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Taking the very first steps to buying a property in France?  Guide2PaysdelaLoire can help you find that dream home in Pays de la Loire.  This short guide explains some of the costs involved in acquiring a property in the Loire region.  Our separate guide to the purchase process will help you understand how to buy the property.

Set a budget

This has got to be the first and most important decision.  Apart from the advertised price of a property you need to be aware of the costs involved in purchasing a property in France. Other major factors to consider are costs of international removals and currency fluctuations.

Costs

The asking price often includes the estate agent’s fee, but is essential to establish this at the outset as agents charge between 4% and 10% of the asking price!  If not budgeted for that would come as a big shock at the end of the transaction.  Look for the letters FAI, which indicate that the fee is included.  The price will not normally include the Notaire’s fee and don't forget to add tax at 19.6% on top.  Confirm with the agent at the outset what is included. Bear in mind that in France, when buying a property, the general rule is that nearly all the expenses are met by the purchaser.

The Notaire will charge between 2% and 8 % of the net asking price, so ensure that you factor this in.

If you need a mortgage, then all of the companies charge an arrangement fee which will be between 1% and 2% of the loan amount.  It is normally limited to around €1500, but needs to be budgeted for.

Finding the property

There are several ways to find a property; through a private sale, through an Immobilier (an estate agent) or through the Notaire directly.  The most common route for overseas buyers is through an Immobilier.  Don't be surprised if the agent asks you to sign a bond, which basically ties you into buying the house through that agent.  This is common practice.

If you are still looking and not sure where to buy, have a scan through our extensive pages of department and town information to try and narrow down your search area.  The five departments of Pays de la Loire cover an area slightly larger than Belgium, so it is essential to have a good idea of where you want to buy to avoid spending every visit here rushing from viewing to viewing.

Once an area has been chosen, look through our property pages to get a feel for what may be available at or around your budget.  If you find something that is close to your requirements, but missing the essential swimming pool, use the contact form to enquire if the agent has your perfect property.  Contact as many agents as possible in your chosen area and be as specific as possible with your requirements.  If you are too vague you will be wasting a lot of valuable time looking at unsuitable properties. Multi-agency arrangements are not uncommon in France and you may find the same property advertised at different prices by different agents. The price differential often relates to the different commission being charged and it may therefore pay to search around.

Don't underestimate the time involved in viewing properties. Viewings in France tend to be carried out at a leisurely pace and remember that it may take considerably longer to view a rural property with outbuildings and a couple of acres of land than it would a town house.  Much of Pays de la Loire is very rural and travelling between viewings may take longer than expected leaving less time to inspect the property.  Although the temptation may be to cram as many properties as possible into a ‘viewing holiday’ arranging between 2 and 4 viewings a day is a realistic target.

Once you have found a property that ticks all the boxes, there are a few things to consider before jumping in and signing the Compromis de Vente. Take some time to look around the area and reflect. Never commit to purchase on the spot. That rural retreat down a dusty lane may be the perfect spot in mid-June but will you feel the same in mid-November if the car won’t start and the nearest village with a garage is 5 miles away?

Survey and property condition

In France it is not compulsory to have a survey.  If you are taking a mortgage, the mortgage company will more than likely have a valuation carried out on the house. This is simply for the lender’s peace of mind that the property offers adequate security for the amount lent. There is no obligation make such a valuation available to you and in any event  it is not a survey of the property’s condition.

The equivalent of a UK Homebuyers Report, what is commonly called a survey, is not common in France and suggesting you intend having one done may raise a few eyebrows with various reasons cited such as it is not done in France or it must be okay as it has been standing for several hundred years! Don’t be put off  if you have any doubts at all as to the condition of the property. You would not normally buy a house in the UK without a survey, so why when on the other side of the channel would you do it.  There are now a large number of English speaking surveyors operating in France and even if engaging their services reveals no major drawbacks the comprehensive report which you will receive can often serve as a useful checklist of routine maintenance works to be attended to.

If you intend to have a survey carried out, ensure that it is completed and you have the report before signing anything.  It is possible, but unlikely, that the vendor will agree to a survey clause in the Compromis de Vente.

Other things to check

Before getting too far, it is essential that you see a copy of the Plan de Cadastral.  This allows you to confirm the extent of the land that is being sold with the house.  In addition, the agent should confirm with the Mairie if any building plans have been submitted for adjoining land or whether any rights of way exist across the property.

Negotiate the price

Once you are happy with the condition of the house, the negotiating can begin.  As in the UK, this will be carried out by the Immobilier that is selling the property.  Remember that the agent is aiming to achieve the best possible price as their commission is a percentage of the selling price.  Remember also that you are paying the agent’s fee!

Use the evidence from the survey and any other points about the property as bargaining tools to reduce the offer you make.  If the property has a large plot of land, but the asking price is too high, will the seller take a lower price for a reduction in the land included?

After agreeing a price

Once a price is agreed, the next stage is the preliminary contract.  At this point, you should also decide if you would like to appoint your own Notaire.  It is possible in France for the whole process to be handled by a single Notaire, who carries out all the required legal actions for both parties.  This is possible because the Notaire's role is to act for the government and ensure that all the legal requirements are met and all taxes due are collected. Regardless of having either one or two Notaires, the cost is the same, but having a Notaire acting for you alone allows him to also advise you in the purchase.

If the vendor’s Notaire does not speak English and your French is not sufficient, it may be possible to find an English speaking Notaire to act for you.  The other choice is to rely on the Immobilier or employ a translator.  It is essential that you understand the documents that you are signing because there will be no going back without at very least losing your deposit.

Buying your French property

Have a look at our separate feature that explains the French property buying process.

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