Making an offer is pretty much the 'done thing' in France these days, it did not used to be so and one had to be careful not to offend a French Vendor with a cheeky offer. Current market conditions over the last few years have meant that offers are more readily entertained.

It does depend on the property but our properties are valued by a local agent with the local market in mind so the asking prices are generally pretty accurate in terms of value. We are seeing that offers within 5% to 10% of the asking price (depending on the asking price) are being accepted or the vendors are open for negotiation. Although it is worth pointing out that French vendors do not like the 'start low and edge up' routine that is seen in the UK where you bat back and forth a few thousand here and there, they tend to not like that approach at all.

So how do I decide what to offer? my advice would be to make the offer you genuinely want to pay. If you view a property and you feel that for example, on an asking price of 100k you really wouldn't be comfortable paying more than 85k, then that is the offer you should submit, and if that is refused, you walk away because you don't want to pay any more.

What if I really want it and offer full asking price? If a French estate agent gets a full price offer for a vendor, the vendor is legally obliged to accept it; if they don't the agent can sue them for breach of contract.

The reason this is written into French law is for consumer protection, it stops a vendor trying to get two potential purchasers into a bidding war, which is a good point for buyers to note. Find out more about the Buying Process in France.

Blog submitted by: Sharon at Cle France.

Client's Question:   I’ve seen a number of properties advertised for sale privately by the vendor, what would the drawbacks be for me buying direct without the support of an agent? 

Buying privately is more common in France than in the U.K, and there are a number of portals nowadays advertising private sales both in the U.K and in France. Much will depend on your language skills, and your familiarity with all aspects of the buying process, there will undoubtedly be some who are more confident than others in these areas.

However, I would say that the majority of British buyers benefit hugely from the involvement of the agent. They able to offer a wide variety of advice, from where to buy the best quality bedding plants to putting you in touch with a reliable installer for your septic tank! A good agent will be happy to extend his support beyond final signing day, and will be a good local contact for you.

I would also say that if you are looking to buy privately you take care to do your homework as far as local property values are concerned. Occasionally a private vendor decides to sell privately because they don’t like the valuation given by the local estate agent, and it is estimated that private sales in France are usually around 20% more expensive that those with agents. So, even taking into account the agency commission, the agency route is likely to be better value.

Our partner agents value properties for the local, French property market, not for an over inflated ex-pat one.

Blog submitted by: David at Cle France.

We are seeing an increasing number of clients realise their French Property purchase by borrowing a small or larger amount to top up their 'cash' and buy the house of their dreams.

We have 3 distinct options to enable people to do this so take a look at our mortgage partners who will be happy to chat with you, on a no obligation basis of course.

The quickest and easiest way to contact each of our partners for more information is on the Cle France website following these links:

U.K Mortgages / loans:

http://www.clefrance.co.uk/index.php/clubclefrance/stag-mortgages

Speak to Tim for a no-nonsense approach.

English speaking French Mortgage Broker:

http://www.clefrance.co.uk/index.php/clubclefrance/mortgages-cafpi

Speak to Kathleen our English speaking partner in France.

International Mortgage Broker:

http://www.clefrance.co.uk/index.php/clubclefrance/ipf-mortgages

Speak to John, Russell or Simon for impartial advice.

Blog submitted by: Sharon at Cle France.

Client's Question: “What information will I need to provide when buying, and when we go to sign the compromis what documents should I take with me ?"

 The notaire will require the following information and documentation when drafting the initial contract:

For all parties to be included on the deed:

-         full names/addresses

-         occupation

-         martial status

-         passports

You should take copies of the following with you:

                   -birth certificates

                   -marriage certificates

                   -divorce papers

Blog submitted by: Alex at Cle France.

So, you have found a property, What is your next step? 

You will make an offer, in much the same way as you would in the U.K. There are no hard and fast rules about what level of offer is acceptable, as much will depend on the seller’s circumstances, and the market conditions at the time. The agent will be able to give some guidance on this, as to what might be acceptable to the vendor.

Once you have agreed a price, and whether or not certain fixtures and fittings are to be included, the initial contract, the Compromis de Vente, is drawn up. Either the notaire or the agent will prepare this document. It is at this point that any suspensive clauses (clauses suspensives) will be entered in to the contract. These can include such items as the completion of building work, mortgage approval or planning permissions being in place. The contract will also indicate a possible completion date, but this date is flexible as the notaire will have to undertake searches on the property, and the final signing date is arranged so that all interested parties can attend.

This intial contract will also detail the cost of buying the property, including a breakdown of the cost of the purchase including the deposit due (usually 10%), the net vendor price, the notaire’s fees and the agency fee, thus providing you with the total amount due to be paid as cleared funds into the notaire’s account prior to final signing day (Acte de Vente or Acte Authentique). A feature of the French purchase process is the seven-day cooling off period. The time runs from when you receive your signed copy of the Compromis de Vente and allows you to back out from the sale without penalty. Once the seven days are over, the rest of the sale will take approximately 8-12 weeks to complete.

It is at the Compromis de Vente stage that you will pay your 10% deposit. The payment is made to the notaire. The deposit will only be refunded if strict conditions are met, so if you do withdraw after the 7 day cooling off period you will lose the money.

It is our job, along with our partner agents, to keep you informed throughout this process, and to assist with the progressing of the sale through to completion.

Blog submitted by: David at Cle France.