Your estate agent in France does more than find you a home – they help manage the purchase process. A French estate agent provides a vital link between you the buyer, the vendor and the notaire. The best ones make you feel at ease from the get-go, guide you through the different stages of the purchase process and remain at your service even after you have the keys to your French property.
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Choosing your estate agent in France
Searching for a home in France while not living there requires planning and a team of professionals you can trust. Which makes a good French estate agency (known as ‘agences immobiliers’) worth their weight in gold. Fortunately, there are agencies or property consultants that specialise in helping international buyers.
Many estate agents are expats themselves, so they understand the type of support you will need to complete your property purchase. They’re usually well connected in the area and know useful people, such as the local mayor(s), notaires, bank managers and tradespeople.
Once you know the region or area where you wish to buy, it’s time to select an estate agency. You should only need to use one agency, perhaps two. They become your eyes and ears on the ground in your chosen area. They’ll find all the local properties that match your requirements, whether from their own listings or through another agent. As a minimum, they should be bi-lingual, have a proven record of helping non-resident foreigners and crucially be qualified to sell property.
Check your estate agent is licensed
Estate agencies in France are regulated, so must adhere to a strict code of conduct. To operate legally they should be registered with a ‘carte professionelle’ licence and a specified level of indemnity insurance. Their licence is renewed every few years, often with the requirement to complete training.
Individual agents affiliated with a licensed estate agency can be self-employed and do not need their own licence. They must have formal documentation showing they are operating through a fully-fledged agency, which will be responsible for processing the transaction and all paperwork. For extra accreditation, many estate agencies are members of a trade association such as FNAIM, the SNPI or the UNPI.
Estate agency fees in France
Typically, estate agencies include their fees in the advertised price of a property. The abbreviation FAI (‘frais d’agence inclus’) next to a price confirms this but it is not always shown. It is always worthwhile asking your agent for confirmation.
As estate agents are appointed by a vendor, the two parties will have agreed fees and a realistic market value before bringing the property to market. The vendor receives proceeds of their property sale nett of the agent’s fees.
Searching for your French property
Your French estate agent will be more involved in your property purchase than you’re used to back home. Once appointed, they will build a profile of you and your ideal property. The more details the better. These days, email and remote communication make this process much easier.
Your agent will search their own listings and wider market for properties that match your wish-list. They’ll send you details or a link and wait for your feedback. You are free to propose properties you may have found on-line or visited yourself. Their local knowledge is invaluable, as they know the geography of their area, spots to avoid and those hidden gems that you wouldn’t find as a foreigner.
Similarly, they may know French properties that would be perfect for you and while they might not be on the open market the owners could be open to a sale. It’s a live process, as new properties go on sale all the time. They will be contacting you from France whenever they get wind that a suitable property is becoming available.
Viewing French property with your agent
Things get exciting when you’re ready to come and view properties in France. Typically, your estate agent will put together an itinerary for visiting properties you’ve selected from their list. You can add your own too.
Many will offer to assist with arranging accommodation and transfers from the airport. Equally, they will understand if your prefer to be left to your own devices. Springtime is a popular time for viewing French property – it’s outside of peak season, so it’s not so busy and fares and accommodation tend to be cheaper, nor is it too hot!
Anything less than three to four days isn’t advisable for a viewing trip. You don’t want to cram too many viewings into each day and you need to factor in time driving between properties. It’s usual to travel in the car with the agent. In fact, it’s a great opportunity to pick their brains about the properties, the local area and amenities, anything really!
Local knowledge and remote viewing
Each time you view a property, your agent may ask you to sign a document confirming your visit (called ‘bon de visite’). This has no implications for you and is purely to prove that they did the viewing and would be due commission in the event of a sale.
Technology means agents today can offer remote viewings, including live or recorded video tours or use of clever virtual platforms. It’s not unknown for international clients, especially those a long flight away, to buy this way without coming to France to see the property in person. Typically buyers might view remotely for a second viewing, or to beat the market when a super desirable home becomes available and they don’t have time to visit France.
Making an offer on a French property
When the moment of magic happens and you find the property of your dreams, your agent will guide you on price and whether there is any negotiating room. Offers need to be in written format made through your agent. Typically, no reservation deposit is required. Offer accepted, the vendor should not offer the property to another buyer.
Your estate agent will then get busy obtaining an obligatory diagnostics report for the property and helping organise a survey, if required. They will also begin the process of liaising with the notaire or notaires – only one is required by law to approve contracts and sign off the transaction on behalf of the French Government but it is not uncommon for a buyer to engage a second one of their choice. For foreign buyers, hiring an independent bi-lingual lawyer to advise you brings an extra level of protection and can be invaluable for inheritance planning.
Signing contracts and completion
The next step is the sales and purchase contract (‘compromis de vente’). Many estate agents will draft this as part of their service but it’s equally common for the notaire to do this. For complete peace of mind, you should ask your independent lawyer to review the contract before signing. Once signed, you have a 10-day cooling off period after which you’ll need to pay a deposit of up to 10% of the purchase price. From this point on, pulling out of the transaction could mean losing your deposit.
Your estate agent can now fix a date for completion of your French property purchase, when you and the vendor will sign the final contract, the ‘acte de vente’, at the notaire’s office. If you can’t be there in person, they should be able to provide a procuration, allowing the notaire to sign on your behalf.
What to do next?
Ready to speak to an estate agent and start your search for a French property. Get in touch with the team at Your Overseas Home. One of our specialists will chat through your plans and connect with an affiliated estate agent and all the other essential service providers for a successful property purchase or new life in France.
FAQs
Budget around 8% for a resale property. This covers notary fees, transfer tax and your independent solicitor’s fees. For a new property (less than five years old) bought direct from a developer or builder, VAT is levied at 20% and usually included in the advertised price. Other fees and taxes for a new property amount to around 2.5%.
No, none at all. Foreign citizens, including non-EU citizens such as UK and American nationals, are free to own freehold and leasehold property anywhere in the country.
Typically, 3-4 months is a realistic timeline for a property purchase in France. This is from offer accepted to completion. Unforeseen issues that need resolving before completion, such as planning disputes or liens on the property, will make the process longer.
For peace of mind, always use a currency transfer specialist, such as Smart Currency Exchange. They specialise in cross-border bank-to-bank payments for international property-buyers. You’ll get a personal service, competitive rates and access to clever solutions for minimising your exposure to exchange rate movement. Read more in our guide.
