1. Introduction

The French property-buying process is more straightforward than in the UK, but it can still be nerve-wracking because of its unfamiliarity, especially if you don't speak French.

French properties are sold in a variety of ways: privately, via notaries (notary public) or via estate agents (immobiliers). The majority of British buying in France buy via estate agents, as this is a more familiar process and you are more likely to encounter someone who speaks English, but you should be aware that estate agents handle only about 50 per cent of all property transactions in France. If you buy through another channel, for instance, through an auction, a notaire, or a private sale, it’s a good idea to take independent legal advice.

2. Prices

The prices displayed in a French estate agent's window should include the agent's fee of around 4-10 per cent of the property price (the price should be followed by the letters FAI if this is the case). However, it may not include the notaire's fee. If in doubt, ASK!

The prices displayed in the notaire’s window will not include the notaire’s fee in general, so you need to add on an extra 2.5 – 8% (see below).When you are considering a property, always ask if the price quoted includes all fees and taxes and if it does not, ask for an estimate of how much extra you might expect to pay. When you are quoted a fee separately rather than as part of the total cost, don't forget to add on 19.6 per cent for VAT.

3. Estate Agents

When you choose an estate agent, make sure they are a member of a registered body such as FNAIM (www.fnaim.fr), SNPI (www.snpi.com) or UNPI (www.unpi.org). This information should be visible somewhere in the office. Do not use an estate agent without visiting their office - don't just arrange to meet in a car park somewhere.

In France Estate agents are allowed to charge what they like in terms of fees, but it is likely to be between 4 and 10 per cent of the 'net' property price (the cheaper the property, the higher the percentage). ASK what the fee will be and whether the property price includes both estate agent's and notaire's fees. It is usual among estate agents familiar with British buyers that the price you are quoted for the property includes ALL fees and you will not be hit with anything extra, but you MUST make sure of this before you sign anything.

For more information about buying property in France, get the France Buying Guide!

4. The Role of the Notaire

About 15 per cent of property sales in France are handled directly by notaries but even if you are buying through an estate agent or privately, the actual conveyancing will still be handled by a notaire as they are the only persons permitted by law to perform conveyancing in France.

The notaire charges a fee, usually between 2.5 and 8 per cent of the 'net' property price - again, the cheaper the property, the higher the percentage. You must add this fee on to the property price if you are buying directly through the notaire, but it may be included in the price if you buy via an estate agent. However, CHECK that the fee is included - it's better to be safe than sorry.

The notaire is required by law to act impartially, and acts for both buyer and seller, but if you feel unsure about this, you are entitled to appoint your own notaire. This will not cost you any more as the two notaires will split the fee between them. Alternatively, you can take independent legal advice: although a lawyer cannot actually handle the property transaction for you, they can certainly act as an advisor. If you appoint a lawyer, which we recommend, you will have to pay their legal fees over and above the other costs.

5. Buying your house

6. How long does it take?

The whole process should take 3 or 4 months from making the offer to signing the final contract.

7. The “compromise” (first contract)

The compromise is usually the first document you will sign though you may also come across the 'promesse d’achat' if you are making an offer below the house price. The promesse shows the vendor your commitment to buying at the offered price.

The compromise sets out the main terms of the agreement between the buyer and the seller and must be signed by both parties.

You may need to obtain reports on termites (depending on the area) and lead and asbestos checks (depending when the property was built). If the reports are mandatory the seller usually pays; if they are your choice, the buyer usually pays.

Surveys are not common practice in France and even banks granting mortgages will not usually commission a survey of the type people are used to in the UK. Having said that, you may wish to have the peace of mind a survey provides, since in most cases the vendor is not liable for any defects on the land or in the building after the sale has taken place. If you do wish to obtain a survey, you should do so before the first contract is signed. Surveys can be expensive in France.

Once you have both signed the compromise you, the buyer, have a 7 day cooling off period. During this time you can withdraw from the sale without incurring a penalty but the seller cannot.

Once the cooling off period is over the contract becomes binding on both parties. Therefore it is CRUCIAL that you seriously consider the compromise before you sign!!

Now you pay your deposit: usually about 10% of the net purchase price. From this point on, if you withdraw from the sale you could lose your deposit unless it is for one of the reasons listed in your clauses suspensives (see below).

At this stage we highly recommend that you contact Smart Currency Exchange - Just call 0808 162 0102 (free phone) or visit the website at: http://www.SmartCurrencyExchange.com Smart will help you through the whole process. You can obtain the best current rate of the day - far far better than any bank or 'reserve' your currency at today's rate for a purchase in the future.

8. “Clauses suspensives”

“Clauses suspensives” permit you to withdraw from the purchase under certain circumstances. Typical reasons might include not being able to obtain finance or having a request for outline planning permission refused. You should discuss these clauses carefully with your agent or notaire at the time of making the offer.