Clé France

Despite a poll last year claiming that the majority of french people believe there are too many foreigners in France, Interior Minister Manuel Valls has just announced new plans to make it easier to gain french citizenship. The multiple choice test has been scrapped, along with the requirement that applicants must hold a permanent job (CDD); neither is it compulsory to own a property in France. This latest decree marks a changing of attitudes within government departments towards immigration; in 2011 only 40% of applications were approved rising to 61% in 2013 to date. To qualify, foreigners should have lived in France for 5 years. Forms are available from your local prefecture.

Client's Question: “I’ve heard that when I buy a house I will get a survey report; what will this cover?”

When a property is sold in France, the owner is obliged to commission and pay for a set of ‘diagnostiques’, which cover certain compulsory elements of a property. These include reports on the presence of lead and asbestos, the condition of the gas and electrical installations and whether the property is at risk from environmental factors such as flooding. There will also be an inspection for the presence of termites, in those affected areas, generally south of the Loire. The ‘diagnostiques’ will also include the DPE rating, the ‘Diagnostique Performance Energetique’, which assesses the energy efficiency of the property.

It should be pointed out that these reports make no reference to the structure of the property, nor is there any onus on the part of the vendor to put right any anomalies noted in the reports. They are provided merely for your information.

Blog submitted by: Sharon at Cle France.

Client's Question: "I’ve heard that if I sign a ‘Compromis de Vente’ I will be obliged to go through with the purchase, is this true?"

The ‘compromis de vente’ is the initial sales contract drawn up either by the notaire or the agent in France. This is the most common form of sale agreement used in France, and will outline the terms of the sale, including such details as the price agreed for the property, the fees which will be paid to both agent and notaire and an expected completion date.

It is an important document, and can include what are called ‘clauses suspensives’: these will include terms which must be met before the sale can go ahead, so for example if you require a mortgage in order to complete the sale, this will be included here along with details of the amount to be borrowed, and the time needed to process the mortgage application and obtain the funds. Another example might be if you are buying a building which requires a ‘Certificat d’Urbanisme’ (outline consent to convert a farm building to a residence), it would be wise to include this as a ‘clause suspensive’.

The ‘compromis de vente’  will be signed by both vendor and buyer: the vendor is not able to back out of the sale once they have signed, but the buyer has a 7 day ‘cooling off period’, during which they can withdraw from the sale: this must be done in writing and by registered letter to the notaire handling the sale. Once the cooling off period has expired you are required to send your deposit to the notaire, usually 10% of the net vendor price. If you withdraw after this point (unless it is for reasons detailed in the ‘clauses suspensives’), you will lose your deposit, which would be used as compensation to the vendor, who still has the right in law to continue the proceedure and insist that the sale go ahead.

Blog submitted by: Sharon at Cle France.

Property ref: CRN01009 - I know this area of France very well (lived there full time for 12 years!) and the countryside reminds me of the Yorkshire dales (where I grew up!) with rolling countryside, lakes and rivers and charming little market towns and villages, what more do you want?

This property fits the bill for many people as it offers good standards of accommodation AND a 2 bed Guest Gite to provide income plus enough land for any level of self-sufficiency or keeping some animals etc.

Great price too! as it is probably the best value for money property of its type in Mayenne and Lower Normandy area.

Link to the property: CRN01009

Blog submitted by: David at Cle France.

A common question I often get asked is "if I see the property I want to buy in France and make an offer on it, what happens next"?

Once you have made your offer on a property in France and it has been accepted the 'Compromis de Vente' is the first document you will sign. It details the main terms of the agreement between the buyer and the seller.

Normally you (the buyer) will pay a 10% deposit on signing the agreement, which is held by the notaire. The agreement has to be signed by both parties and it is a legally binding agreement – there is a 10 day cooling off period and certain clauses can be added in ie. 'subject to mortgage application' or 'subject to CU being granted' etc.

The 'Compromis de Vente' will include an estimated date when the 'Acte Authentique' (the contract of sale) is ready to be signed. Note that this date is not legally binding and is really used as a target date. For the the agreement to be drawn up you will need to provide your passport, marriage / divorce papers. If you are borrowing money you will also need the relevant paperwork.

So if you are planning a viewing trip to look for your perfect property in France and want to act quick when you find it, take these documents with you! If you have any specific questions about buying a house in France then get in touch and I would be only to happy to help.

Blog submitted by: Sharon at Cle France.