Overview
Buying property in France is a well-regulated process that provides strong protection for buyers. While it may seem complex at first, understanding each step will help you navigate the journey with confidence.
This guide covers the complete buying process on the French Riviera, from initial search to receiving your keys.
Step 1: Property Search (2-8 weeks)
The first step is finding the right property. This typically takes 2-8 weeks depending on your criteria and market conditions.
Working with a Buyer's Agent
Unlike traditional agents who work for sellers, a buyer's agent (chasseur immobilier) works exclusively for you:
- Access to 200+ property sources including off-market listings
- Objective analysis without sales pressure
- Expert negotiation on your behalf
- Local market knowledge and price verification
What to Consider
When searching for property, consider:
- Location: Proximity to amenities, transport, schools
- Condition: Renovation needs and costs
- Legal status: Co-ownership rules, zoning restrictions
- Future potential: Rental yield, resale value
Step 2: Property Viewings (1-2 weeks)
Once we've shortlisted properties matching your criteria, it's time for viewings.
What to Check During Viewings
- Natural light at different times of day
- Noise levels (visit in evening for nightlife areas)
- Building condition and common areas
- Parking and storage options
- Neighborhood atmosphere
Technical Diagnostics
In France, sellers must provide mandatory diagnostic reports (DDT):
- Energy performance (DPE)
- Lead paint (for pre-1949 buildings)
- Asbestos
- Termites (in affected zones)
- Natural risks
- Electrical and gas installations
Step 3: Making an Offer (1-3 days)
When you find the right property, we help you make a strategic offer.
Offer Letter Structure
A formal offer (offre d'achat) includes:
- Property description and address
- Offered price
- Financing conditions
- Proposed timeline
- Validity period (usually 7-14 days)
Negotiation Tactics
Our negotiation strategy typically saves clients 5-8% off the asking price:
- Market analysis to support your offer
- Identification of property issues as leverage
- Understanding seller motivation
- Strategic timing and communication
Step 4: Compromis de Vente (1 day)
The compromis de vente is the preliminary contract that binds both parties.
What It Includes
- Full property description
- Agreed purchase price
- Deposit amount (typically 10%)
- Conditions suspensives (escape clauses)
- Estimated completion date
- List of items included in sale
The 10% Deposit
You'll pay a 10% deposit (usually held by the notaire) which:
- Demonstrates serious intent
- Is fully refundable during the cooling-off period
- Is protected if you withdraw due to conditions suspensives
- Becomes part of the final payment at completion
Conditions Suspensives
These are protective clauses that allow you to withdraw if:
- Mortgage financing is refused
- Pre-emption rights are exercised
- Major defects are discovered
- Required permits are denied
Step 5: Cooling-Off Period (10 days)
After signing the compromis, you have 10 days to withdraw without any penalty.
Your Rights
- No reason required
- Full deposit refund
- No penalties or fees
- Withdrawal must be by registered letter
This period starts the day after you receive the signed compromis.
Step 6: Due Diligence (2-3 months)
This is when the notaire conducts thorough checks on the property.
Notaire's Responsibilities
- Title verification and history
- Outstanding mortgages or liens
- Pre-emption right checks (town hall)
- Co-ownership debt verification
- Tax situation confirmation
Your Tasks During This Period
- Finalize mortgage application
- Arrange building insurance
- Plan renovations (if applicable)
- Organize utility transfers
Step 7: Final Preparation (1-2 weeks)
Before the final signing, several things need to happen:
Pre-Signing Walkthrough
We recommend a final inspection to verify:
- Property condition unchanged
- Agreed items still present
- No new damage or issues
- Meters read for utility transfer
Fund Transfer
Your notaire will provide:
- Exact amount due (including fees)
- Bank details for transfer
- Wire transfer deadline (usually 48h before signing)
Step 8: Acte de Vente (1 day)
The final signing at the notaire's office marks the official transfer of ownership.
What Happens
- Both parties (or representatives) gather at notaire's office
- Notaire reads the full contract aloud
- All parties sign the deed
- Keys are handed over
- You are now the legal owner
After Signing
The notaire will:
- Register the sale with land registry
- Pay all taxes on your behalf
- Send you the final deed (2-3 months later)
- Provide immediate proof of ownership
Total Costs Summary
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Ready to Start Your Search?
Our team of expert buyer's agents is ready to guide you through every step of the process. With access to off-market properties and proven negotiation expertise, we help you find and secure your perfect French Riviera property.