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A great recipe for a French supper dish - Flamiche aux Poireaux - and of course a recommendation for a great bottle to go with it!

Brittany Gems Newsletter

Apologies to our regular readers for the recent absence but the house move has been rather time consuming.  Normal service will be resumed shortly .....

But for now here we are (and Alfie) enjoying the new garden .....

The Anomalies of French House Insurance ……

We continue to be crossed fingered as we move slowly through the apartment selling and house buying process here in France. …..

Theoretically only 25 days to go as completion is set for Monday 8^th April and as the process continues we come to understand in ever more detail the nuances of the French and the differences between life here and in the UK.

House insurance for example! 

We understand that at the point of signing the final ‘Acte’ on completion day we must satisfy the Notaire that we have the appropriate house insurance in place.  Nothing really different there and getting quotations is a relatively straightforward process but some of the considerations and exclusions do puzzle us somewhat.

Buildings and contents insurance is all under one policy which makes life easier I suppose but no value has to be placed on the house – that is not even mentioned in the policy it is just assumed.  Value of contents must be specified however and ‘valuable’ items listed separately;  again no real difference and terms such as ‘new for old’ feature as options here too but how about this….

….. If a house has shutters it must be disclosed and theft claims are not paid if the shutters are not closed for periods of absence longer than 24 hours!

….. Water damage claims from frozen pipes are not paid if water is not turned off at source and systems drained!

….. Fire damage claims from electrical fires will not be paid where installations do not use French materials ……. yet it is not important how old the installation is!

….. Fire damage claims from open fires and wood burners will not be paid if the chimneys are not swept by a professional on an annual basis with appropriate documentation produced.

I suppose that thinking realistically these exclusions are logical and in most circumstances encourage and remind you to protect your property effectively; but one cannot help wondering why houses without shutters are not obliged to fit them and what would happen if a burglar actually stole the shutters or indeed was impolite enough not to close them after stealing your possessions!

Consideration for some of the practicalities of buying property in France……

It’s quite understandable that a great many people who are looking to buy a property in France, particularly if it is to be a vacation home, have had a dream for a long time and in many cases that dream consists of peace, tranquillity, isolation and as much land as their buying euros can get them.

‘We really want a place with land – we feel so hemmed in at home and have always wanted space – perhaps something with an orchard ………  We want to be able to get away to a place that’s quiet and not surrounded by other people – yes we really want to be right out in the country…….!’

We hear this from so many of the clients that we talk to and yes doesn’t it sound wonderful?  But we never want people to make a mistake.  Our job is to work with people to find a property that is a perfect gem for them and so we regularly challenge this dream.  We take our responsibility very seriously and try hard to pass on some of the practicalities of living with this dream and what it will actually mean to our clients.

If it’s right for you land is great and it brings with it some great opportunities.  Properties with large amounts of land are certainly readily available and compared to elsewhere still great value in France.  But if it’s a vacation home, who is going to maintain that land and who is going to keep that garden looking pristine for each time you visit.  It’s certainly possible to employ property and land management companies to do this for you but if you can’t run to that expense do you really want to be spending all of your vacation time, mowing, pruning, trimming, digging and in some cases harvesting orchard fruits in quantities that you probably can’t consume- It’s certainly worth consideration? Would a small manageable garden with a terrace allowing you to sit with a glass of something suitably chilled and enjoy the view be more appropriate and give you more of the lifestyle dream that you have.

Even if the property is for a permanent move – perhaps a retirement, is the land that is manageable now going to be as much of a pleasure in say 5 or 10 year’s time?

Similarly, solitude and isolation have a great attraction particularly if you are surrounded by neighbours at home but consider the practicality of the journey for fresh bread and croissants each morning or the forgotten bottle of milk?  If you can’t walk to even a basic shop do you really want to have to get into the car for these little daily tasks or emergencies?

If you don’t have easy access to a restaurant or a bar, do you really want to get into the car every time you fancy an evening out? And perhaps more importantly, does that mean that the second glass of wine with dinner would not be a good idea?  Again certainly worth serious consideration.

Of course in our job we understand that each client is different and in some cases the practicalities of living with the dream far outweigh any disadvantages but make sure that all the aspects of your new life are considered and whichever way you do decide to go we can certainly help you find the property of your dreams.

And as a PS and certainly an important property tip, just because it’s going to be a holiday home – don’t think that it’s a good place to ‘practice’ you DIY skills.  Even if you think you will never sell on your property, try to get work done to as high a specification as possible.  Buyers want the best value they can get and if work has been done, a finish that is as professional as it can be.  We have seen some DIY horrors in our time and advise our clients that unless they are well skilled and understand French structural nuances to leave work to the professionals either French artisans or expats who have been recommended.  Ensuite bathrooms created in corners of bedrooms from UPVC cladding – I don’t think so………. 

If you do need to do work and want to use French artisans, be prepared for the 4 or 5 different tradesmen it will take to complete a new bathroom for example.  If you can’t be there yourself to oversee the work, don’t just hand over the keys and expect completion – get someone to project manage on your behalf – there are companies out there that will do that for you….

Brittany Gems Newsletter - February Edition

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February 2013

The delights of Dinan

Dinan is without doubt one of the most attractive and best preserved small towns in Brittany. With its ramparts, half-timbered houses, attractive port and cobbled streets filled with art galleries and craft shops, it’s worth a day, at least, of anyone’s time.

The most attractive part of Dinan is arguably its port, which is where you’ll arrive if you take a boat from Dinard or St Malo. The quay is lined with old stone houses, many of which are now waterside restaurants and chandlers’ shops. Take a walk along the old towpath or cross the 15th-century stone bridge to Lanvallay to find out about life on the river in the Maison de la Rance discovery centre. Wherever you are, you won’t miss the 40m high viaduct.  

And if you are game make your way up the very steep Rue du Petit-Fort, which was Dinan’s main point of access until the 18th century. This cobbled hill with its half-timbered houses appears on many a postcard; have a browse in the arts and crafts shops.

Dinan’s old town is a warren of narrow streets where it appears that time has stood still it really is medieval perfection. The quaintest part is Place des Merciers where you’ll find the best examples of the town’s half-timbered houses; just opposite is the pedestrianised Rue de la Cordonnerie, also known as ‘thirsty street’ as it has nine bars.

To get your bearings, climb the 158 steps to the top of the Tour de l’Horloge for wonderful views over Dinan and the surrounding area – you can see as far as Mont St Michel on a clear day. Nearby Place du Guesclin is the site of the Thursday-morning market.

The 13th-century castle now houses the town’s museum and this is the best place to start a tour of the magnificent ramparts, which are the oldest and most impressive in Brittany. The basilica of Saint-Sauveur is an interesting mix of roman and gothic styles and also worth a visit. The heart of Bertrand Du Guesclin - saviour of the town in a battle against the English - is buried here.

The spectacular Fete des Ramparts is held in Dinan every July

The benefits of using an affiliated property finder .......

As clients will know being part of the FrenchEntrée Property Finders network allows me to be a member of the FNCI - the National Fédération of Chasseurs Immobiliers, literally "house hunters".

Having a federation like this is the same concept as traditional agents who belong to the FNAIM which is their national body and well respected throughout France.

The FNCI  lobbies Government on behalf of its members and has a quality charter that all members agree to abide by.  Membership comes in handy when describing the role of a buying agent to vendors and local immobiliers as it's a new concept to many of them.

The FNCI have just launched a new website which features the first of a series of videos about looking for a flat or house without the help of a buying agent (above).  It's in French of course but even if you're not fluent you will probably get the gist and see the humour.

http://youtu.be/C11u9QXdKkU

Most bodies like this are quite stuffy and staffed by bureaucrats.....I'm happy to say that the FNCI are just the opposite and they are a friendly, professional and forward thinking bunch.  Paying our dues is one of the few cheques each year that we don't begrudge.

They must be good!

Even macarons get better in France on St Valentines Day......

Even macarons get better in France on St Valentines Day......

It’s a relatively simple confection made with ground almonds, sugar and egg whites but the macaron has over the years become the cookie of choice throughout France.  

They are delicious and come in as many colours and flavours as your imagination can muster. 

But today, St Valentines day, here in St Malo they take on a romantic twist with the usual round varieties being replaced by heart shaped and raspberry filled deliciousness.

We might not have had roses this morning but we will most definitely enjoy one of these which is sitting quite temptingly in our fridge as we write this ......

Happy St Valentines Day ......

Sellers told to cut prices by up to 15%

A leading French estate agency group has recently written to its vendors telling them to cut their asking prices by 5-15% if they want to sell in a reasonable timescale.

How’s that for proof that we are definitely in a ‘buyers’ market’ here in France.

Bernard Cadeau, President of Orpi Immobilier  which has agencies across France, particularly here in Brittany,  was speaking  as banks moved yet again to boost the market by dropping mortgage rates to their lowest since ‘the Liberation’ meaning that a 20 year fixed loan of €200,000 costs you €20,000 less now than it did at the beginning of December last year.

Mr Cadeau said, that in a recent test, cutting prices by 3% had seen the delay in getting a sale fall by 17% and increase their sales across the test by 20%.  He also highlighted the movement between asking prices and final selling prices for properties which grew from 7% at the start of 2012 to 15% by the end of the year.

It’s time to grab a bargain ….. and as on average our property finding network saved between 16-18% on advertised asking prices last year we can save you even more money just because we are here on the ground and understand the market on a local basis……….

….. and having recently negotiated a massive 36% off asking price for a recent client, sometimes we even surprise ourselves.

Spare a thought for Dominique……

With everything crossed we are planning to move house ……..  I know we are very used to it, having bought and sold 12 times in our 13 years together but this is the first time we have bought and sold at the same time in France so much to consider ……

We have been thinking about it for some time as what was the perfect size for a holiday home has become a bit small as a permanent home for 2 strapping chaps and an excitable springer spaniel!

Some compromises have had to be made of course and size required vs. available budget (if we are to achieve the nirvana of ‘mortgage free’) with the premium prices commanded here in St Malo does not allow a move Intra Muros.  

Of course the business we are in allows us to see the best of what is available on the open market and we are delighted with the property we have found …..

A townhouse in a great village with lots going on, 3 bedrooms, 3 reception rooms , a big garden to keep Alfie occupied and to allow us to commune with nature and grow our own fruit and vegetables, a great price well under what we are selling our apartment for and its 3 times the size!

The process is well underway and for our regular readers, expect much of the blogging over the next few months to involve our move and our initial settling in experiences …..

But at this stage we wanted to spare a thought for Dominique …….. a 50 year old Parisian who according to the housing charity ‘Fondation Abbé Pierre’  has been living for 15 years in the worst example of illegal housing in Paris seen in modern times …….. a 1.56m² flat under the eaves of a property with room only for a tiny mattress, sink and single cooking hotplate – all for €330 per month. 

Now at this point Alfie is looking slightly concerned we have promised him at least 2m² for the luxurious new bed he had been hoping for to keep him comfortable on the patio in his

new garden ………

Lucky - we think we are …………..

Notaires’ property market report for the last quarter of 2012 and prospects for 2013

Certainly corroborating what we are all saying over here ...... it is most definitely a buyers market.

There are fewer buyers out there and vendors are having to compete more effectively to attract them. So for properties where the vendor really needs to sell, particularly here in Brittany ........ 

there are some real bargains to be had …..

http://www.notaires.fr/notaires/en/press-releases/french-property-market-report-january-2013

It's just so nice to be appreciated .......

We have just completed a search for a lovely client who has now taken possession of her very own little piece of Brittany.  We get such a sense of satisfaction in helping our clients find their 'dream' and feel even better about ourselves when they happily and independently write a testimonial.

Enough said and thanks Alison, we hope you will be very happy in your Brittany 'chalet'

Dear Stephen,
 I would highly recommend using the property search services of Brittany Gems, I cannot praise you enough, you have both been marvellous. I couldn't have wished for nicer people to help me in my search.  You have managed to tick almost every box on my wish list in the house you found for me, no easy task since I had sold the property in the alps, and when you asked what the dream would be, I told you " a chalet with a wood burner, an enclosed flat garden,  in a hamlet, with views. Oh and a mountain !" Well you came up with the lot, in a really lovely house with a real chalet feel and look inside. The only thing you didn't come up with was the mountain !!

Certainly you possess the skills to know exactly what was right for me, and have been amazingly supportive throughout, and achieved the practically impossible, given my dream list.

I could have been searching for ages to have come up with anything remotely suitable by myself. Your local knowledge has saved me from wasting time and money on repeated trips over, which would have cost a fortune and which I simply didn't have the time for. You made it so stress-free. Not only did I find the best to help me but I hope I have found two friends who I hope to remain in touch with in the future.

Thank you so so much for everything

Alison Gayler  

So is 2013 the year you will make your dream of a life in France happen?

It's that time of year again when industry folk look back over the last 12 months and make predictions for 2013 and with being in the property market here myself I like to pass on what I can. The former is relatively easy but the latter has always been and remains a case of wetting your finger and sticking it in the wind....who knows what will happen to the European economy, the euro itself or the effects of the domestic changes and austerity measures being introduced by our new President M. Hollande.

Let's start with 2012.

On a national level it looks as though the overall number of French property sales will be around 650,000 which is quite a drop on the 790,000 we saw in 2011.  The market definitely slowed in 2012 and despite the many front page headlines talking about soaring prices in Paris and on the Cote d'Azur I'm dubious that any region is currently showing price growth.

Latest research from the ‘Notaires de France’ says that some areas buck the trend and they quote Limoges as seeing a 7% rise, Toulouse an increase of 4.5% and Lille 2.9%.....don't forget though that these figures are already well out of date and I'd take them with a healthy pinch of salt. 

And Brittany, well after two years of consistent growth, +2.5% and +5.2% we do seem to have dipped slightly with last year declared at -2.9%, but that still demonstrates a rise of just under 5% over the last 3 years – still impressive when you consider the continuing worldwide economic crisis.

As in many other parts of France I am seeing plenty of local agents dropping prices from what were pretty optimistic levels.  I'm not saying that prices are in free-fall or anything dramatic like that but it seems to me that a) only properties in the best locations are selling and b) they have to be priced realistically to do so.

Forecasting anything for 2013 is pretty much a lottery but I'd be surprised if transaction numbers for 2013 weren't between the 600-650,000 range, ie showing another slight decrease and signifying another tough year for those of us who earn our living in this arena.

I'm not going to forecast anything to do with prices as the conflicting figures we are presented with by the Notaires, FNAIM, INSEE and others are meaningless. What I will say though is that I don't think we'll see many areas being touted as having rises or falls of more than 2 or 3 percent.  I sense a pretty flat market which, given what is going on in the rest of the world, is not at all a bad thing.

As I have said before, international buyers come to France for a mixture of reasons - around 40,000 of them bought in France last year and I'd predict that this number won't change much either way this year and as I highlighted last year, for those who do watch trends France did claim 7^th position in the league table of property hotspots in terms of price increases over the last 10 years (AOL Money & Finance 2012)

Of course the decision to move to France permanently or to buy a holiday home for many is not financially driven but the realisation of a dream and let’s not forget that the sunshine, great food, world class wine and welcoming culture are happily pretty much recession and inflation proof!

So ………………is 2013 the year you will make your dream of a life in France happen?