From Enquiry to Appointment
Once you have registered your interest in finding a property in
France and have e mailed your selection of properties from the
site that you wish to view, we will arrange an itinerary for you.
Please be aware that we upload all the written information that
is available to us. In some instances we may have additional pictures
on file. French agents are generally reticent about revealing
the precise location of properties. Occasionally the signing of
a confidentiality agreement or ‘engagement de confidentialité’
in which you acknowledge that they have disclosed this information
to you will enable them to do this. Agents are in any event required
by the vendors to accompany on viewings wherever possible and
to know the identity of interested purchasers and their circumstances.
More frequently agents will give an indication of where the property
is if we ask, provided we have already got the full contact details
and criteria of the person who is enquiring and can register their
interest with agent.
If you prefer to be sent property details in hard copy this can
also be arranged providing you have given us your criteria including
price range and contact details.
In order to ensure the most efficient use of your time, we need
certain information.
When and where you are arriving in France, the length of your
stay and your point of departure, whether you are staying in one
place or moving around, and a contact phone number, preferably
a mobile, in case arrangements change, a property sells, or a
new property comes onto the books which could be of interest to
you.
As we are frequently asked, it is worth observing that there
are no restrictions on Americans buying historical or modern Properties
in France per se, however the system of vendor credit which is
prevalent in the States is not available in France.
Although the advent of the internet has made it possible to hand
pick specific properties to view, the negative effect is that
agents seldom have time to show any additional properties which
could be relevant, as appointments are too tightly scheduled.
The French agents and indeed the vendors themselves are quite
likely to be closed for the obligatory lunch time break which
usually extends from 12.00 midday to 14.00 p.m. In addition it
should be born in mind that visits on a Sunday are often impossible
due to the family functions which take place over weekends when
visits are actively discouraged. Where there is only a caretaker
or the agent has the key to the property there may be the odd
exception to the general rule - but is well to be aware of these
constraints when planning a trip to view Properties.
In the summer months ( July and August) , holiday rentals of
Properties often means that visits to properties which are let
can only be undertaken on Saturdays ( changeover day) to avoid
disturbing tenants. It is also vital to take account of French
public holidays which are rigorously observed and, when they fall
just before or after a weekend, are often extended into a long
weekend. The French call this to 'faire le pont' - or make the
bridge
It is always wise to allow at least one day at the end of a viewing
trip to re-visit the property that interests you most or view
anything new that has come onto the books whilst you are away.
We ask that you confirm to each agent that you will be attending
your appointment twenty four hours beforehand, as vendors will
have been notified that a visit is planned and need to be informed
if you have already found a house and no longer wish to keep your
appointment.
Making an Offer and Purchasing
Asking Prices
Asking prices may be negotiable and sometimes vary if the property
has been llisted with different agents at varying stages. It is
only when negotiations are underway that one can gauge what the
vendor will accept. Prices quoted include agency commission( unless
otherwise stated.) and this is generally paid by the vendor at
the time of the sale from the proceeds of sale. It is important
to ask the Agents how much the approximately notaire's fees will
be on any property for which you are considering making an offer.
Occasionally agents may quote net vendors prices so it is always
wise to clarify the breakdown of prices before making an offer.
The Offer
Once you have identified the property you wish to buy, it is very
important to indicate your interest to the agent immediately as
delaying in present market conditions, could cause you to lose
the property. The first step is to put forward an 'Offre d'Achat'
or offer. This can be done either through the agent on the ground
or through us. In France there may be more than one vendor, especially
if the sale is due to a death in the family and there are many
brothers and sisters, so this can take a little time to establish
whether or not the offer is acceptable. We are confident that
the agents with whom we collaborate are experienced in negotiating
a satisfactory conclusion to this process and may even have had
an indication from the vendor of what he would accept. Once the
agent has obtained the agreement of the vendor or vendors the
process then moves to:-
The Compromis de Vente
This document sets out all the aspects of the transaction and
will include standard clauses and any special conditional clauses
which might apply ( for instance if the sale is subject to the
purchaser obtaining a mortgage). A deposit, normally of 10%, is
paid to the Notaire at this stage and once signed by both parties,
the contract is mutually binding, after a seven day cooling off
period. The Compromis de Vente is generally signed at the Notaire's
office but if the buyers are overseas, it is possible to use a
'Pouvoir' or Power of Attorney to overcome this problem or the
Compromis de Vente can be signed and sent in the post, provided
this happens within the designated time scale. This is subject
to satisfactory reports being received on termites, lead and asbestos.
Searches
The searches have to be carried out by the local authorities and
the notaire will require this information prior to completion.
Amongst this information is the release of any rights to pre-emption
by the SAFER, the national land commission and the local authorities
or Communes.
Acte de Vente
At the signing of the Acte de Vente (generally about 2-3 months
after the Compromis) the 90% balance of the purchase price, as
well as the notaire's fees are due and it is essential that these
funds are in the notaire's possession before the day of the signing,
in order that completion can take place. At this stage the Notaire
collects his legal fee for the conveyance and the purchase taxes
on behalf of the state, which are calculated on a sliding scale
according to the value of the property. It should be remembered
that a notaire's involvement is obligatory in the transfer of
property in France. Their fees are strictly regulated and are
equivalent to conveyancing and stamp duty in the U.K. Generally
speaking they are usually in the region of 6% of which 1% is the
notaire's fee and the balance is government taxes. It is always
wise to enquire at the outset what the likely charges will be.
When a loan is involved, an extra fee of 1% applies for the registration
of a mortgage with the Bureau des Hypothèques.
Insurance
It is vital that the purchaser is aware that the Buildings Insurance
becomes their responsibility immediately they sign the Acte de
Vente. Either the existing policy can be transferred or a new
policy must be taken out.
Local rates
Two taxes apply in France. Taxe d'Habitation is paid by whoever
is in occupation on the 1st January. The Taxes Foncières,
levied on buildings and land, is split pro rata between vendor
and purchaser . This tax is charged every Autumn.
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