Buying a house in another country raises a lot of questions. The French process is safe and well regulated, but it works differently from what you may be used to. Here is how it goes, what it costs, and how we look after you from the first viewing to the day you get the keys.
Why Ma Maison
A local agency at your side
We live here, we know the villages, the houses and the people, and many of us once bought a home in France ourselves. We know how exciting it is, and how many questions come with it.
- We speak your language: English, French, Dutch and German, so nothing gets lost in translation
- Honest about every house: what is charming, what needs work and roughly what that work may cost
- Every viewing accompanied: we show you around ourselves and tell you about the area, the village and its services
- With you until the keys, and after: we follow the file with the notary, translate where needed and help you settle in
Your search
Finding the right home
Tell us what you are looking for: the type of house, the land, the budget, how close you want to be to a village, a station or an airport. We will send you the properties that fit, including new ones before they go online when we can.
Planning a trip to view? Let us know your dates a few weeks ahead. We will put together a programme of viewings, grouped by area so you see as much as possible in a few days, and give you an honest opinion on each house along the way.
The process
Buying in France, step by step
- The offer When you have found the one, you make a written offer through us. We present it to the seller and negotiate on your behalf until you agree on the price.
- The compromis de vente The preliminary contract, prepared by the notary. Both parties sign it and you pay a deposit, usually 5 to 10% of the price, which the notary holds.
- Ten days to change your mind After signing, you have a 10-day cooling-off period during which you can withdraw without giving a reason and get your deposit back in full.
- The conditions The contract can be made conditional, for example on obtaining a mortgage. If a condition is not met, the sale falls through and you get your deposit back.
- The acte authentique The final deed, signed before the notary about two to three months later. You pay the balance and the notary’s costs, and receive the keys the same day.
In France the notary is a public official who acts for the state: they check the title, the planning situation and the paperwork, and make sure the sale is lawful. Buyer and seller may each have their own notary at no extra cost; the fees are then shared between them.
Your budget
What buying costs
Besides the price of the house, plan for the following:
- Notary’s costs, about 7 to 8% of the price for an existing house. Most of this is taxes collected for the state; the notary’s own fee is a small part. For a new build less than five years old it is about 2 to 3%
- Our agency fee is already included in the prices shown on our website and is paid by the seller, so there is nothing to add
- A mortgage, if you take one: the bank’s arrangement fee, a guarantee or mortgage registration, and loan insurance
- Once you own the house: the taxe foncière (property tax, shared with the seller for the year of the sale), the taxe d’habitation if it is a second home, insurance and running costs
Before you make an offer, we will give you an estimate of the total so there are no surprises.
Know what you buy
Surveys and diagnostics
In France the seller must provide a file of technical reports, the diagnostics, which comes with the compromis. Depending on the age and type of the house it covers:
- Energy performance (DPE): the A to G energy and climate labels you see on every property page. Houses rated E, F or G also need an energy audit with recommended works
- Asbestos for buildings from before July 1997, and lead for those from before 1949
- Electricity and gas installations more than 15 years old
- Termites in the areas where the prefecture requires it
- The septic tank, inspected by the local authority; if it does not meet the standards, the buyer has one year to bring it up to date
- Natural and industrial risks such as flooding or clay soil movement
The diagnostics are not a full building survey. If you have doubts about a roof, a structure or a renovation project, we can put you in touch with builders and specialists before you commit [[confirm]].
Practical matters
Money, paperwork and settling in
- A French bank account makes life much easier for paying bills and taxes. Open one well before the completion date, as it can take a few weeks
- A mortgage: French banks lend to buyers from abroad, usually with a larger deposit. A mortgage broker can compare offers for you
- Transferring the money: funds go to the notary’s account in good time before the signing. For large amounts from outside the euro zone, a currency specialist often gets a better rate than your bank
- Insurance: have home insurance in place from the day of completion
- Utilities: electricity, water, internet and, where relevant, gas or heating oil. We help you transfer them into your name
Can’t be there for the signing? The notary can arrange a power of attorney, so the sale goes ahead without you having to travel.
Questions
Frequently asked questions
Can I buy a house in France if I don’t live here?
Yes. There are no restrictions on foreign buyers, whether you live elsewhere in Europe or further away.
How long does a purchase take?
Usually three to four months from the accepted offer to the keys: a few weeks to the compromis, then about two to three months to the final deed. With a mortgage, allow a little longer.
Is the asking price negotiable?
Often there is some room, depending on the house, how long it has been on the market and the seller’s situation. We will tell you honestly what we think a fair offer is.
Can I make my purchase conditional on a planning permission?
Yes, if you have a building or conversion project, the compromis can include a condition on obtaining the permission. Talk to us about it before you sign.
Who pays the agency fee?
On our properties the seller does. The price you see on our website already includes our fee.
How should we buy: in our own names, or through a company?
That depends on your family situation, your country of residence and your plans for the house. The notary will advise you on the options, and it is worth asking an adviser in your own country too.
Ready to start your search?
Let’s find your home in Gascony
Tell us what you are looking for, or plan your viewing trip with us: we will put together a selection of houses and show you around ourselves.