Check out the latest Brittany Gems Newsletter ......

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

Check out our latest newsletter here

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?

Final menu choice yet to be decided - 
but in the meantime ...........

To all our readers ...........

So Christmas Eve dinner menu 

ideas so far ……….

Entrée:

Seared Scallops with Parmesan & Rocket Risotto and Parmesan crisp

Marinated Duck Breast with a warm salad of Puy Lentils and Bacon

Onion, Shallot and Sage Tarte Tatin

Classic Freshly Opened Cancale Oysters with Shallot Vinegar (oh and maybe a sliver of Sizzling Chorizo)

Plat:

Beef Wellington with Celeriac Mash and Sugar Roasted Carrots

Caramelised Baked Gammon with Dauphinois Potatoes and Garlic Haricots Vert

Apple & Garlic stuffed Loin of Sanglier (Wild Boar) with Sage & Onion Mash and Roasted Roots

Classic Game Pie with a Flaky Crust sautéed Cabbage with Bacon and Onions

Dessert:

Sticky Toffee Pudding with Pecan Toffee Sauce

Chocolate & Hazelnut Roulade with Cinnamon Cream

Spiced Poached Pears

Cranberry & Orange Tart with Lemon Ice Cream

Of course there will be a suitable amuse bouche, possibly a sorbet and certainly cheese and we can only choose one for each course obviously (shame) but what do you think so far ……..?

Anyone care to vote???

It's beginning to feel a lot like Christmas ......

While Amy Winehouses’ ‘they tried to make me go to rehab’ and Adeles’ ‘someone like you’ aren't immediately thought of as jolly ‘Christmas Music’ they do feature heavily in the selection of festive tracks which are piped gently through the increasingly busy shopping streets here in St Malo. 

It’s eclectic to be sure but …how we love Christmas here ………..

The Christmas lights were turned on last week (yes, just last week and not in October as is so often the case in the UK), the small wooden huts are arriving en mass to create the pretty Christmas village market and the seasonal beverage of choice ‘Vin Chaud’ is now readily available for consumption almost everywhere you look!

Every evening at 6pm throughout December, excited children gather with their parents at a pre-determined window location within the walls to hear the voice of ‘Pere Noel’, to listen to a suitably festive story (usually concerning pirates – it is St Malo after all!) and to collect a small token gift that is provided by the town.  This wonderful little local tradition of ‘les fenetres d’advent’ – ‘the windows of advent’ only serves to heighten the children’s’ excitement at the arrival of Christmas and provide the adults with a suitably festive reason for additional socialising (not that they need one!).

And of course Christmas food …… but what to cook?  France is awash with excellent food as we all know (that’s one of the main reasons we are here) but with no really set traditional dish for Christmas, so it’s ‘carte blanche’ as they say.  We are hosting good friends and family chez nous for ‘le reveillion de Noel’ or ‘Christmas Eve, the very traditional main event for the French and there is much discussion and debate on menu selections …………

…….. any suggestions from anyone???

Public Holidays in France

The main difference between British/American and French public holidays is that while most of the British/American holidays are pushed around each year to fall on a Friday or Monday, most French holidays are on fixed dates.

Bank holidays are usually taken on the day on which they fall. However, if a bank holiday is on a Sunday, the Monday afterwards will often be considered a work-free day, instead so it's worth checking if you're making a special trip.  It takes a bit of getting used to and they can catch you unawares especially when they fall in the middle of the week in May (because there are four!)

When a holiday falls on a Thursday or Tuesday, a large percentage of the working French take the extra day off work to have a long weekend. This is referred to in French as faire le pont (literally 'make the bridge' from the week day to the weekend).

Be warned however - holidays in France are adhered to strictly, which means in certain places you may find it difficult to find a supermarket, pharmacy or baker open on such a day.

French public holidays:

2012                      

Dec 25   Christmas Day (Noël)     Tuesday

2013                      

Jan 1      New Year's Day (Jour de l’An)                    Tuesday

Apr 1     Easter Monday (Lundi de Pâques)              Monday

May 1    Labour Day (Fête du Travail)                       Wednesday

May 8    VE Day (Fête de la Libération)                    Wednesday

May 9    Ascension Day (Ascension)                         Thursday

May 19 Pentecost (Pentecôte)                                   Sunday

Jul 14     Bastille Day (Fête Nationale)                       Sunday

Aug 15  Assumption (Assomption)                            Thursday

Nov 1    All Saint's Day (Toussaint)                             Friday

Nov 11  Armistice Day (Fête de l’Armistice)               Monday

Dec 25   Christmas Day (Noël)                                  Wednesday

Always best to be prepared!!!

France consistently features as one of the top ten global property hotspots.

Despite the regular gloom about property, with dipping prices and slow markets it is sometimes important to remind ourselves of the price increases that have been achieved over periods longer than just 2 or 3 years ……

So perhaps it’s a good idea to take a look at how global property prices have fared over the last 10 years …

According to a survey carried out by AOL money and finance this month there is a distinct top ten list when it comes to global property hotspots - some surprises perhaps but pleasing to note for us that France is up there and has performed well in its usual consistent and secure fashion.

League Table Position:                                  %age Average Price Change

                                                                                In last 10 years:

India                                                                           284%

Russia                                                                       209%

South Africa                                                              161%

Lithuania                                                                    143%

Hong Kong                                                                125%

Bulgaria                                                                     106%

FRANCE                                                                     82%

New Zealand                                                               79%

Australia                                                                       76%

Norway                                                                         72%

The UK was recorded at 50% and came fairly low down in the rankings

France remains a safe bet and as it equally fares well in ‘best places to live’ surveys, a sound property buying decision both financially and for 

quality of life …..

We really like a challenge ......

We are always very excited about our property searches – but with this one we have been seriously challenged ….. and we love it!

Our client has a dream, it’s a very wonderful dream, a dream that revolves around an isolated house full of light and with direct access to a rugged beach right at the end of the garden ….. Very ‘French Lieutenants Woman’ we think.  Clearly houses like this are few and far between and once owned are fiercely protected and cherished – so it is going to be a tough one.  But as we said, we really like a challenge and as our lovely client is in no rush and happy to wait as long as it takes to find the right house we can thoroughly enjoy the search process.

We made a good start and found a property with an awesome location and fantastic 360◦ sea views – we knew the house probably wasn’t going to be right in terms of its size and accommodation so it wasn’t a serious contender but what a view ……..

Yes – this really is the view from the house - any other takers?????

French interiors – mirrors

We see so many different styles of property - from the ‘Hansel & Gretl’ style cottage to stylish Maison Bourgeoise town houses and just about everything in between.  Our clients have different dreams and different budgets so we have to root out the best for each of them in each category. 

Of course, as you can imagine, within this broad range of property styles we see a similar number of interior design styles – some are more to our taste than others and some are just horrors but clearly to vendors that is not the point and in many cases we have to convince our clients to have vision and to see beyond what is presented in front of them.  But within these different styles more often than not we will see a version of the ‘leaning mirror’!

A style we have championed for a long time, the 'lean against the wall' mirror is a great feature in traditional and modern French interior design. Large mirrors propped up nonchalantly against the wall to either reflect light back into the room or for a chance of a double take look at a beautiful object or view just look great.  Where did the idea come from we wonder? Did someone leave one up against a wall one day intending to hang it up later, but never quite getting round to it? Perhaps they kept moving it around the room trying to decide where to hang it but never quite made up their mind (doesn't that sound familiar!). Whatever the reason, it certainly works for a great design style.

Most square or oblong mirrors, of a reasonable size, can look very stylish with this laid-back treatment. Add a touch of glamour to a beautifully decorated French style bedroom with a carefully chosen mirror, thoughtfully placed to reflect not only the bed but the furniture and furnishings surrounding it. The whole ambience of the room can be captured in its reflection.

Some of the modern designed mirrors - especially those with glass or clear frames - look stunning if displayed in this way, as do silver, gold, white or black painted reproductions.

For a more traditional look, it is worth scouring the antique shops for a long mirror still showing the remains of old gilding or perhaps if you are lucky some original paint. Once you have brought it home, lean it against whichever wall takes your fancy.

Achievement and success ……

You know; as I sit on our balcony on a Sunday morning, looking out across the town, coffee in hand and with the bells of the cathedral ringing I couldn’t be happier.  Moving over to France is most definitely one of the best things we have done.  The pace of life, the community spirit, yes of course the food and wine and even the idiosyncrasies and anomalies of French life have given us a new perspective. 

We feel a real sense of achievement because we are making a life for ourselves here.  We are working and making a living enjoying what we do.  We are meeting some great people, making good friends and helping many of them achieve their dream of a life in France too. I really hope that this is a permanent move and that we continue to and further enjoy our ‘dream’.

Many people move to France, buy property and immerse themselves into the French way of life.  They enjoy the benefits of a more relaxed lifestyle and relish the experiences that daily life here offers, not to mention that community spirit and the wine!  But many reach a natural conclusion to their French adventure and decide to return home. There must be many reasons for that decision, as many as the number of people making the decision I am sure and everyone will have their own story to tell.  I only hope that no-one either saying goodbye to them or seeing them return think that they have ‘failed’.

To my mind it is the people who have dreams and never try to achieve them that ‘fail’ – making something happen is the real achievement and even if that something is a new and different life for a few years before going home then what an achievement and what success.