French Property agents, specialising in buying prestigious properties throughout France - Castles, Chateaux, Manoirs, Maison de Maitre, Country Houses.

Purchasing In France

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 and that French agents are generally reticent about revealing the precise location of properties. In some instances we may have additional pictures on file.

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. The acquisition costs to be paid to the Notaire are generally in the region of 7-10% of the price of the property. If there is a mortgage this incurs an additional 1% approx. to the fees.

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.