provides that the opening of a collective procedure is an obstacle to the conclusion and realization of the « pacte commissoire ».

The implementation of the Pact is therefore prohibited in all phases of the procedure, starting from the safeguarding to the judicial liquidation. Of course, the pact reiterates its strength in the light of a pledge made by a third party to secure the debtor’s debt, and provided that the pledged property is not included in the assets of the proceedings. The risk of opening up a collective proceeding against the debtor does not seem to hinder the operation of the said Pact, if it is concluded and untied before the opening of the proceeding before the court.

To sum up – On the one hand, the realization of a pledge on the securities of a company holding a real estate does not allow to effectively or fully oust the litigation relating to the seizure of the real estate property as it results from the rules of the executional rules of the Code of civil procedure

(« сode de procédure civile»).

On the other hand, and more generally, one can legitimately doubt the creditor’s interest to carry out the said pledge with «pacte сommissoire» and become the owner of real estate. The risk would be for the lender to have to assume a litigation of the expertise, and in the end to bear the payment of the price of the real estate property, the taxation of the transfer of property, the expenses of the maintenance of the building, and the costs of the future sale which will be necessary for the recovery of the receivable, the distribution of the price to finally satisfy all the creditors.

In a nut shell, the sole purpose of the pledge of shares is to oblige the borrower to remain the owner of the holding structure of his estate assets throughout the credit term, and thus not to sell the shares of the company without the prior agreement of the creditor. Thus, pledging is only a “deterrent” tool, and is closer to an effective form of “negative security” to materialize the borrower’s commitment to retain its shares. In this only, the pledge effectively supplements the mortgage without replacing it. The mortgage remains the “Queen of Security Interests”: it will be carried out according to the rules of seizures and executions of common law, then substantially reducing the interest of the pledge.

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PDF icon180305The realization of the pledge of shares of SCI or SARL ( la réalisation du nantissement de parts de SCI ou de SARL)

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From the “Accounting Audit” to the “Accounting Exam”: the quarrel of the old and the modern

Posted on : March 2, 2018

The new accounting proceeding, introduced recently, and commented by the Administration even more recently, has not raised many discussions so far.

Yet, this new procedure, which relocates the place of the accounting audit in the premises of the Administration, compromises the “sacred” territory of the oral and adversarial debate.

That the tax creates a pecuniary debt for individuals, as well as for companies, and thus, affects the constitutional right of private property, is an evident truth.

Or, since the French tax system is essentially based on tax returns that taxpayers file spontaneously, important means to verify its veracity are recognized to the Administration by the State.

For the businesses, these tax returns are based on social accounting, which serves, on one hand, to establish the principal tax base (CGI ann. III, art 38 quater) and, on the other hand, as a tool to verify the sincerity of the tax returns (LPE, art L. 10).

To this matter, in order to make a critical comparison between the accountancy and the tax return, the Administration has in its disposal the procedure of “accounting audit”, defined as the operation by which the tax administration “controls on the spot, the sincerity of the statements subscribed [by the company] by comparing them with the ledger entries or other supporting documents brought to its knowledge and if needed, can call into question its accuracy “.

As an outcome of the accounting audit, an additional tax may be established, a drawdown that will affect the company’s assets, once again.

Therefore, tax cohabitation exists between the value-creating enterprise, most often with private capital, and the State.

The taxpayers’ rights of defense are at stake, and a solution must be found to balance the rapports between the powerful Administration and the taxpayers.

This is why the procedure of accounting audit, which is an external procedure for the Administration, but binding and intrusive for the company, is strictly framed by the law in the articles L. 47 and sequels of the LPF, and this for a long time now, following the serious incidents between the public authorities and the world of artisans and tradesmen in 1955.

Hence, the law (LPF, Articles L. 13 and L. 47 and seq.) and the regulation provide for (i) the prior sending of an accounting audit notice to the firm, mentioning the years audited and the possibility for the company to have recourse to the counsel of its choice, (ii) the performance of the control operations “on-the-spot” (LPE, art L. 13), and (iii) in principle the prohibition to take files out of the company premises, in order to respect the obligation of an oral and adversarial debate on the spot.

Finally, the duration of intervention on the spot is limited.

If a proposal of rectification is then sent, it must be duly motivated.

The accounting auditing operations are also framed by the judge.

The Council of State, in a judgment of 21st May 1976 specified the four necessary conditions in order to derogate from the principle according to which the auditor cannot take files out of the company premises.

Moreover, the right for the taxpayer, eventually assisted by an advisor, to meet and discuss with the auditor at the headquarters of his company is an essential condition.

This is a procedure which “allows the Administration to be aware of the concrete conditions of the enterprise operations and forces the taxpayer to admit this effort to apprehend the reality through dialogue” or, according to others, to encourage the Administration to ensure the irreplaceable human contact “allowing the auditor to explain himself in the intimacy of a head-to-head”.

This “on-the-spot” debate is based on the idea that only the possibility of an evolutionary and constructive dialogue in the company’s premises is likely to allow the taxpayer to usefully present its first observations, or, depending on the case, to learn from the Administration the innumerable subtleties of the French tax law.

Furthermore, it allows the taxpayer to apprehend in serene conditions the confrontation with the auditing department.

For a long time now, this double legislative and jurisdictional structure allows a moderate and effective fiscal control and the establishment of an entrepreneurial management which is adapted to the requirements of the tax audit.

So, a balance admitted and recognized by all the actors of the tax audit. But, under the impetus of the Secretary of State for Budget and Public Accounts at the time, initiated by a concern for “modernity”, the 2016-1918 law of 29th December 2016 about amended finance for 2016, allowed to the agents of the Administration, when taxpayers are compelled to keep and submit accounting documents by means of computerized systems, to examine the accounts without being present on-the-spot (LPF, Articles L. 13 and L. 47 AA new).

It emerges, from the summary of the reasons of the mentioned law, that this new legislation aims to modernize the procedures of tax audit in business accounting by creating a new world of remote control called “accounting exam”.

The Government has outlined the scope of this new procedure, stating that it “will be particularly appropriate for companies presenting low risk or low complexity issues, thus, not requiring an on-the-spot control.

The administration can in this way, be able to concretize the biggest operations on the taxpayers who justify it “.

Normally, an accounting notice, will specify the period of the review and indicate the ability of the taxpayer to be assisted by the counsel of their choice.

The taxpayer will later be informed of the results of the accounting review, within 6 months at the latest.

Actually, the on-the-spot control, which as has been pointed, is fundamentally protective and really important for companies in the management of tax auditing, can be dismissed at the discretion of the tax authorities.

In her report on behalf of the Finance Committee of the National Assembly, Valérie Rabaul, general rapporteur, reminds that the accounting audit is surrounded by many guarantees for the taxpayer under Article L.47 of the LPF.

She quotes a case law of the Council of State which has held in particular, that this procedure does not exceed “the needs related to the economic well-being of the country”, does not violate “the right of the taxpayer for respect to his private life”, nor the “freedom of information and expression” or the “right to a fair trial” provided in Articles 6, 8 and 10 of the Convention for the Protection of Human Rights and Fundamental Freedoms.

Referring to the important decision of the Council of State in 1976, the report also points out the principle, pursuant to which, the accounting audit must be conducted on the spot in order to provide the taxpayer with “opportunities for an oral and adversarial debate” and to allow it to meet the auditor in order to discuss its point of view.

Further, the report also states that, in accordance with the general principle issued by the Council of State, and even if the text does not provide it, the Administration, in case of an accounting exam, is obliged to offer to the taxpayer, the possibility of an oral and adversarial debate.

In addition, the Council of State ensures the respect of a minimum investigation at the headquarters of the company, since it is a fundamental guarantee to allow the taxpayer to profit from the oral or adversarial debate to which he is entitled to, in case of an accounting audit.

This protection is affirmed even against the opinion of the eminent Commissioner of the Government, Mr. Jacques Arrighi de Casanova, who, in his conclusions under a decision of the Council of State on December 10, 1999, proposed to separate the place where the accounting audit is exercised from the proof of the existence of an oral and adversarial debate, by considering that a dialogue between the taxpayer and the auditor on the spot was, in his opinion, irrelevant and that “the tax judge would demonstrate excessive formalism by canceling an imposition, on the sole ground that the auditor did not carry out a minimum of investigation at the headquarters of the company”.

By not retaining the position of its Government Commissioner, the Council of State demonstrates the importance that it attaches to the respect of the on-the-spot control, a guarantee that the debate between the audited taxpayer and the Administration is oral and adversarial.

It goes even more far and poses a presumption of an oral and adversarial debate, when the accounting audit has taken place on the premises of the audited taxpayer.

The pre-assessment of this new “accounting exam” indicated that the Government’s objective was to increase the number of controls, by benefiting from the time saved by this new procedure.

The general reporter, Mrs. Valérie Rabault précised that this period “aims to allow the Administration to effectuate more controls.

Rather than the on-the-spot audit, in which dialogue is certainly possible, the proposed provisions offer the possibility of controls by the Administration from its own offices, […] without further displacement of the staff of the General Directorate of public finances.”

The main purpose of the new scheme is to increase the profits and, therefore, it is comprehensive to question about the impact that this objective will going to have on the quality of the audits.

In the pre-evaluation is further specified that “these simplifications should not be aimed at reducing the taxpayers’ guarantees but at stopping the delaying tactics”, without specifying whether the “debate on-the-spot” was considered as “dilatory”.

The number of the additional controls envisaged which should justify this measure, has not been quantified by the Government either.

It is because nothing seems to change in appearance, that particular vigilance is required.

The accounting exam is effectuated without the presence of the auditor on the spot, without the head-to-head meeting between the economic sphere of the company and the Administration, in favorable conditions for the defense of the taxpayer.

Actually, many elements are now afforded by the taxpayer, and no longer by the Administration. This is the contribution of “modernity”, linked to the existence of computerized accounting.

The Constitutional Council does not seem to identify a problem, as, in its decision about the financial law for 2016, it has declared conform to the Constitution the procedure of accounting exam, stating that the new legal dispositions “do not confer [to the Administration] an enforcement power” and that ” do not deprive the taxpayer of the guarantees provided in the Tax Procedures Book in case the Administration exercises its right of control” ; as a result, they “do not violate the rights of defense or any other constitutional requirement”.

The parliamentarians who seized the Constitutional Council in application of Article 61 of the Constitution, nevertheless, argued that this measure affects the respect of the rights of the defense, by not allowing an oral and adversarial debate.

The administrative doctrine confirms both the parliamentary debates and the remarks of the Central Audit Office and states that the “audit” is the operation which ensures the sincerity of a tax return by comparing it with external elements, and that it may be for a company: either an accounting audit, which we shall call “classical”, or an accounting exam, which must now be described as “modern”.

In the latter case, the service will perform, from the office, the examination of the accounts without visiting the company, even if the taxpayer expressly requests it. The latter may still, fortunately, ask to be heard by the audit department to discuss about the case, but, this interview takes place on the premises of the Administration.

Once the accounting examination terminated, the administrative doctrine specifies that a point must be made with the taxpayer by phone, prior to sending the proposal for rectification. If the taxpayer asks to be received, the appointment will take place on the premises of the Administration.

The procedures to “audit” the companies’ are now well established.

The accounting audit by the service, and the verification of legal and accounting documents, has as a corollary the protection of the company through an oral and adversarial debate, itself guaranteed by the presence of the auditor on the spot.

The accounting exam by the service, and the verification of legal and accounting documents, has as a corollary the protection of the company through an oral and adversarial debate, itself substantially guaranteed by the absolute prohibition of the auditor to be present on the spot…

From the practitioners’ point of view, what about the rights of defense for the taxpayer?

What about the understanding of the economic structure investigated by the service?

What about the protection of the entrepreneur?

Finally, what will the qualitative and quantitative use of this new procedure by the Administration be?

The tax audit is based, since a very long time, on dialogue and a consensual approach between the Administration and the audited taxpayer.

For the latter, this is an external audit to determine whether the tax law has been correctly applied.

A constructive and non-conflictual relationship should be established, allowing the Administration to become aware of the way the activity is exercised.

The on-the-spot control is thus, a prerequisite, for oral and adversarial debate.

In absence of such an on-the-spot presence, the need for assistance by advisers experienced in the tax procedure field is considerably strengthened.

It will be up to these councils, to maintain the oral and adversarial debate even outside the premises of the company, in order to compensate, as much as possible it may be, the immense deficit of protection created by this “modernity of everything digital”.

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Application of the long-term capital gains regime to securities not recorded on the balance sheet

Posted on : February 16, 2018

Application of the long-term capital gains (“plus-values à long terme”) regime to securities not recorded on the balance sheet

Securities not recorded in the balance sheet may benefit from the long-term capital gains regime, provided that they qualify as fixed assets by their nature and are sold after a period of retention of two years.

Council of State, 9th and 10th Chamber, December 23rd 2016, n° 375746, “Company Cap Gemini”.

We know that professional gains are divided into two categories, which determine their tax regime: short-term capital gains, taxed at the common law rate, and long-term capital gains, which follow a particular regime, according to whether the business is subject to income tax (“impôt sur le revenu”) or is subject to corporation tax (“impôt sur les sociétés”).

The long-term capital gains regime is defined as opposed to the short-term capital gains regime. Thus, Article 39 (3) of the General Tax Code (“Code Général des Impôts”) provides that this regime applies to capital gains which are not subject to the short-term regime. Article 39 (2) specifies that the short-term capital gains regime applies to capital gains from the sale of items acquired or created less than two years ago.

Only the disposal of fixed assets entitles the holder to the long-term capital gains regime. These securities are defined as those that the company intends to hold on a long-term basis or that it is not able to resell at short notice. They are representative of capital shares or long-term investments.

Gains from the sale of marketable securities (“valeurs mobilières de placement”) are taxable as revenue (“produit d’exploitation”) at the standard rate of tax. This category includes securities acquired with a view to realizing a gain at short term.

In addition, if it is not possible to claim the record of the accounting entry, the company must be able to justify the holding period by elements that can give certain date to its acquisition of the security.

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