2. Boundaries

Division d'un terrain : le bornage obligatoire à partir du 1er octobre

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La réforme des autorisations d'urbanisme rend obligatoire le bornage d'un terrain en vue de sa division. Et ce dès le 1er octobre.

La réglementation se complique pour les propriétaires de maisons individuelles non situées dans un lotissement. Jusqu'au 31 septembre 2007, ils peuvent procéder à une division de leur terrain pour détacher une parcelle afin par exemple de la vendre à un tiers, sans effectuer un bornage de leur terrain.

A partir du 1er octobre 2007

A compter du 1er octobre, tout change. En vertu de la réforme des autorisations d'urbanisme qui entrera en vigueur à cette date, la réglementation imposera de faire borner tout terrain qui serait diviser. Effectuée par un géomètre expert, cette opération de bornage garantit les limites précises du terrain et par conséquent sa superficie réelle. Actuellement dans un acte de propriété, seule figure la superficie cadastrale, généralement approximative.

Sur un plan pratique, un bornage requiert un délai de deux à trois mois, en fonction du "carnet de commandes" des spécialistes, titulaires d'une délégation de services public pour fixer les limites des biens fonciers. Quant au coût, il faut compter quelques milliers d'euros, en fonction de la complexité du dossier.

Boundary disputes are a frequent cause of conflict and in the following section we look at how boundaries are determined and recorded.

1. 2.1 Land Registration
2. 2.2 Determination of Boundaries

2.1. Land Registration (Cadastre)

The official system of land registration in France is called the cadastre , equivalent to a public land registry.

It is normally not too difficult to determine the boundaries of a property through the numbered plots on the cadastre, on which the ownership of land is based.

The cadastre will show buildings, the size of the plot and the place name (lieudit) of the property to which it belongs.

However, the cadastre does not show the precise boundaries between properties.

As a result you cannot always rely on the deed of sale to provide you with definitive guidance, as the boundary description on the cadastre may often be vague or even non-existent.

A copy of the local cadastre will be held in the local mairie and you can freely inspect it. The local notaire will also have a copy.

Whilst in most cases the cadastre does the job you need it to do it, it can be contested.

2.2. Determination of Boundaries (Bornage)

Bornage is a process that consists of determining, by the use of boundary markers, the boundary line between two properties.

One or more bornes (boundary markers) are put in place, which define the limits of the properties.

A borne has historically been a stone or concrete marker placed on the ground, but nowadays it is a plastic marker embedded in the ground.

Bornes have a protected legal status and their destruction or unauthorised relocation is a criminal offence punishable by imprisonment and a very heavy fine.

The process of bornage can be carried out either by agreement between two or more neighbours, or following intervention of a court of law.

2.2.1. By Agreement

Demarcation of land is only possible between private properties, whose boundaries must be contiguous and separate two or more owners.

Boundaries are considered to be contiguous even though they may be separated by a small stream, ditch, footpath or track.

However, demarcation is not possible if the land is separated by a river, a public highway or railway crossing as, in these circumstances, the land is not considered to be contiguous.

The presence of a hedge does not necessarily establish a boundary line and does not prevent demarcation being carried out.

Only public authorities can determine your boundary where it borders a public space. You will need to ask the mairie or the préfecture. If you are not happy with their decision you can appeal to a court of law.

Where your land borders private space owned by a public body then demarcation is possible. This is not unusual in the case of disused communal rights of way, a (chemin communale/rurale)

Where the land is in multiple ownership any of the owners can ask for demarcation, although the law provides safeguards for other owners.

Where two owners want to proceed with demarcation then nothing prevents them agreeing between themselves the limits of the boundary, preparing a plan, and marking it out or fencing it.

If this is done then it is imperative that the agreement is registered with a notaire as it will not otherwise be binding on future owners.

This process is called (de depot avec reconnaissance d’écritures et de signatures).

The agreement is registered with the public land registry – the la conservation des hypothéques – by the notaire.

The géometre has a monopoly of this function in France and carries professional liability insurance.

S/he will examine historical documents as well as undertaking land measurement and any evidence produced by the owners.

When they have completed their work they will place a borne on the new boundary, provided of course the new boundary is agreed!

Both parties will then need to sign a plan agreeing to the changes, and this document is called a process-verbal (written report!).

The process-verbal is then registered at the land registry via a notaire.

The new boundary is mandatory on subsequent owners, provided it is registered.

The fees of géometre are freely negotiable. Normally, they should not be no more than a few hundred euros.

As well as their fees there are those of notaire and land registration costs. (circa €350 )

2.2.1. By Order of the Court

In the event of a dispute over the boundary, and you cannot agree on the appointment or decision of géometre, then the matter can be decided by a court of law under a process called bornage judiciaire.

Provided it is purely a matter of the boundary then the matter can be heard before a tribunal d’instance, where the use of an avocat is not obligatory.

If the matter is more complicated then it would need to be heard by the tribunal de grand instance when the use of an avocat is required.

In the absence of agreement the judge is able to determine the boundary, and can impose a boundary on a reluctant party. More often than not, they will do so by appointing a géometre to act on behalf of the court.

It is often the case that intervention of court appointed géometre can bring about agreement, in the absence of which the judge decides. In such circumstances new boundary markers are installed by order of the court.

Once again the new boundary needs to be registered with the land registry for it to be applicable to subsequent owners.

A right of appeal lasts for 30 days, failing which the decision is final and irrevocable.

Next: Boundary Walls