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LEGAL CONSIDERATIONS ABOUT LLIRIA PROPERTIES

 

There are more than 50 Urbanisations in Lliria. Some of them:

UE 17 A – SANT GERARDUE 30 – MONT-JARQUE
UE 17 B – CLOTXA DEL COSÍUE 31 – MONT-JARQUE
UE 18 – MONTEBLANCOUE 32 – MONT-JARQUE
UE-19 A – OASI DE S. VICENTUE 33 – VERGER DE SANT MIQUEL
UE 19 B – SANT VICENTUE 34 – JARDÍ DE LAURO
UE 20 – EL REGALÓNUE 35 – LA CANYADA DE CONFITES
UE 21 – EL CARAMELLOUE 36 – SAFAREIG – CONFITES- EL SECANET
UE 22 – EL CARAMELLOUE 37 – LA MAIMONA – CORRAL D’ALBERT
UE 23 – EL CARAMELLOUE 38 – PUIG ILOS
UE 24 – EL CARAMELLOUE 39 – CORRAL DE LA MARQUESA
UE 25 – EL CARAMELLOUE 40 – FORMIDABLES
UE 26 A – LA XELVANETAUE 41 – SAFAREIG
UE 26 B – LA XELVANETAUE 42 – SAFAREIG
UE 27 A – XELARDOUE 44 – ALT DE LA BOTIGUETA
UE 27 B – XELARDOUE 45 – ALT DE LA BOTIGUETA
UE 28 – LA CANYADA DE TELLOUE 46 – ALT DE LA BOTIGUETA
UE 29.A – EDETAUE 47 – LA SIMA
UE 29.B – EDETAUE 48.1 – MONTECOLLADO
UE 48.2 – MONTECOLLADO
UE 50 – MAIMONA-CONTIENDA
UE 56 – TOS PELAT

 

From these urbanisations, only 6 have been completed and finalised, and the rest are not completed as the urbanisation plan has not been issued.

I.- COMPLETED AND CONSOLIDATED URBANISATIONS:

Vall de Lliria, Montejarque, Xelardo, Sant Gerard, Puchilis and y Verger de S Miguel

With just two points of the urbanisation  to complete:

  • Installation of a collector for sewage to connect with Depuration Plant
  • Improvement of electric infrastructure

These improvements will be paid by the owners, but the cost will not be too much. This payment will come in the future and no one knows when as it will depend on political decisions.

These properties may have certificate of habitation, always that:

  • There is an existing Certificate of habitation
  • The construction has not any fines for any additional extension or modification of the initial construction,
  • and that the meters of construction rights of the plot are not overpassed.

II.- UNCOMPLETED URBANISATIONS:

The rest.

On the rest of urbanisations:

  • The plan of urbanisation is not created, neither developed. It means that there is not any guaranty from the administration to respect the actual division of the plots. The spirit of the Town Hall is to “respect” the existing divisions, and to “respect” the existing constructions. They have no intention to create damages and affect to current owners with losses of their land or their constructions. But, if a Plan is definitely approved, then, the lines of divisions of the plots will be the one marked in the plan, which can make, or not make, coincidence with the current division and size of the plots, being the owners to be forced to adapt their properties to these divisions.
  • Urbanisation infrastructure: Urbanisation elements as: Public lights, pedestrian areas, asphalt, streets, roads, internal sewage connections (from the house to the street), external sewage infrastructure (from the urbanisation to mains), etc, is not done, or not completely done. It means that, in case of an urbanisation plan is approved, this plan will establish the infrastructure that it is needed to complete the urbanisation, and the works to develop will be paid by the owners of the urbanisation proportionally related to the size of their plots or constructions’ size. How, much it can be?. No one knows, because it will depend on a future plan, and the requirements of this plan, which is not existing by the moment.
  • Although there were some plans of urbanisation (called “PAIs”), the majority of them are in suspense and not validated by a recent regional law from 2014. So, new ones must be presented as the law changed in 2014.
  • Electric and water: There are some connexions of water and electric, but they are really poor. Increase of power of electric up to, at least, 5,75 KW is more than recommendable to guaranty enough provision to the buyers in the future.
  • Existing constructions will be forced to
    • Have an internal connection to sewage (even if there is not mains sewage in the area). It means that the property must have all the pipes and structure to be ready to connect the property to mains sewage when this arrives to the urbanisation.
    • Have a septic tank with total oxidation system.

Following current normative, it is not possible to build any building in these urbanisations. Probably none of these houses were built with  building license. The consideration of the Town Hall at this respect is that, due to the fact that there are old buildings,  constructions are legally consolidated by the time, although not fulfilling with normative. So, from a legal point of view, there are not any fines affecting the property currently so, there are not any actions that the Town Hall can take against this property due to its age.

Also, due this fact, the Town Hall may respect the existing constructions, but they cannot be extended. So, new constructions in the property cannot be built. The Town Hall allows inside reforms on these kind of properties, but not extensions, neither constructions of other buildings like garages, etc.

But, due to the fact that these properties are out of normative, the Town Hall will not approve a license to reform essential structural parts from the building like foundations, roof, etc. The Town Hall will admit to “reform” the existing house, and “repairing” the existing structure, but not “remove” from the old parts to install new ones. For example, in the case that there is a “fire”, or inundation which may affect the house on its structure, the Town Hall may not give rights to “rebuild” the property. So, as conclusion, the Town Hall allows internal reforms to maintain the construction, but not structural reforms from bines, foundations, change of roof, etc.

For more information: jc@tlacorp.com; +34 691 494 314

 

 

 

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