Buying property in France as a UK buyer is a rewarding process — but it works differently from buying in Britain. The legal system, the timescales, the role of the notaire, and the fees structure all require some preparation. This guide takes you through every stage, from setting your budget to handing over keys.

Quick answer: Buying in France follows these stages: set a full budget, find a property, make an offer and sign the compromis de vente, carry out due diligence, then complete at the notaire's office. Notaire fees add approximately 7–8% to the price of an older property, and a 10-day cooling-off period applies after the compromis is signed.

Set Your Full Budget Before You Search

The purchase price is only part of the cost. Budget accurately from the start by including:

  • Frais de notaire — approximately 7–8% of the purchase price on older properties (more than 5 years old). This covers transfer taxes, the notaire's regulated fee, and disbursements. On a €250,000 purchase, expect €18,000–€20,000.
  • Agency fees — often already included in the advertised price (shown as HAI — Honoraires d'Agence Inclus). If shown as HN (Hors Notaire), fees are added on top.
  • Renovation budget — be realistic. French character properties frequently need updating. A structural survey before exchange will tell you what you are taking on.
  • Ongoing costs — taxe foncière (land tax), taxe d'habitation on second homes, buildings insurance, and utilities even when unoccupied.

Finding a Property

English-language agents like Town & Country Property France provide guidance throughout the process — from the first search to final completion. Using a local agent can save time and help with language barriers.

Making an Offer and the Compromis de Vente

Once you have found a property and agreed a price, the formal process begins with the compromis de vente — a bilateral contract signed by both buyer and vendor, usually drafted by the estate agent or the notaire. Key points to understand:

  • The buyer pays a deposit of typically 10% of the purchase price at signature.
  • The buyer has a statutory 10-day cooling-off period (délai de rétractation) during which they can withdraw and receive a full refund of the deposit — no questions asked. The vendor cannot withdraw during this period.
  • After the cooling-off period, the deposit is generally non-refundable unless specific conditions suspensives (get-out clauses) in the contract are not met — the most common being a mortgage finance clause.
  • Both buyer and vendor are legally committed from the end of the cooling-off period.

Surveys and Due Diligence

France requires the vendor to commission a set of mandatory diagnostic reports (the DDT — Dossier de Diagnostic Technique), which cover energy performance (DPE), asbestos, lead paint, termites (in affected zones), gas and electrical installation condition, and natural risk exposure. These are provided to the buyer at or before the compromis stage.

The diagnostics are informational — they do not require the vendor to fix anything. For this reason, commissioning an independent structural survey before exchange is strongly advisable, particularly for older stone properties. A qualified professional, such as an expert immobilier, can provide a detailed condition report.

From Compromis to Completion

The period between the compromis and final completion is typically 2–3 months — longer if there is a mortgage. During this time, the notaire carries out the title searches, verifies planning history, and prepares the final deed (the acte authentique de vente).

Completion takes place at the notaire's office. The remaining purchase funds and the frais de notaire are transferred in advance. The acte is signed, the notaire retains the deeds, and you receive the keys. You are now the legal owner — the French land registry (cadastre) is updated over the following weeks.

Post-Brexit Considerations for UK Buyers

UK nationals can buy and own property in France without restriction. However, as non-EU residents post-Brexit, UK buyers are limited to 90 days in any 180-day period as tourists. For longer stays — including using a French property as a principal residence — a titre de séjour (residence permit) is required. The application process involves demonstrating sufficient income or savings, health insurance cover, and accommodation. Processing times vary by prefecture but typically take 3–6 months.

Currency exposure is also worth planning: if you are buying with sterling and the purchase is denominated in euros, a specialist currency broker can lock in an exchange rate and remove the risk of adverse movements between offer and completion.

Ready to Start?

To see what is available, browse country houses and old stone properties, search by budget on our under €250,000 page, or look at the Charente and the Dordogne.

Our team has been helping UK buyers find property in France since 2008. We can guide you through the full process — from identifying the right department and property type to explaining each stage of the process up to completion. The first conversation is always free and without obligation. Please contact us to start.