FRENCH
Issue 295 | September 2015 | ÂŁ3.99
NEWS
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PROPERTY Town or country
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of French property advice
A vineyard home
Hot properties
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THOUGHTS from the PIGEONNIER
▲ Editor’s pick
D
eparting summer hath assumed, An aspect tenderly illumed’ – so said William Wordsworth in his poem ‘September’, and it’s aptly put. There’s a welcome gentleness after the bright sunshine of summer. Harvests are being brought in – chief of which, in France, is of course the vendange or grape harvest. Although hard graft, the work is accompanied by celebration and conviviality. And then there’s the wine, and its endless variations, which makes all the labour worthwhile. If you dream of a home among the vineyards, read all about the famous wine-producing regions of Burgundy and Champagne on p36; they have just been added to the UNESCO World Heritage List due to their viticultural virtues. Also home to a fine vintage or two, the department of Gers comes under the spotlight on p56. If you prefer lively to laidback, don’t miss our Paris focus on p26, while the energetic can follow an epic cycle route (and properties along the way) through CharenteMaritime, Deux-Sèvres, Maine-et-Loire, Mayenne, Orne and Calvados (p44). September also marks a return to school and work after the holidays, but the retirees among you can while away the balmy September days doing more of what you love in France, even if it’s just lingering over a glass of your favourite tipple. Those who still need to bring in an income will find a useful guide to business opportunities, including vineyards, on p64. www.completefrance.com
Villa with gorgeous garden and pool in Hérault Bordering a river and close to amenities, this five-bedroom villa boasts a 2,300m² landscaped garden and swimming pool, providing the perfect place to relax. Built in 2003, the property has spacious reception rooms and a fully fitted kitchen, and while it has bags of character, it also offers modern features such as a heat pump, reversible air conditioning and automatic gates. It’s on the market for €445,000 (artaxa.com).
This month I have been... • Visiting Languedoc-Roussillon Look out for features in future issues • Making a splash And dreaming of having my own swimming pool – see our guide on p40 • Tweeting about everything French – don’t forget to join us on Facebook and Pinterest too
September 2015 French Property News 3
French Property News your way
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French Property News, Cumberland House, Oriel Road, Cheltenham, GL50 1BB Tel: 01242 216050 www.completefrance.com EDITORIAL Editor: Karen Tait (07753 811905 / karen.tait@archant.co.uk) Deputy Editor: Vicky Leigh (01242 216086 / vicky.leigh@archant.co.uk) Editorial Assistant: Rachel Johnston (01242 216075 / rachel.johnston@archant.co.uk) Sub-editor: Ben Palfreyman Editorial Designer: Craig Chiswell ADVERTISING Group Sales Manager: Sue Crwys-Williams (01242 265896 / susan.crwys-williams@archant.co.uk) Display: Emma Kestin, Marianne Bainvel, John Barker, Stephanie Ingram, Samantha Turner Tel: 01242 264750 Classified: Samantha Turner Tel: 01242 264774 advertising@french-property-news.com
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4 French Property News September 2015
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French Property News is published by Archant Community Media Limited, which is active in the fields of newspaper and magazine publishing, contract printing and internet communications. The company’s portfolio includes four daily newspapers, around 60 weekly newspaper titles, around 80 monthly consumer, contract and regional magazines and over 160 websites. Archant is the UK’s largest independently owned regional media business, with around 2,600 employees. © Copyright French Property News. No part of this publication may be reproduced without prior permission. FPN does not accept responsibility for the safe return of manuscripts or photos. The advice given within articles is of a general nature and does not necessarily apply to all situations. Individual advice should be sought before making any property-related decisions. If you have a complaint which can’t be resolved by the editor, please contact the Independent Press Standards Organisation, c/o Halton House, 20-23 Holborn, London, EC1 2JD or via complaints@ipso.co.uk. More information about IPSO and its regulations can be found at ipso.co.uk
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FPNCONTENTS
A capital idea: Paris pads for all tastes and budgets
68
Château chic: a week with our resident architect
A priory engagement: This month’s French property dream
56
22
Grape expectations: raising a toast to Champagne and Burgundy
Escape to the country: find your new home in Gers
Location
Expert advice
Regulars
26 Paris, je t’aime Pads for all pockets and penchants in the sought-after City of Light 36 Grape expectations Raising a toast to the wine-producing areas of Champagne and Burgundy 44 On your bike A two-wheeled tour along France’s newest long-distance cycle route 56 Generous Gers There’s rolling countryside, armagnac and so much more on offer
30 Wheel estate How property in France can still be accessible for wheelchair users 40 Take the plunge What you need to know about the different swimming pool options available 52 Town and country Is rural or urban best for holiday lets? The answer could lie somewhere in the middle 64 Land designs Why campsites, gîtes and vineyards are back in business in France 70 Knowledge is power Part two of our series on the diagnostiques reports covers gas and electricity 72 Notaire notoriety Part nine of our buying guide series looks at the role of the notaire
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Have your say The pick of the month’s musings News Property, currency, travel and lifestyle Three of the best Waterside homes across France Business of the month A guesthouse in Pas-de-Calais Properties of the month Homes for all tastes across France French property dreams A 16th-century priory in Dordogne Home thoughts from abroad Reflections of a property hunter Architect’s diary Designing new homes and improving old My dream home Susie Hollands of VINGT Paris chooses a 17th-century residence in the Marais www.completefrance.com
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60
The coast is clear: loving life in St-Tropez
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Old meets new: transforming an apartment in Lyon
The Knowledge 78 Mortgages Financing a renovation project with a French mortgage 80 Currency How planning ahead can save you money when exchanging currency 82 Banking Our expert guide to opening a bank account in France 84 Ask the experts We put your financial and legal questions to our panel of experts 86 France Property Shop Insight and analysis from our market-leading French property website, plus Team FPN’s property picks of the month
Joie de vivre 90 Interiors Make a stylish splash with our pick of ideas for your bathroom
Meet some of this month’s contributors PHILIPPA HEADDON Philippa runs Compass Immobilier in Gers with her sister Victoria. Specialising in bespoke property searches, she loves matchmaking buyers with their dream homes. A keen horsewoman, she is president of the local riding club. Philippa shares the joys of life in Gers on p56
SIMON SMALLWOOD Simon is joint managing director of International Private Finance, a French mortgage broker for non-residents who are purchasing property in France. He is able to satisfy his love of France with regular work trips to the country. Simon explains how to finance a renovation project with a French mortgage on p78
LAURA BRACKENRIDGE Laura has been living in Rhône-Alpes for the past seven years. She recently bought her first property, an apartment in Lyon, with her French partner and they renovated it together. She is writing a blog about the experience. Follow Laura’s renovation journey on p60
We also publish... LIVING FRANCE Published every four weeks, Living France is your essential guide to life in France, with inspiring real life stories and practical guides.
Real life experiences 48 Riviera roaming After leaving Wimbledon, the novelty of life in St-Tropez still hasn’t worn off 60 First time for everything One property viewing, a first-time buy and a first renovation project 66 A family affair From life on the London docks to a farm in Lot-et-Garonne 74 Sticks and stones Catch up on progress at the timber-frame build in Charente
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FRANCE 92 Food & drink A tasting tour of six wine-making areas to mark the vendange 94 French lessons Put your language skills to the test with our entertaining puzzles 95 Your photos France through your camera lens 96 Rural riddles The answers to all your pastoral problems from our countryside correspondent 98 Reviews Feline fun, fillings for crêpes and a lighthearted novel
Britain and North America’s biggest-selling magazine covering everything about French culture, travel and food and wine.
COVER PHOTO Côte de Beaune vineyards, Burgundy ©Travel Pix Collection/ awl-images.com
September 2015 French Property News 7
HAVE YOUR SAY... The pick of this month’s musings
GET IN TOUCH!
Tell us what you love about France and what owning a French property means to you... Email: rachel.johnston@archant.co.uk or post to: Rachel Johnston, FPN, Cumberland House, Oriel Road, Cheltenham, GL50 1BB
Follow us on Twitter @FrenchPropNews @neil_sten August French Property News has just arrived, which is handy as I’m off work today so bags of time to fantasy buy! @LeggettsImmo @FrenchPropNews Just seen your latest edition & it’s terrific.... packed full of great info and some wonderful pics this month. #congrats @FionaGilbert_ Great timing @FrenchPropNews, we’ve just booked a viewing holiday in France & Aug issue pops through the door #DreamHouse
St-Honorat
@jcjeremyhobson Always worth a visit, the Parc Oriental de Maulevrier is France’s largest #JapaneseGarden @FrenchPropNews @fatdogsfrance Congratulations on being a prize winner with @FrenchPropNews Tracy. I hope you and your mum enjoy the book! @juliastagg Come on @chrisfroome, lift your focus off your stem and look at that gorgeous Ariège scenery!!
The author of this month’s star letter wins a bottle of armagnac from Vin, Adour et Fantaisies in Gers, worth €40 (vin-adour-fantaisies.fr)
Don’t forget to Like us on our Facebook page ‘French Property News’ Does anything say ‘France’ more than this?
In praise of two wheels My wife and I are very keen cyclists and every year when the Tour de France is on, we like to challenge ourselves to a mini tour of our home department of Aveyron. This year was particularly special of course, as Rodez – which is only around 30km from us – hosted the racers between stages 13 and 14, and we were two of the thousands of spectators who turned out to welcome and see them off. It was a truly memorable experience.
Sofia Misseos My favourite Davidina Haigh Oh how wonderful! I remember my first trip to France in 1976, meeting great friends, and I brought back some Orangina to share with them when they visited us for a short holiday. Happy times! I still have the bottles!! Anne Tique Allan First time I went to France... paid toll fee and received Orangina. Welcome to France Lorna Tait This reminds me of my childhood holidays
8 French Property News September 2015
ST★R
Seawater lapping, crickets humming, LETTER Nothing but the creak of pines overhead. Crack! The sound of one dust-dulled boule Knocking another out of its path And taking the title. Frenchmen celebrate, clutching pastis. We search for somewhere to picnic, Gasping as we round each corner to another azure cove. In the middle distance a family drops anchor, taking a break From chugging around the island. Lunchtime. Mother wields the cream and has just enough time to smear it Before the pan-bagnats are served. I am grateful for the tree shade, But want my toes in the water scrunching tiny pebbles While I eat mine. Bianca Colyer
God termitey! Thank goodness for John Marshall’s ‘Full report’ in the August issue (p52). I bought a rather run-down property in Haute-Vienne some years ago before diagnostique reports were required, and the forlorn state of the beams was, I initially thought, no cause for major concern since the house also boasted crumbling walls and a leaky roof. After reading about the occurrence of termites I
It’s pretty hilly here but we consider ourselves capable and the rewards for our efforts are spectacular river gorges, vast expanses of green countryside and picturesque medieval villages at every turn. We do cheat a bit, stopping in our (many) favourites for a coffee or something stronger, but it’s hard not to when you live in an area with so much joie de vivre. Nicholas Wyatt
decided to ask my neighbour Claude to take a look at the beams. He feels it is more than likely these unwelcome critters have made a home here and it will now be a case of arranging a professional inspection before renovation work can properly start. The suspicion has caused significant worry, but far less than I would have experienced had they gone undetected! My thanks to FPN. Antony Fielding
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This penthouse in Cannes overlooks the Croisette and the Palais des Festivals, €8.5m (home-hunts.com)
On the Côte d’Azur, a three-bedroom villa and a second two-bedroom villa for guests, €2.9m (leggettfrance.com)
Prime Riviera property still growing in popularity
T
he latest French Riviera Residential Market report from Savills (savills.co.uk) has revealed that suppressed prices, a weak euro and recent changes to taxation policy have made prime property in this desirable part of France even more appealing to foreign buyers. A €2m property, for example, cost sterling buyers £1.44m in June 2015, compared to £1.65m the previous year, representing a reduction of 12%. The report also highlighted that ultra-highnet-worth individuals (UHNWIs) are the driving force for the top tiers of the Riviera property market, with prime property becoming increasingly attractive to those seeking an investment opportunity. Some 5% of all the second residences owned
by UHNWIs worldwide are located in France, and the French Riviera is one of the world’s most exclusive destinations for second home ownership – 17% of properties here are second homes, compared to 11% nationally. The research shows that the residential holdings of UHNWIs are concentrated in top-tier world cities, but are frequently paired with properties in ‘retreat locations’. The French Riviera is one of the most important global retreats, and the majority of those who own a property there have their city base in London. British buyers accounted for 34% of prime property purchases on the Riviera between 2011 and 2014, making them the most represented nationality, and their average spend was €3.3m. “Of worldwide renown and synonymous with the global rich and famous, the French Riviera
offers an ‘authenticity’ which emerging or purpose built resorts cannot emulate,” comments Paul Tostevin, Associate Director of World Research at Savills. “It is one of the few leisure markets with a truly global demand base, something which will underpin the market for prime property over the long-term.” The report also confirms that the Riviera remains a safe haven for investment, and property here does indeed offer buyers the prospect of an attractive return. As the second most popular tourist destination after Paris, with over 11 million tourists each year, there’s a steady flow of visitors in need of holiday and rental accommodation. “The luxury property market on the French Riviera is really booming in 2015,” says Tim Swannie, Director of Home Hunts (home-hunts. com). “We saw an increase in activity in 2014 but enquiries are up 60% on last year, and the first six months of 2015 have been the busiest we have seen since we started the company back in 2004. It is a unique time for the French Riviera property market because asking prices have dropped over the past few years, and when you put that together with the low mortgage rates and the amazing exchange rates on offer there has not been a better time to buy in more than 10 years, and savvy buyers are realising this.” The agency has found that there are four distinct areas on the French Riviera that stand out for their popularity this year: in and around Mougins and Valbonne; Villefranche-sur-Mer and St-Jean-Cap-Ferrat; Cannes and Cap d’Antibes; and St-Tropez, while Grasse is currently viewed as a good up-and-coming location to invest in because it is not as expensive as other Riviera locations.
of St-Tropez Prime markets era vi Ri the French mes) (% of second ho
St-JeanCap-Ferrat
Cannes
Antibes
Cap-d’Ail
Beausoleil
Mougins
Nice
Valbonne
62% 54% 40% 31% 31% 26% 18% 13% 12%
Source: Savills French Riviera Residential Market report
10 French Property News September 2015
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Photo ©CRT Côte d’Azur Pierre Behar
The French Riviera has long been popular as a second-home destination
See Agence L’ Union at the
FPN NEWS
Prices continue to fall in France
T
he latest figures from Notaires de France for the first three months of 2015 reveal that while property prices across metropolitan France generally continue to fall, the number of transactions completed point towards an increase in sales. Overall there has been a slight decline of 0.1% in resale prices across the country during the first quarter of the year, while the number of transactions recorded during the 12 months to the end of April 2015 was estimated at 702,000. Although this was 4% lower than the figure recorded for the same period to the end of April 2014, it represents an increase of 1% since the beginning of this year. The increase is attributed to growing buyer confidence in negotiating prices with vendors who are resigned to accepting lower offers. Apartment prices across metropolitan France have continued to fall, although to a lesser extent than they did during the last three months of 2014; during the first quarter of 2015 they were down by 0.3%, compared with 0.8% at the end of last year. House prices, however, have increased by 0.1% after falling by 1.6% during the last three months of 2014. Resale prices overall continue to be down by around 2% year on year. Prices fell by 2.3% in the first quarter of this year compared with the same period in 2014, and apartment prices have fallen more than house prices (down 2.7% and 2% respectively). In Île-de-France, prices overall are 0.4% lower than they were in the final quarter of 2014, and are down 2.1% year on year. Outside of the Île-de-France region, an increase of 0.1% in both house and apartment prices was recorded over the first three months of 2015, which followed a fall of 1.5% during the previous three months. Overall, prices are down by 2.4% year on year, and again apartments have fallen more than houses after dropping by 2.8% and 1.1% respectively. The analysis of average resale prices by department revealed that prices generally have stabilised. The number of departments recording a year-on-year drop in apartment prices has fallen from 74% to 48%, and for houses from 56% to 33%. The report also revealed that, between February and April this year, the number of new-build projects approved was 1.9% lower than it was during the previous three months, and the number of projects under construction fell by 2.6% during the same period. However there are still positive signs for the new-build market. The number of contrats de réservation signed during the first quarter of 2015 reached 23,900, representing a 14.4% increase year on year.
12 French Property News September 2015
Midi-Pyrénées wins again
M
idi-Pyrénées has added yet another accolade to what is already an impressive haul. Last year the region was revealed as the best place to live in France, while the village of Cordes-sur-Ciel in the Tarn department was voted as France’s favourite village for 2014 on the television programme Le village préféré des Français. This year StAntonin-Noble-Val in neighbouring Tarn-etGaronne was chosen to represent Midi-Pyrénées, and when the popular programme recently aired in France it was voted in third place. “When we arrived in St-Antonin-Noble-Val some 25 years ago we fell in love with this historic 13th-century town, but we didn’t really expect that all these years later it would be voted in the top three most beautiful villages in the whole of France,” comments Charles Smallwood of Agence L’Union, an estate agency based in St-Antonin. “There are so many attractions here and there are so many things to enjoy that can’t be found elsewhere. For those keen to experience the enjoyment of living here, property prices are still very reasonable and there are plenty on the market.” The top spot was awarded to the seaside village of Ploumanac’h, situated on Brittany’s picturesque pink granite coast in Côtes-d’Armor, while Montrésor in Indre-et-Loire came second.
Latest ruling on social charges
T
he French courts have confirmed the ruling of the European Court of Justice concerning social charges in France. On 26 February 2015, the ECJ ruled that it was illegal under EU law to levy French social charges of 15.5% on income and gains generated by non-French EU residents from renting or selling their French property. However the Conseil d’État, France’s highest administrative court, was required to make a final judgment on the ECJ ruling, and on 27 July 2015 it confirmed that non-residents in other EU member states should not pay social charges on income from property.
“Following this important court ruling, the French government will have to do what is necessary to change its legislation to conform with European regulations,” says Loïc Raboteau of Francophile Legal Consulting (francophile-law.com). “It is also expected that the French tax administration will soon respond to the non-residents who have already issued a claim.” Non-residents who paid social charges in 2013 on their 2012 rental income have until 31 December 2015 to submit a claim for a refund. The same deadline also applies to those non-residents who sold a property in France in 2013.
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TRAVEL NEWS ■ In a bid to encourage more people to get on their bikes, cyclists in Paris are to be allowed to ride through some red lights. At several junctions there will be separate signals for cars and bikes, and while cars will have to stop at a red light, cyclists will be allowed to turn right or go straight ahead. A survey carried out in 2012 revealed that the chance of accidents was actually reduced when cyclists were allowed to move more freely. Mayor Anne Hidalgo is keen to get more people riding bikes as part of her plan to reduce pollution levels in the French capital. The number of cycle lanes in Paris will also be doubled by 2020.
■ A campaign to tackle sexual harrassment on French public transport has been launched. The government has announced a 12-point national action plan after a survey suggested that all female passengers had suffered some kind of sexual harrassment or sexist treatment. The plan will trial stops on demand for female passengers using night buses to help them get closer to their destination without having to walk alone, while a text message alert system has been created to help victims or witnesses to signal any abuse. The government has also committed to the removal of any advertising deemed sexist or liable to create a hostile environment for women on public transport. ■ The French and UK authorities, and the cross-Channel operators, are continuing to implement measures to improve security in Calais and Dover to try and halt the growing numbers of illegal immigrants attempting to enter the UK. Additional Border Force staff have been deployed in northern France and high-security fencing will be erected around the terminal at Coquelles. Eurotunnel has spent €9.2m on security in the first six months of 2015 alone, including money for fences, cameras, infrared detectors and extra guards. ■ Eurostar has reported record passenger numbers for the second quarter of 2015. More than 2.8m passengers travelled on Eurostar during this period, the highest ever number recorded in one quarter. This represents a yearon-year increase of 3%, while business travel increased by 10% on both sides of the Channel. The new south of France route between London and Lyon, Avignon and Marseille has also proved popular, with over 88,000 tickets sold since the route launched in May 2015. A new fleet of trains is also due to enter service later this year. eurostar.com
In the French papers Le Monde A new law concerning rental contracts for properties in France has now come into effect. Contracts signed after 1 August 2015 must now include the following information: – the amount of rent paid by the previous tenant – description and cost of works carried out since the previous tenant left – an inventory of furniture and fittings – how charges incurred will be recovered – agent fees to be paid by the tenant A document stating the rights and obligations of both parties must also be attached to the rental contract. Situated between the 17th and 18th arrondissements of Paris, the Porte de St-Ouen Métro station is to be transformed into a concert hall. First opened in 1863, the station was then closed in 1934 and became a cinema for the next 20 years, before welcoming a number of different businesses until 2011. In addition to the new concert hall there will also be a studio available for rent by local associations and a restaurant overlooking the old rail tracks. The project, which is costing €2.3m, is expected to be completed by the end of 2016 ready for a public opening in 2017.
Le Figaro La Poste has announced a 3.6% increase in postal charges from 1 January 2016. The cost of a timbre vert will increase from 68c to 70c while a timbre rouge will rise from 76c to 80c. In July 2014 La Poste was authorised to increase prices by an average of 5.2% per year for four years, to help it cope with a continuing decline in the volume of post being sent in France. French hotel group Maranatha has spent €360m buying six of France’s most prestigious hotels. Five of the six are located in Paris, three of which are on the Champs-Élysées, while the other is on the Baie des Anges in Nice. Based in Marseille, the group intends to spend €50m on refurbishing the hotels, with work due to begin next year after the UEFA Euro 2016 championship has finished. The number of auto-entrepreneurs registered in France reached 982,000 at the end of 2014, some 78,000 more than there were in the previous year. They declared a total income of €1.9bn in the final quarter of 2014, a year-onyear increase of 6.7%. All sectors recorded a rise in the number of auto-entrepreneurs who were “economically active”, with the biggest growth in the transport and sporting sectors.
NEWS IN BRIEF ■ A campaign has been relaunched to have pétanque recognised as an Olympic sport and included in the 2024 Games, which Paris is bidding to host. Various organisations have spent more than a decade trying to persuade the Olympic committee to recognise the sport but so far have been unsuccessful. Paris mayor Anne Hidalgo has also announced plans to make the River Seine clean enough for swimming after proposing that the triathlon event at the Games be held in the river. ■ A new law has come into force in France banning ‘ugly’ billboards at the entrance to rural towns. The new law allows limited advertising but only to promote cultural activities, historical monuments or local produce. Advertisers who fail to comply face a fine of €7,500 and up to €150 for every day that the illegal billboard remains in place. ■ The Paris Chamber of Commerce has released a new app to help non-French speakers find their way around the city. The ‘Yes I Speak Touriste’ app is available in nine languages, and provides an interactive map showing places such as hotels and restaurants where the user’s native tongue is spoken. ■ France has a new Scrabble champion – who doesn’t speak French. New Zealander Nigel Richards defeated a rival from French-speaking Gabon in Africa to win the French-language
Scrabble world championship in Belgium, after reportedly memorising the entire French Scrabble dictionary for the nine weeks before the tournament. ■ A hot-air balloon festival held in the Lorraine region of France has broken the world record for the largest flight, with 433 balloons in all shapes and sizes taking to the skies above Chambley-Bussières at the same time. The previous record of 408 balloons was set at the same festival in 2013. ■ We all know we live in a world of technology and social media, and now even the Mona Lisa has gone digital. An interactive version of Leonardo da Vinci’s most famous painting, called the ‘Living Mona Lisa’, allows her to replace her enigmatic smile with a frown, pucker her lips and follow viewers’ movements with her eyes. The project took nearly a year to complete and was worked on by a team of 40 French technicians and artists. ■ A study in 2014 suggested that the French were at the bottom of the class in Europe for their level of English, but a new Englishlanguage radio service is hoping to come to the rescue. Paris-based internet broadcaster EnglishWaves (englishwaves.fr) has launched what it calls “the first French radio station in English”, which still focuses on French news and events but does so en anglais.
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FPN THREE OF THE BEST
ESCAPE THE DAILY GRIND Rachel Johnston looks at three waterside homes that are anything but run-of-the-mill Gironde, Aquitaine: €988,000 For those who love houses with history, character and a waterside setting combined, a mill is a good choice – and there are plenty to choose from throughout France. As our first offering, how about this carefully renovated example dating from the 15th century? The house sits proudly on a private island beside its own weir and boasts a multitude of outdoor features to make the most of the area’s lovely weather: a saltwater pool, a boules pitch and croquet lawn, a giant tiled chess table seating 26 with a canopy and floodlighting, a sunken trampoline, beehives, fruit trees and a vegetable garden. There is even a rowing boat landing stage at the entrance to the private canal, fishing rights and a former lock-keeper’s cottage to restore. The main house is an ivy-clad sprawl with extensive living space, some of which could be earmarked for chambres d’hôtes. Five of the seven bedrooms are en suite and the conservatory, double-glazed and with views of the canal and gardens, would make an ideal breakfasting spot. The kitchen has an AGA and underfloor heating. If you need to work from home, a cabin-style study accessed via external stone steps – originally a storage unit to load grain onto boats – is the place to be, benefitting from a cosy woodburner and views that will inspire maximum creativity. beauxvillages.com
Charente, Poitou-Charentes: €349,800 In a magnificent setting at the foot of a hill with no immediate neighbours, and with a garden intersected by the meandering Bonnieure, this mill property is truly extensive. It comprises the main house, an attached guest cottage to renovate, two vast barns and other outbuildings and, across the river, an entirely separate property to renovate with its own barn, hangar, garden and river frontage. The main five-bedroom mill house is bursting with character, with two wood-burning stoves and an upstairs room housing some of the old mechanical equipment. Separating the house from one of the cottages is a working bread oven and mill wheel, and the second cottage is accessed through the garden via a medieval bridge. With over two hectares of land accompanying the property, it’s easy to envisage living the Good Life here – enhanced by being in one of France’s most enduringly popular departments, with the pretty town of Mansle – on the N10 between Ruffec and Angoulême – very close by. properties-in-charente.com
Sarthe, Pays-de-la-Loire: €588,500 Five minutes’ drive from La Flèche, a major town between Angers and Le Mans known for its art and history, this impressive residence sits in over two and a half hectares of land – including two islands and two paddocks – and peace reigns supreme. The site of the property has been inhabited since 1100 and, around 150 years ago, it became permanently stamped into local history with the development of what was reputed to be the first paper mill in Sarthe. The building has also formerly served as a wool factory before more recently becoming a vast and character-rich family home, with renovations already complete. There are four double bedrooms and large, open-plan reception rooms in the main house, plus a vaulted dining hall and wine cellar for storing plenty of the excellent local wine, but numerous outbuildings of varying size provide fabulous scope for expansion if required. The former monks’ house – built by resident monks in the 12th century – is currently being converted into a two-bedroom gîte by the owners, and which, with its own private garden and terrace overlooking the river, would make a lovely gîte. Best of all: one of the three original mill wheels is still in place and in working order, and offers the potential to harvest hydro-electric power for the property. Now there’s something you could tell your friends. my-french-house.com
16 French Property News September 2015
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FPN BUSINESS OF THE MONTH
NORTHERN STAR
Rachel Johnston heads just across the Channel to a much-loved guesthouse
Y
u o m yb a Mer as the setting for the first part of Les Misérables, or perhaps for its proximity to Le Touquet, the trendy beach resort on France’s Côte d’Opale. Either way, this charming walled town with its old houses and churches, imposing ramparts and cobbled streets is a perfect destination for a weekend away – or longer. Situated at the heart of the town on Place Darnetal, La Rodière is a boutique B&B that, according to its tagline, ‘thinks it’s a hotel’. A regular entrant in Alastair Sawday’s Special Places To Stay, the house is named after Roger Rodière, a French historian and archaeologist who lived here and founded Montreuil’s museum of art and history in 1935.
First impressions “We fell in love with the elegance and spaciousness of the house the first time we saw it in 2010, and bought it that summer,” says current owner Steve Delia. “We didn’t change a thing – just freshened it up with a lick of paint and a new boiler and opened our doors to guests for the first time the following Easter, when we actually had to turn some people away.” La Rodière is endowed with five double
18 French Property News September 2015
the many restaurants in town, most of which en-suite bedrooms, each with a high ceiling, efa il m are within walking distance. There is also, antique furniture and plenty of quality linen (all of which is included in the sale). Steve and notably, a spectacular son et lumière production of Les Misérables performed every wife Diana provide extensive continental summer in the grounds of the castle. breakfasts in either the beautifully light conservatory, the dining room or outside in the courtyard garden. Out and about The couple also offer the house, sleeping a The surrounding area has plenty to offer too, total of 11 guests, for rental out in its entirety including first-class golf courses, historic for €500 a day. With a combination of this and battlefields, coastal walks and nature reserves. regular B&B bookings, It’s less than an hour’s drive to business has been booming Calais, and when Steve and Factfile from the start. Diana want the bright lights Price: €650,000 “We love Montreuil, which they take their camping car the Location: Montreuil-sur-Mer Department: Pas-de-Calais is officially one of France’s 230km to Paris. Region: Nord-Pas-de-Calais 100 Plus Beaux Détours, a “We have many happy Contact: Steve Delia ville fleurie and a designated memories of playing on the Tel: 07836 779094 Green Tourism destination,” water with our children, now in larodiere.com Steve continues. “The bonus their 20s. Our guests have also is that nearly everyone in the revelled in the horse riding, shops speaks English. Perhaps this is why the golf, flat water paddling, sand yachting and Wine Society of Great Britain has its French history of the town too.” showroom here!” Having thought he would retire in There are no major chains or supermarkets Montreuil, Steve now finds himself obliged to in Montreuil, just fiercely independent shops honour further commitments and is which are a joy – fromageries, pâtisseries, reluctantly selling La Rodière. The business is chocolatiers and artists’ studios aplenty. Steve ready to take over with all furniture and loves how seriously the French take their food goodwill included, plus a guaranteed clientele and says his happiest times have been eating at in a place that's anything but misérable. ■
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September 2015 French Property News 19
FPN PROPERTIES OF THE MONTH
1
2
3 4 6 5
20 French Property News September 2015
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PROPERTIES OF THE MONTH FPN
HOMES FOR EVERYONE Whatever it is you’re looking for in a property, France has something to suit
1 Corrèze, Limousin
3 Var, Provence
5 Tarn, Midi-Pyrénées
Set in over two acres of parkland with a pond and frontage to the River Menoire, this stunning 14th-century property was originally a walnut and corn mill. Its clever layout allows flexibility between owners’ living space and self-contained gîte apartments, of which there are currently three – one housed in a pigeonnier. The property is close to Beaulieusur-Dordogne and on the market for €836,000. Agence Newton, Tel: 0033 (0)9 82 35 70 69 agencenewton.com
If you hanker after sunshine and glamour and have €1,150,000 to spend, this terracotta villa in a residential area in desirable Bormesles Mimosas will set your heart aflutter. The accommodation consists of a large living room, fitted kitchen, study, four bedrooms, three bathrooms and a dressing room, and outside is a wonderful pool flanked by terraces and a pool house. There is also a basement and garage. Canat & Warton, Tel: 0033 (0)4 94 15 22 77 canatwarton.com
For €355,000 you could purchase a fourbedroom, architect-designed house plus converted mill, workshop and stone house to renovate. The main house has the wow factor in abundance with vaulted ceilings, a handmade kitchen and a beautiful glazed walkway (pictured). The properties sit in seven hectares of organic fields and woodland half an hour’s drive from historic Albi. Allez Français, Tel: 0033 (0)5 55 28 46 40 allez-francais.com
2 Hérault, Languedoc
4 Charente, Poitou-Charentes
6 Haute-Savoie, Rhône-Alpes
Priced at €349,000 and within walking distance of the amenities of Cazouls-les-Béziers, this former winemaker’s house has been lovingly renovated with quality materials but retains its rustic charm. The spacious living area boasts exposed beams, an open fireplace and a tiled floor and there are five bedrooms. Outside is a swimming pool in a private patio garden with no overlooking neighbours. Artaxa Immobilier, Tel: 0033 (0)9 62 34 15 80 artaxa.fr
This handsome waterside house near Nanteuilen-Vallée is on the market for just €224,000 and has been sympathetically renovated, with respect paid to its 19th-century origins. There are three bedrooms plus a 69m² games room that is also well suited to use as an art studio. Attached to the property is a double garage and wood store, all set in an acre of mature garden inclusive of potager. Tour de Clefs Immobilier, Tel: 0033 (0)5 45 37 69 90 tourdeclefs.fr
On the second floor of this impressive building in St-Gervais, this renovated two-bedroom ski apartment is ready to move into, ideal as a lockup-and-leave residence. It is situated just 400m from the town’s shops and restaurants and the ski bus stops just outside the building, whisking you to the main cable car in three minutes. There are mountain views from the balcony and the price is €250,000. Leggett Immobilier, Tel: 08700 11 51 51 leggettfrance.com
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September 2015 French Property News 21
FPN FRENCH PROPERTY DREAMS
PRIORY ENGAGEMENT
Rachel Johnston heads to ever-popular Dordogne to contemplate life in a beautifully restored residence with 16th-century origins
I
mposing wrought-iron gates set between stone pillars open from a cobbled street into a courtyard, gravelled and edged with shrubs and box hedging. At the end of a path leading from the courtyard, vast oak doors are unlocked with an ancient iron key and swing open into a cool, flagstoned hall, providing welcome respite from the Dordogne heat. A well-worn stone staircase curves around a corner out of sight and dark, pitted beams line the ceiling. Welcome to Le Prieuré, a 500-year-old residence still basking in the limelight of its history as a home to lay monks from 1499 until the Revolution. Peace, serenity and a sense of gravitas is palpable both inside and out, and yet this is a home in whose contemporary, classy renovation no expense has been spared.
Suit yourself
Current owner Elizabeth bought the property in 2008 after falling for its style and setting, but one of her earliest acknowledgements was its suitability for use as a chambres d’hôtes. In fact, her particular choice of Dordogne was made with this in mind, knowing there would be no shortage of tourists and holidaymakers needing accommodation in the area. The nearby village is home to a much-visited château and there are most amenities on the doorstep (including an épicerie and depot de pain), yet the house is seemingly in a world of its own, perched in an elevated position and commanding wonderful far-reaching views across rolling countryside. Originally composed of a single wing, the
22 French Property News September 2015
property was then extended to make room for the growing community of monks. Its two principal elevations have contrasting outlooks – one on the village side and the other more private, flanked by gorgeous, south-facing but shaded terraces ideal for al fresco dining. The three wells are a useful water source for the surrounding garden. Stepping inside Le Prieuré for the first time is a jaw-dropping experience – but its interiors didn’t always pack such a punch. “When I purchased the house, most of the heavy renovation had been done but I still continued to work on it, updating the electricity, adding a fabulous kitchen, transforming the old stables into a large living room, changing the windows and putting in terraces,” explains Elizabeth. “It’s hard for me to choose a favourite room now, but I do love the new living room.” This room is indeed a delight to behold. Its ceiling beams have been painted to avoid any sense of oppressive ‘density’ and the walls remain their original stone selves, ochre and glowing and delightfully uneven. With a sleek, heated stone floor, simple spotlighting and accents of purple and taupe, it’s ultra chic without having lost its soul or the sense of its former function. Also on the ground floor is a second living space containing a magnificent stone evier (sink), oven and inglenook fireplace, a dining room with French doors to the garden, and the new kitchen/breakfast room with its range cooker and central island. There is also a large study off the entrance hall which makes a supremely comfortable place to work.
Beds of roses
Besides the location, another aspect that made Le Prieuré ideal as a chambres d’hôtes was its seven bedroom suites. Each suite has its own unique character and there are unexpected features at every turn: an original ‘long-drop’ loo set into a recess in the wall, an adorable balcony overlooking the side garden, a monumental lattice of beams running the entire width of a room. Two of the bedrooms go even further than offering their own salle de bain, with the addition of separate living spaces and one with a kitchenette, the other with a dressing room. With wooden floorboards, chandeliers and vast illuminating windows, none of the accommodation would be out of place in a grand château. If all the aforementioned sounds a little too perfect and you yearn to get your teeth into a project, there is an additional room towards the western end of the property that used to be habitable but has since fallen into disuse. Beyond is an old bread oven with a large space above, and the whole area could be renovated to provide an additional studio apartment if desired. Beneath it is a vaulted cellar. Since remarrying, Elizabeth has now decided to sell the house. “My husband and I would like more time for travelling as well as spending longer in the UK and USA, where our respective children live.” Le Prieuré is now on the market for €1,095,000. ■ Classic French Châteaux Tel: 0033 (0)6 76 45 32 25 classic-french-chateaux.co.uk
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September 2015 French Property News 23
HOME THOUGHTS George East takes a trip down memory lane
FROM ABROAD
O
ver the years, I’ve done book signings in book shops, exhibition centres, tea rooms and even at race tracks. The nicest thing for me (apart from flogging a few copies) is that I get to find out about other people’s plans with regard to France. It seems to me a fair exchange, as they’re usually buying one of my books to find out about us and our adventures across the Channel. Last month, I did my first book signing aboard a cross-Channel ferry, and I have to say it worked a treat for a number of reasons. Brittany Ferries staged the event in the ship’s bar excellently, with a discount price on my books. As ever I had a fascinating time talking to dozens of Brits about their dreams of buying a place in France while – just to be polite of course – I took a glass of wine to wish them well. Over the five-hour journey I met and spoke to about 100 passengers, and it gave me the chance of conducting one of my mini surveys. The results, though not scientific, were interesting. For instance, over three quarters of those intending to buy a property in France said it would stay a holiday home until they retired (unless they won the EuroMillions or came up with a way of earning money while living in France). Of those who planned to move soon, the majority were already of retirement age. Of the rest of the intending expats, a bold minority intended burning their boats, selling up in the UK and moving over without any set plan for survival. The remainder were going to run B&B establishments or gîtes, and I am glad to say only a handful meant to open a bar or restaurant and take on the French at their own game. Strangely, not one person said they intended moving over to
George was mistaken for ‘Fat Man on a Bicycle’ Tom Vernon, who cycled through France from north to south in 1980 to record a BBC series
write a book about their experiences and become bestselling authors. Thinking about it, I suppose my memoirs would be enough to put anyone off that plan for making a living out of living in France.
On the shelf As we speak, I have just finished a bike ride of nearly 1,000 miles from Dieppe to the Mediterranean coast near Montpellier. Well, to be literal, I made the journey vicariously and in the very good company of author and broadcaster Tom Vernon. For those of you too young to remember, the larger-than-life and bushily bearded Londoner found fame when he cycled through France from north to south in 1980 to record a series of programmes for the BBC. He went on to do a number of hit TV shows about France and sadly left us a couple of years ago. His book about the epic bike ride is called Fat Man on a Bicycle. The reason I recommend it so strongly is that, apart from being written beautifully, this affectionate salute to France and the French is a perfect guide to how rural France was nearly 40 years ago – and, in some ways and places, still is. Rereading the great man’s book also reminded me of many years ago when I was doing a signing
I had a fascinating time talking to dozens of Brits about their dreams of buying a place in France
24 French Property News September 2015
session at an exhibition. A little old lady appeared at the stall with a copy of one of my books and asked me to sign it. As I prepared to do so, she said, “I watch all your TV programmes and loved the one about cycling through France”. As at that time I had not made any TV programmes about France or any other country, I realised she had mistaken me for the similarly shaped and bearded Tom Vernon. I was then faced with the prospect of signing my own name and spoiling the lady’s fond illusion that she was meeting with a famous TV celeb and author. After a brief internal struggle, I signed ‘Best Wishes to Nancy from Tom Vernon’ on the flyleaf with a flourish, and have often wondered if she enjoyed the book, and ever noticed that the name on the cover did not tally with the one written inside.
Under the table Another nostalgic blast from the past on the French property front was when I saw that a recent court ruling has upheld the right of buyers not to honour an unofficial ‘payment under the table’ deal with vendors. This ancient arrangement to save on taxes and fees is, of course, illegal. Broadly, what happens is that the buyer and seller declare a lower price than they have secretly agreed on, and then money changes hands
before, after or even during the ceremony of the acte finale in the notaire’s office. This would happen at the moment of final signing, when the two parties would excuse themselves for a comfort break. The point of getting up to this risky business was that the buyer would pay less fees and taxes to the state, while the seller would pay less tax. The case that showed the practice of dessous la table still goes on today involved a couple who had agreed to pay a lump sum to the vendor after the sale had gone through. It was to be disguised as a payment for extra works to be carried out on the house by the vendor before the sale, but was nonetheless an obvious case of under-the-tableness. It all came to light because the buyers welched on the deal, and this took me right back to a dusty office in the square of a small town in Normandy a quarter of a century ago. We were sitting with the elderly notaire around a huge and hugely ornate table that must have been worth not much less than the tiny cottage we were buying. As I almost drooled with lust and desire to get my hands on the enormous old key to The Little Jewel, the notaire left off his lengthy monologue of reading aloud every clause and codicil of the 20-page document, looked at me over his half-rim glasses and asked a question. Thinking I had misinterpreted what he’d said, I asked for a repeat. Sure enough, he was asking me if there was anything under the table. Bemused, but thinking he was too old and stiff to look for some missing document, I got on my hands and knees, had a good rummage about, then resurfaced to report I had found only our and the table’s legs. See you next time. ■
For more information on George’s travels and books visit www.george-east-france.com
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Time to stop living at work and start working at living! For most people, moving to France is about improving the quality of life, to stop living to the clock, reducing worries and stresses. However moving to a foreign country can add them, with the language barrier and different systems for tax, succession rules and healthcare. Kentingtons is here to offer you expert, qualiďŹ ed guidance, in your language, making your move easy and stress free, allowing you to get on and enjoy life.
www.kentingtons.com info@kentingtons.com
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September 2015 French Property News 25
FPN LOCATION
See Leggett Immobilier at
the
Address to impress
Having fallen in love with the City of Light as a schoolgirl, Joanna Leggett revisits her favourite districts of Paris and shops around for some exquisite apartments for sale
A
udrey Hepburn once said: “Paris is always a good idea”, and who can forget their first sight of the city? Like many other Brits, my first visit was organised by my school. Back then, we left on the Golden Arrow from Victoria station and the journey included a somewhat choppy Channel crossing, followed by the excitement of boarding our first French train. Arriving at the Gare du Nord we came outside and I was immediately overcome by the romance of Paris, for there it was, all spread out right in front of us. Newly teenagers, we immediately felt sophisticated and part of a wider and more cosmopolitan world (albeit in school blazers). The Métro, with its curved wrought-iron Art Nouveau signs; the cafés, their tables spilling out onto pavements with whiteaproned, well-heeled waiters busily serving with supercilious hauteur; ahead, the wide boulevards bordered with plane trees and beautiful buildings urged us onwards. We woke the next morning, in some obscure little pension, to the smell of coffee and croissants wafting upwards, listening to
French rattled off at what seemed to be 60 miles an hour, so different to the French that Madame had been endeavouring to instil into her often unwilling pupils’ ears. This was just the beginning of my love affair with Paris, and years later it’s still ongoing.
All its finery To a teenager, Paris was imbued with romance; we longed to walk beside the Seine or to cruise along on one of the bâteaux mouches gazing at the moonlight reflected on the river – preferably with some enamoured swain. Back to reality. On that school trip we visited many a monument and many a church, but the feeling of romance and glamour remains each time I arrive in this wonderful City of Light. To me, Paris is a city of manageable size – it is easily navigated – and it brings joy which never fades. The Métro, with so many quaintly named stations, provides easy access throughout the city, although I do think that walking the wide boulevards is the most wonderful way to fall under its spell. Best of all, Paris is a Mecca for the arts – the wonderful museums,
26 French Property News September 2015
galleries and architecture, along with the fashion houses, all combine to create the magic. I have spent days wandering the galleries of the Louvre, the oldest and largest of all, not to mention the most visited in Paris. The Pompidou Centre has its extrovert architecture contained within Lego-like walls (or is it Meccano?). The Musée de l’Orangerie is full of Impressionist works, most notably Monet’s water lilies contained in two circular rooms – built to the artist’s specifications. My favourite, though, has to be the Musée d’Orsay, full of Impressionist paintings in what was once a railway station. Then there are the joys of the streets: wander under the archways of Rue St-Honoré to gaze at the fashion. Close by is the Art Nouveau marvel which contains the wonders of Galeries Lafayette, and Dior and many other designers have boutiques in this area.
City makeover Thanks to Haussmann, much of central Paris was redefined and redesigned in the 18th century – the Champs-Élysées dissects the city from the Louvre and the Jardin des Tuileries, up past the Arc de Triomphe and onwards to cross the Seine. With their love of order and comme il faut, Parisian arrondissements are laid out in a spiral. Further divisions are made by the Seine with the Left Bank and Right Bank – in fact the southern and northern parts of the city. Traditionally, the Rive Gauche is deemed more artistic and bohemian while the Rive Droite is considered to be more bourgeois and sophisticated. Here, Chanel-clad artistocrats walk pampered pooches along the boulevards of the 16th arrondissement; people who relocate here soon find appearance is of key importance
We woke the next morning, in some obscure little pension, to the smell of coffee and croissants wafting upwards
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Bijou beauty Perfect for: weekenders This bijou offering is situated in the 11th arrondissement. Close to the Gare du Nord (think easy weekend trips via Eurostar) the 11th has a multicultural, artistic vibe. It is a mainly residential neighbourhood towards the north-west of the city, where a sunny one-bedroom apartment in a classical early 20th-century building is for sale for €359,000. Located off the main boulevard, overlooking a public garden, this apartment is on the fourth floor and offers a living room with open-plan kitchen, separate bedroom and large bathroom, excellent storage and even a cellar.
Bags of style Perfect for: shopaholics The sought-after 16th arrondissement runs west from the ChampsÉlysées across to the huge park of Bois de Boulogne. This is an elegant area of Paris which, in addition to quiet and charming neighbourhoods, offers upscale shopping, trendy cafés and restaurants. Here is one option for a pied-à-terre in the city. Elegant and charming, this ground-floor two-bedroom apartment close to the Bois de Boulogne offers a spacious living room with high ceilings, parquet floor and marble fireplace, and a well-equipped kitchen. Close to the shops and brasseries, there is the added bonus of a concierge and easy residential parking. It is on the market for €527,000.
to the Parisians and a sense of style or sophistication can often be one of the keys to success. As with any capital city, property costs are naturally higher than in the country. However, when compared to inner-city London (and with highly favourable exchange rates), buying in Paris can be a very attractive proposition. Properties range from a tiny pied-à-terre to the ultimate dream apartment. With the joys of Eurostar, Paris is so convenient to get to if you are thinking of buying property in the French capital. Just over a two-hour commute from St-Pancras to Gare du Nord, it’s one of the most quickly and easily accessed parts of France for a second home. While that first school trip was many years ago, I still get excited by the magic of Paris each time I visit. To my mind, Thomas Jefferson summed it up perfectly: “a walk about Paris will provide lessons in history, beauty and in the point of life”. ■ Joanna Leggett is marketing director at Leggett Immobilier Tel: 08700 11 51 51 leggettfrance.com
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Style and substance Perfect for: urban families Again in the 16th arrondissement, one of the most desirable locations in Paris, there is a beautiful threebedroom property currently for sale at €1,785,000, offering all the features one might expect of a genuine character apartment. Elegantly renovated, this Haussmannian-style apartment offers three bedrooms and three bathrooms. The rooms boast high ceilings, fireplaces and beautiful mouldings, and the apartment is situated on the first floor of a well-maintained building just one block from the magnificent Avenue Henri-Martin. With two master suites as well as the potential to create a fourth bedroom, this home offers masses of storage space and a new designer kitchen. The interior design blends the best of modern-day living with fabulous traditional design features.
September 2015 French Property News 27
FPN LOCATION Fashion conscious Perfect for: investors This renovated apartment in a Haussmannian-style building in the popular 9th arrondissement is on the market for €780,000. The original features have been maintained with coffered ceilings, oak floors, picture-perfect wrought-iron balconies and a working fireplace. Filled with light, this home has large bay windows overlooking a courtyard, a generously sized living room, two spacious bedrooms and fullyequipped kitchen as well as a cellar in the basement. Situated in fashionable Montmartre, it provides potential for a good long-term rental income or as a weekly let in holiday seasons.
Glitter and gold
Perfect for: the haut monde I’ve always been fascinated by the old buildings – hôtels particuliers – with their enormous doors opening into private courtyards. As you walk past you wonder what history they’ve witnessed and who might have lived there. One such building, where once the Marquis de la Fayette received the great and the good, provides the setting for an exquisite apartment, perfect for entertaining. Built in 1728, in the Faubourg St Honoré, it is literally just a stone’s throw from the British and American embassies and the Presidential Élysée Palace, within walking distance of all the
best Paris has to offer. Seven bay windows overlook the street as well as the sunny courtyard. The main reception room has retained its gilded ceilings, oak flooring and a handsome Louis XV fireplace. In addition to the three bedrooms, there is a spacious dining room and library, separate kitchen and everything you could wish for in this the address of all addresses – there’s even private parking in the courtyard. For sale at €2,390,000, I think it offers exceptional value for money – especially when compared to addresses of similar prestige in London or New York.
As with any capital city, property costs are naturally higher than in the country. However, when compared to inner-city London, and with highly favourable exchange rates, buying in Paris can be a very attractive proposition 28 French Property News September 2015
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Under the direction of Jane and Charles Smallwood F.R.I.C.S.
S 6 U 2 E D SE TAN S AT
THE FINEST AND WIDEST SELECTION OF PROPERTIES IN THE TARN, TARN ET GARONNE, LOT AND AVEYRON All £ prices are based on an exchange rate of 1.38€ to £1 (subject to daily variation).
Tarn et Garonne. Restored traditional stone house. Idyllic 2 acre setting. Edge St. Antonin Noble Val with many excellent facilities. Main living room, spacious dining kitchen, salon, 3 bedrooms, 2 bathrooms, garage.
Tarn et Garonne. Walk into traditional market town. Relax in private garden. Fully restored spacious stone house. Main living room, open plan dining room/ fitted kitchen, 4 bedrooms. Many original features. Large garage.
Tarn et Garonne. Glorious views. Handsome country farmhouse. Charming and spacious 4 bedroom, 2 bathroom accommodation. Swimming pool. Landscaped gardens. Large re-roofed detached barn with much potential.
Reduced price: 169.000€ (£122,500)
ONLY: 159.000€ (£115,000)
Price: 299.500€ (£214,000)
Ref: 5353
Ref: 5387
Ref: 5413
Lot. Fully restored traditional house with private gardens and large swimming pool. Charming living room/dining room, spacious fitted kitchen, 2 bedrooms, 2 bathrooms. Separate guest suite all restored. An absolute gem.
Tarn. Handsome completely restored. Much space and character. 3 main rooms, fitted dining/kitchen, 3 bedrooms, 3 bathrooms, central heating. Large swimming pool. 1 acre grounds. Lovely views. Separate barn.
Tarn et Garonne. You’ll never find so many attractions including 5 bedroom/2 bathroom country house. 5 acre setting. Fabulous views. 2 separate gite apartments. Garaging. Swimming Pool. Full size tennis court.
Price: 225.000€ (£163,000)
Price: 385.000€ (£275,000)
Price: 380.000€ (£275.000)
Ref: 5412
Ref: 5408
Ref: 5370
Tarn et Garonne. Classic house of outstanding character. Magnificent main living room, superb dining/kitchen. Lovely bedrooms with ensuites. Full heating. Garden house with 2 beds and shower room. Landscaped gardens. Work/Games Room.
Tarn et Garonne. Outstandingly handsome superbly restored main house with ultimate comfort plus fully self contained 2 bedroom family/guest apartment. Large swimming pool. 5 acre grounds and beautiful country views to the south.
Tarn. Handsome Chateau in 7 acre park – S.W. France near Toulouse. Together with extensive outbuildings with planning permission to convert to spacious apartments. Also option to buy large lake and land.
Price: 450.000€ (£326,000)
Price: 495.000€ (£359,000)
Ref: 5325
Price: Now only 495.000€ (£359,000) Ref: 3906
Tarn et Garonne. Glorious 16 acre country setting with superb views. Beautifully restored impressive main house of charm and character, central heating and double glazing. 2nd restored guest house. Large heated swimming pool. Price reduced.
Tarn. Superbly restored spacious main house of much character. Fully restored 3 bedroom and 2 bedroom self contained guest/letting houses. Superb heated swimming pool. Acre grounds. Magnificent views.
Tarn. See a film of this outstanding property on our website. Wonderful setting, superbly restored 5 bedroom/3 bathroom country house. Splendid main rooms. Separate self contained 2 bedroom guest apartment. Large swimming pool.
Price: only 595.000€ (£431,000)
Price: 650.000€ (£471,000)
Price: 695.000€ (£503,600)
Ref: 5156
Ref: 4968
Ref: 5407
AGENCE L’UNION – JANE & CHARLES SMALLWOOD F.R.I.C.S. Place de la Halle, 82140 St Antonin Noble Val, Tarn et Garonne
0033 (0)563 306024 | info@agencelunion.com | www.agencelunion.com
Ref: 5409
e l s e t a e t h
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FPN EXPERT ADVICE
Life sitting down doesn’t have to mean life staying put. If you or someone you know is a wheelchair user, Rachel Johnston has some insight and inspiration for life in l’Hexagone
B
uying a property in France can be a minefield for even the most physically able, so if you’re a wheelchair user you may justifiably feel overwhelmed. However, disability can often be a surprising aid in narrowing down your options and making your househunt really focused. And, with the power of modern technology and the 2007 ruling by the European Court of Justice that disability benefits are exportable within the EU, there’s not as much standing between you and your French property dream as you might think. If you’re based in the UK, France is of course a straightforward destination geographically, with excellent provisions for disabled travellers on crossChannel ferries, Eurostar and the whole of France’s rail network. Those who rely on an adapted car at home may choose to travel by ferry or Le Shuttle in order to have it with them in France. There is also the option to hire an adapted vehicle when you arrive, via a new online platform (wheeliz.com/fr) launched by French entrepreneur and wheelchair-user Charlotte de Vilmorin. This service allows car owners to list their vehicle for hire with a suggested price of €50-70 per day, approximately a third of the cost of hiring one through conventional rental companies and altogether simpler.
set up for your needs, so before starting the househunt, make a list of non-negotiable criteria. Taking travel into consideration, where in France would you like to be? What about the immediate surroundings and access to amenities? And what features must the property have, or have the space and potential to include? Ground-floor bedrooms, a wheel-in wet room, ramps or a lift, or plenty of level outdoor space? A certain stigma still exists about the appearance of wheelchair-accessible properties, with many believing their choices are limited to modern or ‘institutionalised’ bungalows, devoid of character and feeling more like hospices than homes. Of course, the original, rustic features of an old property that many of us fall in love with – narrow doorways and passageways, uneven stone floors or spiral staircases – are impractical for wheelchairs, but there are in fact hundreds of houses on the market that offer clever adaptations without compromising on authentic French charm. Whether you want a farmhouse in Charente, a barn conversion in Lot or a villa in Provence, it’s all possible in France, with no marked difference in price compared with nonaccessible properties. For snowsport fans, purchasing an accessible chalet apartment in the Alps is equally viable. Careful research is necessary to ensure not only your property, but also the resort, caters for disabled skiers, but any French resort with the
The original features of an old property can be impractical for wheelchairs, but there are hundreds of houses that offer clever adaptations without compromising on authentic French charm
Wheels in motion Once you’re in France you will want to be able to head straight to a property that is perfectly
30 French Property News September 2015
Above: This attractive farmhouse near Londigny in Charente has sliding doors and step-free access from conservatory to terrace and two large bedrooms on the ground floor; €316,720, leggettfrance.com
label adapté should offer a certain level of handiski, encompassing the use of sitskis, uniskis and dualskis. Wheelchair users should also look for relatively flat resorts with clear, wide streets, and beware of steep driveways to chalets. Although there is still a great disparity between resorts in terms of disabled facilities, newer ones are required by law to build a certain percentage of adapted accommodation and some, for example Les Arcs 1950, offer chairlifts that run right into the village centre. If you have a large family you may not wish to restrict your search to single-storey homes, instead focusing on those with an accessible ground-floor bedroom and bathroom for your use, with further accommodation upstairs. Lifts can be costly and complicated to install but are an option for larger houses, to allow maximum useability of the whole property. Ramps – set at the correct gradient – are the best option for short or shallow staircases or to navigate split-level floors. If live-in help is required, a large number of properties have a separate maison d’amis which would provide both you and a carer with privacy as well as proximity to each other.
A wheely good life If you’re not quite ready to commit to a purchase, why not try a holiday in a wheelchair-friendly gîte or chambres d’hôtes? It can be a great way to test out facilities and find out what does – and doesn’t – work for you. In a chambres d’hôtes you would also have the opportunity to talk to the owner about the
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The greatest selling point of this Provençal villa near Nice is arguably its vast, flat, tiled terrace with views of the mountains, but the property is also wheelchairaccessible inside, €499,000 (my-french-house.com)
Our top 10 features for an accessible property 1 Wide-access doors, minimum 90cm 2 Step-free access or carefully graded ramps throughout
3 Wet rooms as standard (including shower chair), or a lowered bath with seat or platform for entry and exit
4 Large bedrooms for maximum manoeuvrability, especially if a hoist is required between bed and chair
5 Grab rails in bedrooms and bathrooms 6 Moveable furniture where possible 7 Lowered kitchen worktops, basins, cupboards, mirrors and light switches
8 Power sockets at chair level 9 Plenty of parking and flat outdoor space, with paved garden paths
Résidence Kalinda in Tignes is equipped with a lift and large bathrooms and is situated right on the slopes, and the resort itself caters for disabled skiers; one- to two-bedroom apartments from €216,667 (mgmfrenchproperties.com)
10 A hoist or height-altered surround for a swimming pool adaptations they made and pick up useful tips for your own property. Look out for the keywords logement adapté (adapted accommodation) or accessible aux handicapés (disabled access) when searching for accommodation, but be sure to speak to the owner on the phone before booking in order to guarantee suitability. Every individual’s needs are slightly different and photographs do not always give the clearest impression of the space and facilities. Perhaps you aren’t a wheelchair user yourself but have a friend or family member who is, or wish to set up a business to cater for such guests. As there is such a proliferation of gîte businesses in France, offering accessible facilities can be a great way of carving a niche for yourself and, if set up and run correctly, could lead to valuable repeat custom. Look out for properties with readymade accessible gîtes, or outbuildings suitable for the purpose if you don’t mind doing some renovation work, and don’t overlook the details: well-considered worktop and cupboard heights, power socket levels and grab rails will make the difference between a reasonable residence and an excellent one. Finally, the French website J’accède (jaccede. com) is an invaluable online directory for disabled travellers, listing accessible venues across France from cafés and restaurants to hotels and shops. Many départements take out initiatives each year to make more venues accessible and this site is your best resource for up-to-date information to make your holidays – or indeed your retirement – that bit easier. Above all, enjoy your househunt, have a look at these varied examples on the market and take inspiration overleaf from three individuals who have embarked on, and triumphed with, accessible projects in France – both renovation and new-build.
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This barn conversion in Lot offers graded access, an en-suite bedroom with disability shower and an open-plan kitchen and living area fully adapted for wheelchair users, with sockets at chair level, €249,995 (allez-francais.com)
If you’re looking to cater for wheelchair users, this Charentaise farmhouse has a complex of three gîtes, one of which is accessible, €349,800 (charente-immobilier.com)
Built in 2000 for a wheelchair user and his family, this property in Aveyron has a ground-floor bedroom and open wet room, with remote control-operated fittings for complete independence. Upstairs is a separate apartment if live-in help is required, €315,000 (selectionhabitat.com)
September 2015 French Property News 31
M
ike Mackenzie became paralysed from the chest down in 1993 and relies on a wheelchair to get around. He decided to set up a home in Var, Provence, which would suit both him and other wheelchair users for holidays. Mike bought a renovation project near Brignoles after falling in love with its peaceful, secluded setting. “Prior to my accident I had bought houses that needed a lot of ‘doing up’, but as my mind hadn’t yet caught up with my body, buying a ruin in France didn’t initially strike me as mad!” he explains. “That was my first mistake, but taught me that sitting on a building site with a glass of pastis in hand while chivvying others was a pleasurable pastime. “As planning regulations were beyond my knowledge I decided to restore rather than rebuild. The house had no roof, windows or electricity and almost no plumbing. One of the main bedroom walls fell down when leaned on, which actually made little difference as there were no doors in the remaining frames. I should probably have bulldozed what was there and started again from scratch using the same footprint, thus avoiding the need for detailed planning permission. Instead, I employed the son of a friend and persuaded my own sons that they would enjoy a sunny holiday or two. They didn’t quite grasp that the holiday would involve constructing a roof.” After many adventures, the property was habitable and Mike could focus on the accessibility aspects he required. “A wheel-in wet room was installed complete with accessible WC, and all sockets throughout the house were set in a usable position. We built a ramp from the parking area to the front door and between the bedroom and wet room, and there were wide French windows leading from bedroom to terrace. Furniture was bought easily and inexpensively from a local dépôt-vente, life became civilised and the house was a joy!”
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Re stu Cas no dy e va 1: tio n
FPN EXPERT ADVICE
W
endy Carnell, also a wheelchair user, and husband Jes were prompted to look for a place of their own in France after numerous bad experiences of so-called ‘accessible’ properties that turned out not to be. Their aim was to have a property for themselves plus an additional gîte for rental to help cover running costs. Their two stone longères in Côtes-d’Armor, near Brittany’s rugged coast, were barely habitable when they bought them 17 years ago. After making the ground floor level in the main house and installing a downstairs bedroom with en-suite wet room, Wendy and Jes turned their attention to making the accompanying barn fully wheelchair friendly. “The gîte demanded our attention sooner than we would have liked as what was left of the roof had deteriorated,” explains Wendy. “We realised it was too big a job to do on our own and borrowed the money to pay a builder to do the heavy rebuilding. “As we were both novices in French language, the builder needed to have some understanding of English and, as it happened, the man we enlisted was English himself but long-established in France, and was able to help us
32 French Property News September 2015
with the planning application. “Having an English-speaking builder was invaluable as we were able to impose the importance of getting floor levels, door widths and ramp gradients correct. Sourcing wide internal doors was not as easy as expected and I had to be very assertive in insisting they were no less than 90cm wide. We also insisted on the downstairs wet room being a good size to allow for easy turning and room for equipment and assistance if required. “Having said that, our adaptations are discreet and done in such a way that the facilities can be used easily by both disabled and able-bodied guests. Installing the swimming pool was an expensive task as we invested in a portable aquatic hoist, but it serves most needs, and access to the pool is ramped as are all the paths around the garden. Our visitors’ book has given us positive feedback in every circumstance and many of our disabled guests have said that the facilities work better for them than those they have at home.” Due to changing circumstances Kerguistou Bian is now for sale property-for-sale-in-brittany.co.uk
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September 2015 French Property News 33
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FPN EXPERT ADVICE
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lthough there are thousands of existing properties in France that lend themselves to a wheelchair-accessible renovation, a new-build is arguably an even more successful way of guaranteeing that your particular needs are met. If you have complications to your disability, or simply have an image in your mind of what you want or need but have found no property to match it in your desired area, starting from scratch can be an attractive and surprisingly cost-effective proposition. Rob Dixon of Villas in Languedoc has recently completed the build of a villa in Pépieux, Aude, designed for Noel, a wheelchair user, and his able-bodied wife. Noel’s decision to embark on a new-build in Languedoc was hastened by the fact that only two wheelchair-accessible properties were regionally available for rent at that point, and he would also have the advantage of personally selecting every last fixture and fitting. The first task for Rob and Noel was to hone down their search for a suitable plot of land. The plot itself needed to be flat, of course, but level access to the village was also a must-have; Noel wanted to be able to wheel along the road to
34 French Property News September 2015
the boulangerie, as is many people’s dream when owning a property in France. Proximity to amenities would also increase future saleability. With a plot earmarked on the edge of Pépieux, the villa build began in October last year and took eight months to complete. The villa is spacious with three bedrooms, two bathrooms, an open-plan kitchen and living space and a total habitable area of 160m2. Excellent insulation keeps it both cool in summer and warm in winter and the singlestorey layout – on the flat plot – removes the need for ramps or a lift. Rob and Noel discussed numerous accessibility features for the villa but their primary concern was that they should be ‘invisible adaptations’, discreet enough to go unnoticed by other guests. The most selfexplanatory provisions include wide corridors, wider-than-average door frames (measuring a minimum of 93cm) and kitchen worktops at a useable height for Noel – but none of these are obvious to the unwitting eye. Perhaps the most ingenious adaptations are in the master bathroom, where Rob installed various subtle aids while incorporating them
into the overall design. The large shower has a built-in disability chair which neatly folds away so as not to obstruct others and there is a bath too, whose surrounding platform matches Noel’s wheelchair height and allows straightforward manoeuvrability in and out. In the corner beside the WC is a box or cupboard-like structure, tiled to match the walls but which provides Noel with leverage from seat to seat, and the lowered basin – unlike most – has an empty space beneath it so a wheelchair can be appropriately positioned in front of it. One of the most substantial parts of the project was levelling the land to install a raised swimming pool, level with the doors of the house, which enables safe and easy access in a wheelchair without the use of a hoist. Noel has also purchased the neighbouring plot of land and a second villa build is planned for October, to be ready by the end of next summer. This not only allows Noel to control his neighbours but could also provide useful income as a gîte, and is likely to prove popular with disabled holidaymakers given the area’s lack of appropriate properties. ■ languedoc.co.uk
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Cabinets Immobiliers - Real Estate - Golfe de St Tropez & Var
SAINT CLAIR LE LAVANDOU
LE LAVANDOU
Charming villa consisting of a living room, fitted kitchen, 5 bedrooms and 3 bathrooms. Garden with heated swimming pool and terraces. Close to St Clair beach.
Sea view town centre villa with large living room, fitted kitchen, 2 bedrooms and guest appt. Pretty garden with swimming pool terrace and garage.
Ref 1992 Price 1 042 000 €
Ref 2003 Price 995 000 €
LE LAVANDOU
BORMES LES MIMOSAS
Apartment town centre with sea view comprising of a sunny living room, fitted kitchen, 2 bedrooms and bathroom. Large terrace of 32 m², cellar and garage. Close to the shops and super beaches.
Apartment of 55m² comprising of a sunny living room, fitted kitchen and a sea view terrace. 2 bedrooms, 2 showers rooms and private parking. Shops and beaches nearby and swimming pool in the residence.
Ref 2061 Price 525 000 €
Ref 2113 Price 315 000 €
Le Lavandou Office 0033 4 94 15 22 77 canat.warton-lavandou@wanadoo.fr www.canatwarton.com
Our selection of Handpicked properties Call us on +33 (0)8 05 69 23 23 Freephone from UK: 0800 270 0101 or visit www.beauxvillages.com
IMMOBILIER
Deceptively spacious, Charente
Perfectly presented, Gironde
Space and light, Vienne
Be converted! Charente
Pretty 4 bedroom, 3 reception room property. Situated in the centre of a village with a private garden. Potential to extend living accommodation.
An immaculate contemporary house with 4 bedrooms, set in a hamlet with views over the vines, yet only 5 mins from town. Bergerac airport is only 30 minutes away and Bordeaux, an hour and a half.
Stone built home with a wealth of character. Also gite, outbuildings, including a detached and well maintained barn, paddocks and great views. Well located for transport links at Poitiers, Angouleme and Limoges.
Quality barn renovation, 3 large bedrooms, situated in a hamlet. Large enclosed garden and outside eating areas, with pool. Near one of the prettiest villages in the North Charente.
Ref: 9847
Ref: 9554
Ref: 12450
Ref: 12556
€115 000
€367 500
€275 600
€212 000
Paradise! Dordogne
High standard, Lot et Garonne
Away from it all, Dordogne
Character property, Charente Maritime
Stunning 5-bedroom property situated in private grounds plus 1 bedroom detached house. Beautifully presented with potential as spa/yoga retreat. 6 hectares in total. Heated 12 x 6m pool.
Tastefully restored collection of 3 separate properties, all set within private gardens with pool and spa with income potential. 1 hour from Bergerac airport and 75 mins from Toulouse.
Stone built cottage with 2 bedrooms, double glazing, shaded terrace and enclosed garden. A short drive to the village for essential daily amenities. Perfect lock up and leave.
Imposing Maison de Maitre, in good order, with impressive courtyard and 4 spacious bedrooms. Interior original features including stone fireplaces. Several outbuildings, including stable.
Ref: 12422
Ref: 9508
Ref: 12382
Ref: 11839
€895 000
www.completefrance.com
€943 400
€120 000
€263 940
September 2015 French Property News 35
FPN LOCATION
Grape expectations As UNESCO adds the wine-producing regions of Champagne and Burgundy to its World Heritage List, Vicky Leigh raises a toast to France’s top tipples and the areas they call home
T
he Americans have been celebrating on the fourth of July for centuries, and now the French have their own reason to do the same. At its 39th assembly in Germany on 4 July 2015, UNESCO awarded World Heritage status to two further sites in France, taking the country’s total to 41. Recognised for their ‘viticultural heritage’, parts of Champagne and Burgundy have now joined a list of more than a thousand sites across the world deemed to be “of outstanding value to humanity”. According to President François Hollande, the awards were “a mark of international recognition of the exceptional heritage of these regions and shows the diversity and energy of these lands that are the wealth of our country”. How appropriate that the celebratory drink of choice in many countries around the world can now raise a toast to itself. I wonder how many corks were popped in both Champagne and Burgundy over the course of that July weekend, not to mention how many sore heads there were afterwards. I’m sure the local recycling boxes would have told quite a story, and one which gave a whole new meaning to the expression cork high and bottle deep.
36 French Property News September 2015
We take a tour through these famous vineyards to find out more.
Lovely bubbly “Champagne! In victory one deserves it, in defeat one needs it” – Napoleon Bonaparte This certainly qualifies as a victory, so champagne was very much in order. The UNESCO decision marked the end of an eight-year-long application to obtain World Heritage status, which now covers ‘the places sparkling wine was developed using a second fermentation method in the bottle’ from the early 17th century to the 19th century. As such, UNESCO has recognised the historic hillsides, cellars and sales houses where champagne is made and sold, commenting that they are “clear testimony to the development of a very specialised artisan activity that has become an agroindustrial enterprise”. It praised the vineyards of Aÿ and Mareuil-sur-Aÿ, as well as St-Nicaise Hill, a street in Reims dotted with champagne houses, while the cellars of famous names such as Ruinart, Pommery and Veuve Clicquot were also included. The village of Hautvillers, where legend has it that the monk Dom Pérignon first invented the double fermentation technique that gives champagne its fizz (he didn’t but it’s a popular myth), also received a special mention, as did the Avenue de Champagne in Épernay. The rolling hills of the north-eastern Champagne region already contain some of the most expensive agricultural land in Europe and experts predict that inclusion on the UNESCO list could cause land prices to rise further still, not to mention boost tourism by up to 20%.
When in Reims Situated in the Marne department of Champagne-Ardenne, Reims is considered to be the unofficial capital of the champagnemaking region and is synonymous with some of the world’s most prestigious fizz, including Mumm and Taittinger. This is where the Montagne de Reims Champagne Route begins, and while a visit to the town would not be complete without sampling a coupe or two there’s a lot more to Reims than those – albeit extremely impressive – bubbles. The town played a crucial role in the final hours of World War II, for it was here that Germany officially conceded defeat in May 1945, while its cathedral has been a significant part of the history of the French monarchy. The Cathédrale Notre-Dame de Reims was used for coronation ceremonies for more than eight centuries and some 33 kings of France were crowned here, most famously Charles VII. This masterpiece of 13th-century Gothic
Property market According to Notaires de France figures, at €131,000 the average property price in the Champagne-Ardenne region is some €25,000 below the national average of €159,600. However, with an average property price of €165,000, Marne is somewhat unsurprisingly the region’s most expensive department. It is divided into five sectors and, again unsurprisingly, the three with champagne connections – Reims, Châlons-en-Champagne and Épernay – are the most expensive. Having said that, there is a considerable difference in property prices between the three sectors, which range from €135,000 in Épernay to €189,000 in Reims, with Châlons-enChampagne in the middle at €156,500.
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©Fabrice Leseigneur
©Atout France/Olivier Roux
Fizzy facts A wine can only be labelled as champagne if it is produced in the Champagne region of France Ruinart is the oldest established champagne house, exclusively producing champagne since 1729. Its cellars run for 27 miles underground
©John Hodder
©Michel Hetier
Legend has is that the champagne coupe was modelled in the shape of Marie Antoinette’s breasts, using wax moulds
This page top: Harvest time in the champagne vineyards Bottom left: The Route du Champagne passes through numerous villages and vineyards Bottom right: Picking the right moment to harvest is essential Above right: The abbey in Hautvillers
architecture, with its Chagall-designed stainedglass windows, already has its own place on the UNESCO World Heritage List, where it has company from the Palais du Tau and the Basilique St-Rémi. Reims was meticulously rebuilt after it was damaged during both World War I and II, and many of the newer buildings were designed in Art Deco style. With impressive buildings, elegant squares and Michelin-starred restaurants such as Le Foch, which has been described as one of France’s best fish restaurants, it offers the culture of a big city with the charm of a smaller town, all situated just 45 minutes from Paris by train.
Eminent Épernay
Home to some of the world’s leading champagne houses, including Moët & Some 25km to the south of Reims, Épernay is Chandon, Pol Roger and Veuve the meeting point of three Clicquot, Épernay’s Avenue de major wine-producing areas: Champagne is often said to be the Montagne de Reims, the the most expensive address in Côte des Blancs and the Marne the world – more so than the Valley. Sitting below the Champs-Élysées in Paris – due region’s vine-covered hills, it is to the millions of bottles of the perfect base for exploring bubbly that are stored in the the official Champagne Routes, The biscuit rose de Reims vast chalk cellars beneath. one of which crosses the Parc dates back to the 17th Épernay has its fair share of Naturel Régional de la century and is said to be the very first biscuit ever Michelin-starred restaurants Montagne de Reims. Covering produced. Champagne too, so if those tastings give 50,000 hectares of land around residents are fond of you an appetite for a the Montagne de Reims dipping one into a glass champagne lifestyle you won’t between the towns of Reims, of champagne have to look too far for Épernay and Châlons-enfirst-class food to enjoy with Champagne – the ‘golden your fizz. And to find out what triangle’ of champagne actually happens between vine production – this picturesque and bottle, be sure to visit the Musée des range of hills is dotted with vineyards that Anciens Métiers du Champagne. produce the eponymous sparkling wine.
On the market for €950,000, this nine-bedroom château in In the middle of a village and just 10km from Reims, this Marne has been fully renovated and is set in 1.5 hectares 18th-century property has a large garden with swimming of land (sifex.co.uk) pool and is for sale for €580,000 (patrice-besse.co.uk)
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British man Christopher Merret is said to have invented champagne after research revealed that he recorded a recipe for transforming still wines into sparkling wines in 1662
Fully renovated yet still retaining plenty of original character, this seven-bedroom ‘maison de maître’ is on the market for €280,000 (francepropertyshop.com)
September 2015 French Property News 37
FPN LOCATION Message in a bottle
For Burgundy, the UNESCO status covers the region’s 1,247 climats, a term specific to this part of France that is used to express the notion of terroir. The climats refer to the patchwork of defined vineyard plots that cover the slopes of the Côte de Nuits and the Côte de Beaune, and were recognised by UNESCO as “an outstanding example of grape cultivation and wine production developed since the High Middle Ages”. The World Heritage status also refers to the villages and town of Beaune, which play a central role in the production and commercialisation of these wines, as well as the historic centre of Dijon, which “embodies the political regulatory impetus that gave birth to the climats system”. “This inscription is a recognition of the work of generations, of the Cisterican monks, Dukes of Burgundy, men and women, all of whom have, throughout the centuries, painstakingly shaped the vineyards of Burgundy in their determined quest for excellence,” declared Aubert de Villaine, president of the Association des Climats du Vignoble de Bourgogne. Both the Côte de Nuits and Côte de Beaune vineyards can be found on the Côte-d’Or, a limestone escarpment that translates as ‘the golden hillside’ and after which the department where they are located in Burgundy is named. The Côte de Nuits in the north of the Côte-d’Or is based around the village of Nuits-St-Georges and is home to 24 Grand Cru vineyards, while the Côte de Beaune begins between Nuits-St-Georges and Beaune and extends southwards for around 25km to the River Dheune.
©Michel Joly
“The flavour of wine is like delicate poetry” – Louis Pasteur
Bountiful Beaune
architecture. The building was founded in 1443 by Nicolas It is believed that the area Rolin in a bid to relieve some of around Beaune has produced the misery caused by the wine since 300AD, so it’s Hundred Years’ War, and is the hardly surprising that it is The Kir Royale cocktail is main beneficiary of the annual often referred to as the ‘capital named after the priest Hospices de Beaune charity of Burgundy wines’. Canon Félix Kir, a hero in the French Resistance wine auction. The event, which Wine is very much at the during World War II and began in 1859 and is held each heart of life here; in fact you the mayor of Dijon from year on the third weekend of might say it’s the lifeblood of 1945 to 1968 November, has become the the town, and it runs deep world’s most famous wine – quite literally. Beneath auction and raised a record Beaune’s cobbled streets is one €8m for charity in 2014. of the largest networks of A stroll through the narrow cellars in the world; an cobbled streets or along the ramparts is a very underground town of thousands of wine casks pleasant way to explore Beaune and soak up and millions of bottles. the atmosphere, but the train touristique also The old town with its attractive halfdeparts from the square outside the Hôtel-Dieu timbered buildings is based around the and travels around the town and through the Hôtel-Dieu, a 15th-century hospital complex famous for its multicoloured roof and imposing vineyards. Meanwhile the Musée du Vin is the
Property market
Close to Beaune, this first-floor one-bedroom apartment has been fully renovated and is within striking distance of a vineyard, €85,000 (burgundy4u.eu)
38 French Property News September 2015
Prices in the Burgundy region fall considerably below France’s national average of €156,900, with the average property price coming in at just €120,000. On a par with the average property price in Dordogne, this figure also puts it in the top three cheapest regions in France, after Limousin and Auvergne. However, this does rise to €158,000 in Côte-d’Or, making it the most expensive of the region’s four departments, although this is still below the national average. Divided into three sectors, the two with wine connections – Beaune and Dijon – are the two most expensive, with average property prices of €140,000 and €181,500 respectively.
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perfect place to educate yourself about the history of wine, and for enthusiastic oenophiles keen to educate their palates the École des Vins de Bourgogne offers winetasting courses of varying lengths. Burgundy’s gastronomic credentials are, of course, well established, which means there’s no shortage of regional specialities to enjoy with the local tipple, from boeuf bourguignon and coq au vin to Charolais beef and the pungent Époisses cheese.
Dijon cuts the mustard Capital of both the Côte-d’Or department and the Burgundy region, Dijon has a rich history dating back to Roman times. Situated at the crossroads of many trade routes it became capital of the Kingdom of Burgundy in the 5th century, but the days of glory arrived in the 14th century when the Dukes of Burgundy held court there, turning it into one of the
©Alain Doire Bourgogne Tourisme
Produced in the Côte de Nuits, a 1978 Romanée-Conti broke the record for the most expensive case of wine ever sold at auction, selling for $476,280 in November 2013 The Côte de Nuits is most famous for red wines made from the pinot noir grape Chardonnay and pinot noir are the dominant grape varieties in the Côte de Beaune vineyards Terroir is the set of environmental factors that affect a crop’s qualities when it is grown in a specific habitat, and is the basis for the French wine Appellation d’Origine Contrôlée (AOC) system Saint Vincent is the patron saint of winemakers and a festival is held each year in Burgundy on 22 January, the saint’s official feast day, in his honour
Facing page top: Châteauneuf-en-Auxois in Côte d’Or Bottom L-R: The vineyards of Aloxe-Corton; Place de la Libération in the centre of Dijon; the Hôtel-Dieu hosts the annual Hospices de Beaune wine auction This page top right: Cycling through the vineyards Bottom right: Wine is stored in underground cellars
most important towns in medieval Europe. Examples of the city’s architectural heritage abound, with an impressive collection of elegant medieval and Renaissance buildings. The distinguished Musée des Beaux-Arts is housed in the vast Palace of the Dukes of Burgundy, while the Musée de la Vie Bourguignonne was formerly a Cistercian convent in the 17th-century. The Notre-Dame church is a stunning example of 13th-century Gothic architecture, and if you’re feeling down on your luck it’s well worth a visit. La chouette, the little owl carved into one of the pillars, is said to bring
Surrounded by the Côte de Beaune vineyards, this former chapel is on the market for €195,000 with all furniture included (leggettfrance.com)
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©Bernuy
©OT Beaune
©Alain Doire Bourgogne Tourisme
Wine wisdom
good fortune and has been adopted as the city’s emblem. Back to those wines though, and the Route des Grands Crus stretches along the foot of the Côte-d’Or escarpment from Dijon in the north to Santenay in the south, passing through the vineyards of Côte de Nuits and Côte de Beaune. And while these prestigious wines are more than enough to set Dijon apart, it does have a number of other impressive claims to fame that are worthy of attention. Not only is it the birthplace of mustard – the famous condiment originated in 1856 when Jean Naigeon substituted verjuice, the acidic juice of not-quite-ripe grapes, for vinegar in the traditional recipe – but also of crème de cassis, the Kir cocktail and none other than Gustave Eiffel. While Paris might be home to his most iconic piece of work, you’ll find another example here in Dijon, in the form of the indoor market hall Les Halles. ■
This renovated mill house near Nolay has four bedrooms and a swimming pool and is for sale for €350,000 (my-french-house.com)
September 2015 French Property News 39
FPN EXPERT ADVICE
Take the plunge
Whether you want high-end luxury or a place for the grandchildren to splash about in, Sam Bottomley runs through some of the many swimming pool options available
F
or some people moving to France a swimming pool is at the top of their wish list and investing in one becomes a major financial consideration. Generally, gardens are bigger, and with a better climate many people are tempted, but are often put off by cost and maintenance concerns. Swimming pools are actually very easy to maintain; as long as they are kept clean and the chemicals are correctly balanced they are lots of fun for the whole family and also provide a great way to keep fit. If you are considering installing a pool, make sure you do your homework as there are options for all budgets. You may want to buy a low-cost above-ground pool which you can put up at the beginning of the season and pack up and store for the winter. These are widely available and cost around €500. The next option is an aboveground permanent swimming pool with liner and wood surround, which will need some
groundwork but is relatively easy to install. These can look particularly impressive with matching decking around them and are not as expensive as fully submerged pools, nor do they need planning permission.
In-ground pools The next option is a totally integrated pool, and you can choose between a pre-formed fiberglass model which is lowered into place with a crane or one which is built from reinforced breeze blocks with a liner or tiles. To do this you need to follow strict planning guidelines before the installation can start. At this point I would urge you to do your homework thoroughly before selecting the company for your swimming pool installation. Prices vary considerably but mostly range from €25,000 to €70,000. An outside in-ground pool requires permission which is known as a déclaration préalable. If the pool is being installed inside a permanent building or with a
40 French Property News September 2015
sliding pool cover which enables you to swim inside, you will need to obtain a permis de construire. This paperwork is usually done by your architect or builder and consists of a déclaration préalable and a plan de situation which is a plan showing the situation of the proposed swimming pool in the village/town. You will also require a plan de masse which details the position of the pool on your land along with a pump house. In addition you will need a cross-section of the land, boundary to boundary and drawings for the pool house if you are having one built. Close-up photographs are needed of the land prior to the installation and a long-range photo to show the whole property. Finally, a full list of materials to be used is also required.
Safe and secure Any in-ground swimming pool must have proper security. This is a legal requirement under the 2003 loi Raffarin, which was
introduced in an attempt to reduce the number of deaths by drowning, particularly among children, in private pools. The options are a fence surrounding the swimming pool with a gate which must be closed at all times, an alarm which is disabled by a key when you enter the water, a safety cover that can withstand the weight of an adult or a pool abris, which is a shelter that looks a bit like a greenhouse. These devices must comply with the standards set by AFNOR, and failure to comply could result in a fine of up to €45,000.
Top tips If you inherit a swimming pool when you buy a house, take the time to discuss the maintenance procedure for the pool and write it down. Once you take over the property the routine will become very straightforward. If you decide to install a pool at your French property, make sure
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Case study Pool or tub? Simon Gaywood from peakplunge.com has a wealth of experience with the planning and installation of hot tubs, swim spas and luxury in-ground swimming pools in the Alps. Working in the ski resorts of Val d’Isère, Courchevel and Méribel, he finds that his bestseller is not a swimming pool at all but a seven-person hot tub which retails for around €15,000 and which can be used year-round. The swim spas he sells are very popular and are more compact than a traditional swimming pool. They benefit from a system which pumps out water at high speed for you to swim against, giving a great swimming experience without the need for much room.
you think about the amount of time you will spend in it. This will help you decide how much money to invest. Don’t rush into choosing a company to do the installation – it is costly technical work so you need to be confident in the company you choose. Visit several
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Facing page and above: Luxury in-ground swimming pools, hot tubs and swim spas are particularly popular in French Alpine areas, but there are plenty of other options available for your average back garden
The price for these systems starts from around €20,000. Simon explains that if the pool, swim spa or hot tub is above ground it doesn’t require permission or alarm/security fencing and can run on as little as 16 amps. Most people choose a chlorine or saltwater pool but, in addition, Simon offers his clients Brom, Oxygen Active, Ozone and UV which are systems designed to provide the softest water possible. These options are aimed at the luxury market. ■
examples of swimming pools the company has installed to make sure you are happy with their knowledge and end product. When working out your budget, don’t forget to take into account the landscaping and surrounding tiling or decking which will also be required.
Marguerite Buxton, who lives in Charente, decided to take advantage of the balmy summer months and invest in one of these pools as she felt it would be ideal for her and her husband, as well as for their grandchildren when they come to visit. As the pool is relatively small and not too deep it doesn’t require heating; another advantage of it being above ground is that it doesn’t have to comply with the strict safety precautions of a submerged pool. Marguerite initially contacted her local mairie (town hall) to see if she needed permission but due to the nature of the pool she didn’t need any. Having carried out extensive research on the internet, she found most companies were selling identical pools with little variation on the price. Marguerite and her husband decided to use a number of different workmen and also did some of the work themselves. Initially, the ground was dug before a concrete base could be laid. If the pool is being partially sunk into the ground you must have a waterproof membrane between the pool and the ground, as well as a gravel layer. This type of swimming pool is available from most large DIY chains, such as Leroy Merlin, which has an extensive range on its website. The total cost of the project was around €5,500 although the construction of the pool was done by Marguerite’s husband with the help of a joiner. Turn over to see how they achieved the end result below.
Installing an above-ground pool
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4 42 French Property News September 2015
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Greenwich Taxation Services FRENCH AND UK TAX SPECIALISTS • Tax planning and advice covering France and UK simultaneously • French income and wealth tax returns • UK income tax returns • French-English bilingual • Member of the Institute of Chartered Accountants in England and Wales Contact Kehinde Dauda for a free consultation
Tel: +44(0) 20 3651 0016 Email : kdauda@greenwichtax.co.uk
www.greenwichtax.co.uk 94 Brookmill Road, London SE8 4JJ
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September 2015 French Property News 43
FPN LOCATION Caen
Flers Domfront Mayenne
Laval
Chateau-Gontier Angers Saumur MontreuilBellay Thouars Parthenay Marans
Niort
La Rochelle
B
icycle tourism is booming in France – and it’s not just thanks to the annual extravaganza that is the Tour de France. The French government estimates that when it comes to tourism, cycling is a €1.9bn industry, attracting more visitors to the French regions each year than the ski industry. And the country is investing heavily to further develop the sector: some 15,000 bike lanes are either under construction or earmarked for development. That all makes properties near established bike routes an attractive proposition – not just for homeowners with a love of the great outdoors, but also for investors looking for a property for a gîte or B&B business. What better place to set up than near a route with a steady stream of guests pedalling by your door? I recently rode La Vélo Francette, France’s newest long-distance cycle route, which links La Rochelle on the picturesque Atlantic Coast to the ferry port in Ouistreham in Normandy. The route passes through six different departments, each with something unique and interesting to offer cycle tourists – and property investors. Here’s an overview.
44 French Property News September 2015
Wheels and deals
La Vélo Francette is France’s newest long-distance cycle route – Lynette Eyb gets on her bike to discover the villages and properties along the way
Charente-Maritime La Vélo Francette starts in La Rochelle, where it joins with La Vélodyssée, the 1,200km route that roughly follows the Atlantic Coast. La Rochelle has a rich cycling pedigree, having pioneered the world’s first public bike share programme in the 1970s (long before Paris and London caught on). It’s still popular with cyclists, who use it as an access point for the lovely Île de Ré. What the agents say “Benon and Courçon, communes around half an hour from La Rochelle and close to the border with the Charente department, are good value for money,” says Romain Lenne of Sextant Properties. “You can expect to buy a threebedroom Charentaise house with a good-sized garden for between €179,000 and €235,000. “For something a bit larger that can be converted into a chambres d’hôtes, look to budget between €250,000 and €340,000. For a gîte-based property you’re looking at between €450,000 and €800,000, depending
La Rochelle has a rich cycling pedigree, having pioneered the world’s first public bike-share programme in the 1970s long before Paris and London caught on
on the size, number of gîtes and their quality.”
On the market This 18th-century stone house in Courçon is ripe for conversion into a holiday let business and is for sale for €189,000. There are four bedrooms and attic space, plus several barns and outbuildings, including an old wine warehouse. In total, the land amounts to 4,851m² and comes with a private walk, fully enclosed gardens, fruit trees, a pond and two wells.
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Maine-et-Loire
Arçais and Coulon are the key La Vélo Francette bases for exploring the delightful Marais Poitevin and its rich tapestry of marshlands and canals. The road from Coulon is a leisurely route along dedicated bike paths and into Niort. From Parthenay, La Vélo Francette utilises the excellent Le Thouet à Vélo, which heads north to Thouars and on to Saumur. Though already popular with cyclists (and tourists in general) there are enough roads and villages here to still be able to enjoy some quiet time.
La Vélo Francette runs along the ever-popular Loire à Vélo bike route between Saumur and Angers, making this area a hotspot for cyclists throughout the year. What’s not to like? The area has a very pleasant climate, and it’s generally nice and flat, making it perfect for leisure cyclists. It’s also full of established tourist attractions that are easily accessible by bike, including the famous châteaux of the Loire Valley.
What the agents say “Any of the villages around the historic fortified town of Parthenay, set on the banks of the River Thouet, offer excellent value for money,” says Romain Lenne. “It’s possible to get a property that can be converted to a B&B from just under €100,000 through to €250,000, but there are also opportunities to buy existing businesses. For a gîte property with no work to be done, expect to pay between €350,000 and €650,000 for something special.
On the market This lovely property in Brioux-sur-Boutonne, south-east of Niort, is set in four acres of parkland near the Charente River. It’s already operating as a chambres d’hôtes, and also has two gîtes. For sale for €614,250, it’s ideal for a small business keen to introduce visitors to the joys of the French countryside.
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What the agents say “Some of the most popular areas are north of Saumur towards Angers, starting in Allonnes and moving up to Longué-Jumelles,” says Mike Goldsmith of Leggett Immobilier. “You get more for your money in rural areas, especially when you’re looking at larger properties. “For example, I have a six-bedroom maison de maître with a separate gîte in the centre of Angers for €911,600. But by going south to Cernusson, you can find an eight-bedroom house with gîte and pool for €445,200. “At the other end of the market, you can buy a three-bedroom cottage in the centre of Vihiers for €116,630 – ideal as a main or holiday home.”
On the market This detached and secluded longère in Allonnes has two bedrooms and two bathrooms. There’s also a two-bedroom gîte and further outbuildings that could be converted, as well as a swimming pool, and all for €267,500.
©freewheelingfrance.com
Deux-Sèvres
Above: La Rochelle’s public bike-share programme was launched in the 1970s Below left: Exploring the Marais Poitevin by bike right: There are plenty of car-free cycling routes such as this one near Niort
Mayenne Sitting almost anonymously between Normandy and the Loire, Mayenne is something of a hidden gem. This section of La Vélo Francette along the Mayenne river, for me, is one of the highlights of the entire route. In two days, we barely saw a car, with the cycle path hugging the river from the doors of La Crêperie La Batelière in Grez-Neuville (a great place to stop) through Château-Gontier and north to Laval, Mayenne town and Ambrières-les-Vallées. En route, it passes lock after lock, each complete with its own picturesque lock keeper’s cottage. This is prime car-free cycling, and perfect for families and newer cycle tourists – it’s pancake flat and safe, providing you keep your eyes on the towpath and don’t get too distracted by the pretty surroundings. What the agents say “Good-value areas include anywhere within easy reach of Mayenne, Laval and Ernée,” Jane Thom of LBV Immo tells me. “There is a genuine lack of good chambres d’hôtes in the area. For €150,000 you could purchase a country property requiring conversion, or you could look at an impressive townhouse in the centre of Mayenne for around €350,000. “For that rare find, an up-and-running chambres d’hôtes that’s also for sale, you’ll need a minimum budget of €200,000. A property with a gîte to renovate could be snapped up
September 2015 French Property News 45
FPN LOCATION
Left: Domfront is at the heart of cycle tourism in Orne Right: Grez-Neuville is a great place to stop for some light refreshment, particularly of the crêpe variety
for as little as €100,000, while a fully renovated country property with an established gîte in mature gardens would set you back upwards of €200,000, depending on the quality and location.”
On the market This impressive townhouse in Mayenne town is crying out to be turned into a chambresd’hôtes. It has four bedrooms, plus an attic that can be converted. Full of period features and set in more than an acre of grounds, it’s just a short pedal from the La Vélo Francette route and is for sale for €346,125.
Orne Domfront is at the heart of cycle tourism in Orne, being the crossroads of La Vélo Francette and the Paris to Mont St-Michel bike route. It’s also a historically important town: its castle was claimed by William the Conqueror in 1049 and was later ruled by his son, Henri, who went on to become King Henry I. You can still visit the ruins of the Norman castle, which offer sweeping views of the countryside and explain why the site was so strategically important in centuries past.
What the agents say “Be realistic in your expectations,” warns Corey Koch of Leggett Immobilier. “It is a buyers’ market, but owners do know the value of their homes. That said, there are still bargains to be had as some owners are facing difficult times. “Outside the larger towns in Orne there are some excellent properties at very good prices. For a house that can be converted to a chambres d’hôtes, you’re looking at upwards of €150,000, and from the €200,000 mark for properties with gîte potential.”
On the market Situated near Flers, this barn conversion has plenty of wow factor and is ideal as a main home or holiday rental within reach of the ferry ports. For sale for €215,000, it has four bedrooms and two bathrooms, and is set in just under an acre of gardens.
Calvados This is the final leg of La Vélo Francette and the gateway to the ferry port at Ouistreham. It’s also home to some of the hilliest cycling on the route (as one local cyclist told me: “It’s not called La Suisse Normande for nothing!”).
In two days, we barely saw a car, with the cycle path hugging the Mayenne river 46 French Property News September 2015
Once you reach Thury-Harcourt, you’re led all the way to Caen on one of the most spectacular pieces of cycling infrastructure you’ll ever see, complete with road barriers at village crossings and rest points for horses sharing the route. What the agents say “Prices are similar to those in Orne, though slightly higher the closer you get to the ferry port,” says Corey Koch. “South of ThuryHarcourt is a really good-value area. “In general, though, we’re still seeing a lot of second home owners buying in Calvados as the proximity to the ferry port continues to make it popular. Hotspots include areas around Clécy and Pont-d’Ouilly.”
On the market This enormous property in the heart of Pontd’Ouilly is already set up as a holiday business and is on the market for €293,000. The house overlooks the River Orne, with La Vélo Francette passing right through town. ■
Lynette Eyb is a journalist based in the Dordogne village of Montcaret. She writes for various magazines and websites including her cycling guide freewheelingfrance.com lavelofrancette.com
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House of character in a conservation village 40 minutes north west of Limoges with golf courses nearby. 100 year old property with large Ongar and terraces, and a charming `petite maison` in the garden. Large attic with potential. Woodland and lakes all around.
THE OLD VINES HOLIDAY HOME PARK DORDOGNE/LOT
Unique park set in 33 acres of unspoilt countryside, central to all tourist attractions, large spacious new plots with amazing views.
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162,000 euros
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September 2015 French Property News 47
FPN REAL LIFE
Worth the wait
As Ben Chatfield settles into his new life near St-Tropez, the trials of administration do little to dampen his delight
W
e can’t deny it. We run the risk of cliché – but the rosé has been going down rather well. We’re the second month into our adventure, with our windows swinging wildly open in the Provençal breeze, our minds open to whatever opportunity crosses our path and our feet planted firmly in the sand. On a logistical level there is only one word for the administrative tidal wave that is moving to France. A pain. Unlike going to the dentist, knowing it will be a pain does not in any way make it less of a pain. In fact,
Trials on the tarmac
Our vintage (read: old) Land Rover has been the darling of the administrative fog. The old proverbs tell you that when buying old it is generally a good idea to allow for the unknowns. In this case we should have factored in spending four weeks without a car due to France taking most of May as a long series of bank holidays and, together with the Mediterranean spirit of la semaine prochaine, you can easily swallow a month just to get your oil looked at. Dealing with garages in France is hard in
48 French Property News September 2015
having gone through it as a heady 20 year-old in 1994 has not made it easier. Credit cards and internet banking, water bills, RIBs and IBANs, scooter insurance, extreme car problems and extreme heat (both inside and outside the apartment) have all consumed our days. But then so have fine (and inexpensive) wines, delicate gratins, fresh fish, tomatoes seemingly blessed by God, clifftop hikes and skinny dips, endless laughter, late nights and early mornings. And, above all, on ne regrette rien!
the way that it is in England (if, like most of the population, you know next to nothing about how a car works) – except that you now have the added layer of complex vocabulary. My degree-level French didn’t cover camshafts and air filtration systems and, when we managed to get to the main issue of transmission fluid, I had to admit that I didn’t even know what it was in English. Thank goodness for our classic (read: old) two-seater scooter. Much like with a small toaster, there appears to be little that can go wrong. But I may regret saying that. But this is about property so let’s not get diverted by bigger pictures and the bashing of heads against walls. Our rented flat is, as you may remember from my last report, in the Marines de Cogolin, a ‘pleasure port’ two
Clockwise from top left: Ben and Victoria Chatfield; boats and houses rub shoulders in this desirable part of France; the couple with their vintage Land Rover; the bay at Pampelonne, one of St-Tropez’s crown jewels; the Marines de Cogolin where the Chatfields have their apartment; bike rides are a much-loved activity
kilometres east of St-Tropez. Next door to 1970s architectural charmer Port Grimaud (think Venice meets the Mediterranean), it’s a marina housing a few thousand boats and roughly the same number of apartments. The comings and goings of the boat owners – from a two-seater to the kind of mega yachts more akin to those you’d see in St-Tropez – lends the area a lively, animated feel. The buzz of life and the sounds of scrubbing, hosing and polishing have been strangely reassuring, making us feel a part of something, a scene or a community. Speaking of community, there is a charming local bar that serves rosé, pizzas and, somewhat strangely, beans on toast. It must be a favourite with the boat crews. With all the other basics covered here in the form of shops, we feel at once at home and appropriately apart. Making friends is more or less as we had
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imagined. Coming from the rigours of London, we have found that people are generally much friendlier in a day-to-day sense and more willing to strike up conversation from a standing start. I remember from my previous stint that the French can be described as a substantial bunch. They may take longer to crack at meaningful friendship level, but once you do they will hang around for life.
Power struggle The apartment itself has been as straightforward as one could have hoped, except for one unavoidable issue which is worth its weight in storytelling gold. Every time we turn the oven off, all the electricity on the top floor shuts down and won’t restart for half an hour – and that’s after we have gone through a trip switch combination on a 1970s fuse board that would put the Enigma machine to shame. This had tragic consequences one night. We were halfway through a gripping episode of Les Mystères de l’Amour – in which character Hélène loses her shoes – and everything shut
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Fine wines, delicate gratins, fresh fish, tomatoes seemingly blessed by God, clifftop hikes and skinny dips, endless laughter, late nights and early mornings have all consumed our days. On ne regrette rien! down when we turned off our gratin dauphinois. After numerous visits from an estate agent, a German woman – who we think just wandered into the wrong apartment – and an electrician who could have been 14 years old, we were giving up hope. Then came the final straw with the visit from the second electrician, who went by the fortunate or unfortunate name of ‘Monsieur Dragon’. In that industry, the fact that you are
linked to an animal that breathes fire creates an unease even before the visit has taken place. Monsieur Dragon lived up to his name as he managed to generate heat from his speaking style alone. The heated Mediterranean conversations resulted in his idea to turn every single thing on in the flat, including all the hobs, the grill, the oven, the microwave, the iron, the TV… and see if they trip the switch. With eyes blazing red and nose aglow, he seemed far too comfortable in the searing heat. When nothing happened, he said the problem was compliqué and left. We didn’t even find out if Hélène found her shoes. One night this week the heat at 9pm was still fierce. We set our deckchairs to ‘slouchy’ and propped a laptop up between us for a sundown screening of Jules et Jim. At the risk of sounding smug, we couldn’t help but smile as Jeanne Moreau freewheeled around with her boys and we whistled along to the tune of ‘Le Tourbillon de la Vie’. ■ Follow Ben’s blog at mediterraneanhomesickblues. wordpress.com
September 2015 French Property News 49
FPN LOCATION
Town & country
Revisiting the age-old question of whether rural or urban French life is best, Glynis Shaw decides that maybe somewhere in the middle might be the perfect solution
I
f you live in France and run a holiday let or chambres d’hôtes, do you choose a village location, surrounded by peaceful countryside, or a town location with a year-round buzz? If you go for a town setting then remember that even some towns in France can seem pretty quiet. When you’re offering accommodation, it makes sense to choose one that has a lot to draw visitors throughout the year. Suitable towns tend to be historic and picturesque, with iconic landmarks or lots of interesting architecture. They are also likely to be close to beautiful countryside and may be set on a river, beside a lake or at the seaside. In travel terms, it’s handy to be within striking distance of an airport or ferry port. Your location in town does not have to be central – and hence premium property price – but it should be within walking distance of all the main attractions. A good view of the town from the property also helps. A holiday apartment with flexibility on booking period or a chambres d’hôtes can both work well as you’re likely to attract people who want to stay for a weekend, a short break or a week or two. Most people looking for village life in France are thinking of a typical British village, with shops,
amenities and active community life. However, what is often described as a French village may be little more than a hamlet or farming community inhabited by just a few extended families. Life may be very quiet, the community hard to break into and amenities few and far between. Changing social habits and rural depopulation are causing thousands of cafés, bars and shops like boulangeries to close in small villages, necessitating a trip to town for visitors who want to shop or eat out – and we know that holidaymakers in the French countryside love to be able to walk to such offerings. So, if you seek village life, it’s often best to look for what is technically a small market town in a peaceful setting – one that has a mixed population, a choice of places to eat, a colourful market and plenty of facilities and events including the traditional village fête. Your visitors will appreciate a place like this as much as you do. They may not come in winter, but in the summer months are likely to be happy to stay put for a week, just making a couple of day trips to explore the surroundings. ■
The village still retains a really French feel. It’s one of the prettiest in the area, full of quaint cobbled streets and colourful shuttered houses
Glynis Shaw is joint MD of French Connections holiday rentals and property sales online Tel: 01580 819303 frenchconnections.co.uk
52 French Property News September 2015
Village house Mark and Sarah Carter run a twobedroom, two-bathroom holiday let in a 300-year-old house in one of the oldest parts of Caunes-Minervois in Aude. “We always call CaunesMinervois a village although it is, strictly speaking, a small medieval town close to Carcassonne and the extensive Minervois wine region at the foot of the Black Mountains. “The village still retains a really French feel. It’s one of the prettiest in the area and full of quaint cobbled streets and colourful shuttered houses. We bought our house as a holiday home seven years ago and moved to France permanently in 2012. “It was Sarah’s father who drew us to the village. He had a home here 25 years ago and was one of the first English people to live in CaunesMinervois. He spoke French
and made an effort to endear himself to the locals – and now they have adopted Sarah and have welcomed us with open arms. “These days there is a whole community of Englishspeaking people living in the village and lots of businesses built by newcomers – and that makes life easier for us. “We also really love the beauty of the place – the view of the Pyrénées covered in snow, the sense of peace and relaxation, which our visitors also enjoy. You can sit on our balcony and hear only the sound of birdsong and the abbey bells. “The 8th-century abbey is quite famous and a draw for visitors, as are the local craft workshops, from wood turning to pottery and jewellery making. “Throughout the spring to autumn months, events are held in the village including jazz concerts, classical music
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e i ven and a sculpture and marble festival. In the surrounding countryside, people go hiking and mountain biking, so there is always something going on. “The village has a number of restaurants, plus all the amenities of a bar/café, bank, shops, boulangeries and a weekly market that are too often missed in a French village these days. “Our advice would be to live in a village that has these amenities so that you can survive a couple of weeks without needing to go into a big town. “Here, we feel far from the city and even in August it doesn’t feel busy. In winter, some restaurants stay open, but there is a general feel of shutting down – and we don’t mind the contrast. “We’re now running a chambres d’hôtes as well as our holiday let, so it’s a chance to rest after a busy season.”
s, g n
c lo
lw a
The house sleeps six, from €650/ week (ID 158890)
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September 2015 French Property News 53
When the house is not booked for weekly lets, I offer bed and breakfast. It’s such a pleasure to be in contact with so many people
Town house
Carol Morris offers guests weekly rental or bed and breakfast accommodation at Les Chats, a house in the popular harbour town of Honfleur in Normandy. “I was born and brought up for the first 18 years of my life in Southampton where the port was a main feature of many people’s lives, and where water and the sea were ever present. “When I first came to France, to Paris, many years ago in order to learn French, I really missed the sea. How I longed to see an expanse of open water, even though the River Seine is impressive as it winds its way through the capital. “One day, when talking to a French person about this longing for the sea, he suggested
that I go to Honfleur, the point where the River Seine flows into the English Channel. So I took his advice – and discovered not only 16th-century Honfleur, undamaged by the bombs of the D-Day landings of World War II, but also the whole of the stunning Normandy coast. “Since then this area has been integrated into my life, culminating in the acquisition of a charming house near the centre of the town, built on a very small footprint but rising up four storeys. “Although I have no actual documents regarding the date of construction, the house must date back over 200 years to a time when ground tax was paid according to the space taken up by the structure, so people ingeniously built tall, thin
54 French Property News September 2015
houses to avoid taxes. “The St-Leonard district of Honfleur used to house the men who worked on the railway which reached out into the middle of the river to unload the cargo boats docked there. It now has a road stretching alongside the recently renovated StLeonard church, with every sort of shop one might need. “On the other side of the church is a small park with a fast-flowing waterway leading into a covered pool where the residents did their washing many years ago. And all this next to the tourist office of Honfleur. As a town, Honfleur is so alive all year round but surrounded by the past. “There are cafés and restaurants galore, lots of art and antique shops, concerts and theatre and so many places of interest to visit. The Musée Eugene Boudin celebrates the artist who heavily influenced Monet; the Satie House museum
reveals the man behind the music, while the Musée du Vieux Honfleur brings the past alive – and there is even a calvados museum. Plus, there are still a few working fishing boats as a reminder of tradition. “The town is surrounded by beautiful countryside and coast – and to top it all, a 20-minute car ride away are the crossChannel ferries at Le Havre. All this makes it ideal as a place to live and as a year-round holiday base, short break destination or weekend stopover. “It is not surprising that Honfleur is the eighth most visited town in France, coming just after St-Tropez. When the house is not booked for weekly lets, I offer bed and breakfast, and it’s such a pleasure to be in contact with so many people, so many nationalities, and, in the end, so many friends.” Les Chats sleeps 13, from €1,200/ week (ID 105304)
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Fezensac. In 2014, this region was second in The Times’ Top 10 places in the world to live, an accolade of which we are very proud. The update by INSEE, the statistical bible on such French matters, says Gers has the lowest population density of the eight departments making up the Midi-Pyrénées region. One can truly walk through the unspoilt countryside here and not see another person; indeed, there are more ducks and cows in Gers than there are people.
This prestigious country house is situated at the heart of a beautiful Gascon vineyard, its roots going back to the 15th century. Boasting a guest residence, swimming pool, parkland, barns and workshop, this property has a wonderfully understated yet grand manor house feel, €1,260,000
Welcome home
The local Gersois people are very friendly and affable. They are happy to welcome the English into the community – even more so if you make a stab at understanding the strong Gersois accent. Many a local joke and a shake of the head is poked at la météo anglaise if a cloud is spotted in the blue sky! Enjoying the local fêtes is to be relished between the months of May and September and camaraderie is part of daily life; indeed, one’s diary can be rather full during the summer. For a small respite and in chillier weather, La Légende Irelandaise in Jégun is always worth a visit: an authentic Irish bar, owned and run by an authentic Irish landlord, Michael, yet in the middle of the Gers countryside. With live music concerts (famous musicians have graced the stage), local wines, beers and Guinness on sale, it’s the perfect place to while away an evening. The locals are a sociable mix of French, English, American, Irish, Scottish, Spanish… all using varying degrees of sign language to be understood.
Raise a toast
For the wine buffs, the Gers area mainly means armagnac, but the rolling hillsides of this beautiful western corner of France are also home to many other wine and food delicacies. Treat yourself to dinner or lunch in the Michelin restaurant Le Florida in the thermal spa village of Castéra-Verduzan. One can expect to savour local wines and apéritifs such as Floc (wine fortified by armagnac severed on ice), duck foie gras and confit, cèpes (porcini mushrooms), porc noir Gascon and the worldrenowned wagyu steak which is now reared locally and fast becoming a rival to the regional
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On the outskirts of a popular village with amenities, this stone-built property to renovate comes with a ‘pigeonnier’, wine cellar and outbuildings, all set in grounds of more than two acres, €295,000
On the market for €550,000, this four-bedroom property has been fully renovated yet still has plenty of character, and benefits from a swimming pool and countryside views
beef of the blonde d’Aquitaine. Coming from Jersey, we find the local massive blondes amusing; they stand tranquilly chewing the cud restrained only by a length of wire, usually not even electrified! Worlds away from the sturdy fences needed to keep in the little Jersey cows. Two other sisters locally in business here are the Menegazzo sisters. These two Gersois ladies produce award-winning wines, armagnac and Floc. Being women in business can be tough in France, and the wine production world is highly competitive, so we raise a glass to les deux sœurs. When in the area, be sure to enjoy a wine-tasting at Le Domaine D’Embidoure and ask for a glass of their red award-winning
Close to the village of Lectoure, this three-bedroom house has already been renovated and offers the potential to generate an income in the form of a separate gîte, €330,000
Cuvée des Filles. Its soft, fruity notes wash down extremely well with the local duck and cheese, or are simply enjoyed on their own. Agriculture in Gers is largely arable, consisting of sunflowers, wheat, oilseed rape and maize. Small farms remain and there is some dairy and meat production. Duck produce remains a firm regional favourite, as does the local cheese of Roquefort. There are UK flights to Bordeaux, Pau, Toulouse and Carcassonne. From the northern ferry ports the drive down is very straightforward with good motorways. Unspoilt rural paradise in a little over eight hours – or 10 hours if one stops for a leisurely lunch. Gers is untouched by
development, with traditional values and way of life still very much the norm. The people are warm, welcoming and very hospitable; apéritif is served at 6pm, so be sure to try a chilled glass of Floc with the neighbours. It helps with the language and understanding the sometimes tricky Gascon accent! ■ Philippa Headdon is an agent at Compass Immobilier which provides a bespoke property legal service Tel: 0033 (0)5 62 28 60 48 compass-immo.com
September 2015 French Property News 57
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FPN REAL LIFE
First things first
Laura with French partner Thibaud at home in Lyon
After just one property viewing, Laura Brackenridge and her partner knew they’d found their first home together in Lyon; they then embarked on a major renovation
I
don’t know how common it is for a couple to buy the first property they ever view, but that’s just what I did together with my French partner Thibaud. While we had been thinking about buying a property in France for a while, and had been keeping an eye on listings to see what we could get with our budget, we had never actually viewed any properties. This changed one day in early 2013, as we decided it was time to get serious about our search. At the time, I had been living and working in Lyon for four years and could definitely see a future there. Both with stable jobs, and it being such a good time to buy thanks to the low mortgage rates, now was as good a moment as any. Both of us were big fans of period properties and wanted something with plenty of character. After two years in our rented attic flat we were also tiring of our low, sloping ceilings and
Velux windows, so ideally were looking for a space with high ceilings and rooms with a view. We discovered a property online which not only appeared to combine these main criteria, but was also located in our preferred area, and looked about the right size and price, so we called to arrange our first ever viewing.
The feeling you get from a property is important, as is being able to picture yourself actually living there
First impressions
As soon as we walked through the door we could see that the property had enormous potential. We were keen to find something that needed work and gave us the opportunity to put our own stamp on it, and this place certainly offered us that. While structurally sound, the estate agent accompanying us mentioned that it needed freshening up and some TLC. If he could, Thibaud would have handed over the cash there and then! I could already see his ideas for the place flowing. I was
60 French Property News September 2015
more cautious, however, and didn’t want to act on an impulse. By not viewing any other properties we might always wonder what else was out there. Sensing this, our estate agent explained that a first-time buy was always scary, and is never a decision to be taken lightly. Nevertheless, she went on to say that the feeling you get from a property is important, as is being able to picture yourself actually living there, and you should always trust your instincts. Whether you have visited one or 50 properties, that connection can be hard to come by. Perhaps she was just saying what we wanted to hear, but these words struck a chord. We could really picture ourselves here, and were certainly prepared for the renovating challenge. As the first people to view the property, there was also no telling how long it would stay on the market. Therefore, after mulling things over, we decided to at least make an offer, which we submitted on the Monday morning. By the afternoon, we got the call to say the offer had been accepted. I don’t think we realised at the time just how much work would be ahead of us!
A bit of history The apartment is part of a building which dates back to the late 19th century, at the time when the Croix Rousse area of Lyon was devoted to the silk industry. It was originally constructed to house the silk-workers, or canuts as they are known, so was designed with high ceilings to accommodate the looms. There was a real history about the property, and we wanted to retain as much of its original charm as possible. We hoped that the building had been constructed from stone, which is typical of other canut-style flats, and while the estate agent assured us there was a good chance it had been, the only way of knowing would be to knock through the old plaster to find out. So, on the day we received the keys, that’s exactly what we did. We were delighted to find the original stonework staring back at us, hidden after all these years.
One step back Originally we scheduled a six-month renovation plan – however, as work began and the actual condition of the place became apparent, this initial
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Detached stone country house
3 Bedroom stone house Ref 2913
Ref 2898
REF 2289 CONDOM (32) AN IDEAL HOLIDAY-HOME in the heart of Gascony. This delightful 1/2 bed cottage with garden is utterly charming. Situated on the edge of a beautiful & renowned historic village, it has stunning views of the countryside. Easy to maintain & offers a great French get-away for amazing value!
81 750€ FAI
Price: 99,500€ FAI
www.compass-immo.com info@compass-immo.com 00 33 (0)5 62 28 60 48 Finding your dream property is your priority, helping you to do it is ours.
REF 2397 VIC-FEZENSAC (32) This lovely Gascon stone house has been beautifully renovated with 2 large gîtes nicely separated from the house, swimming pool & outbuildings. Well established business. Land of 5 acres, comprising garden, meadow & woodland with private drive. Very peaceful location without nuisances.
Price: 567,000€ FAI
124 200€ FAI
Quiet hamlet location, 10 mins from Ruffec. Habitable space 90m2 on the ground floor, 180m2 possible. Kitchen, storeroom, bathroom, lounge 31m2 with wooden floor, 2 large bedrooms, convertible attic, attached barn 63m2 + 23m2, garden and land of 1300m2. Open views.
Lovely hamlet 1km from shop/café, 7kms from the market town of Lezay. Ready to move into, 126m2 hab, fully fitted kitchen, utility, wc, lounge 23m2 with wood burner, dining room, landing, 1 bedroom en-suite, 2 bedrooms + bathroom with wc. Gas CH. Stone barn, above ground pool, land 2373m2.
Character stone longere with gite
Stunning renovated farmhouse with pool Ref 2942
Tel: 0033 (0)2 41 40 25 10
265 500€ FAI
6 Rue du Logis Bourbon, 49590 Fontevraud l'Abbaye. Contact: Rupert Seager
66,000 € (£47,300)
Ref: 1500vm
SOUTH OF SAUMUR. Det COTTAGE to modernise in quiet elevated position. Outbuilding. ‘Troglodyte’ wine caves. 0.6 of an acre, includes 0.27 OF AN ACRE ‘SAUMUR APPELATION’ VINEYARD. Character features. Kit/Bfast. Sitting. Shower/WC. Bed. Convertible Loft. Covered terrace. VERY RARELY AVAILABLE!
175,000 € (£125,500)
Ref: 1502vm
Ref 2833
Renovated well presented stone property 217m2, hamlet, 10mins Ruffec. Large fitted kitchen/diner 41m2 feature fireplace, beams exp stone, lounge 48m2, fireplace, beams, bathroom/wc, 4 bedrooms + shower room. Gite 67m2 with kitchen, living room, shower room, 1st floor bedroom with wc. Pool, outbuildings, hangar, pretty garden 1800m2. .
319 200€ FAI Beautifully restored property 5km Sauze. 317m2 hab, entrance, lounge 35m2, fitted kitchen/ diner 36m2, flagstone floor, studio, living room 41m2 fitted corner kitchen, landing 6 bedrooms, dressing, 2 large bathrooms. Heated pool 10x4m, terrace, set in private garden, barn + driveway in 4580m2 of land.
SOUTH OF SAUMUR. Close to Montreuil-Bellay, superb det period VILLAGE HOUSE. Lovely private garden (0.35 of an acre). SWIMMING POOL. Kit/Bfast. Dining. Sitting. 3 Beds. Bath. Shower. Character features. Wood burner. Barn. Garaging. Wine ‘chai’. Wine cellar. SUIT PRINCIPAL RESIDENCE OR SECOND HOME!
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September 2015 French Property News 63
FPN EXPERT ADVICE
This converted mill near Pontivy in Morbihan, on the market for €535,000, comes with three gîtes and three hectares of landscaped gardens
Land designs Having worked as an immobilier for 25 years, Richard Edds shares some of the wisdom he
I
n the last 25 years I have met some fascinating people and visited some amazing properties – and have managed to sell a few at the same time! My first business experience in France started in 1987, a project to build and manage a leisure park on the Mediterranean coast near Perpignan. Working with a French architect and builders, arranging daily site meetings and negotiating planning permissions was a steep learning curve, which enabled me to understand and navigate the French system. In 1990, I set up my estate agency and the majority of my work involved giving advice to UK investors who were coming to France in search of campsites, gîtes and hotels of all shapes and sizes. In 2002, we were appointed the UK agency for SAFER (the French land agency responsible for all agricultural land across France). Starting with farms, we soon saw an increasing demand for vineyards from the UK and other Englishspeaking countries. The combination of consultancy and sales kept us very busy up until the economic crash in 2009, which affected the French property investment market significantly, as it did elsewhere. However, since then we are looking at a very different market, which is now slowly coming out of hibernation.
64 French Property News September 2015
Campsites
The first signs of an improvement in the market are enquiries for campsites, traditionally one of the safest ways to make a lifestyle change or take semi-retirement for people looking to escape the rat race. However, a campsite, like gîtes or a B&B, is still a business and needs to be well planned and well financed. The competition is huge, but the potential for a reasonable income with a different lifestyle is possible with a budget starting at €700,000. Be prepared to borrow a maximum of 30% of the purchase cost of the property, which should include stamp duty, legal costs and so on.
complex will offer far better value for money and often include an established clientele. But (virtually) everyone wants a project. It can be satisfying or totally stressful – in either case, the funds must be in the bank to pay for the work and to pay the bills for a few years. I am talking from personal experience, as we purchased Domaine Les Granges, a complex of 15 gîtes situated between La Rochelle and Cognac in Charente-Maritime, in 2011 with a project to develop a lifestyle/retirement village. Gîtes offer a pleasant way of life, but the return on investment is lower than with a campsite. It’s a choice of how hard you want – or need – to work. There is no specific budget for gîtes, as there are examples of all sizes in all areas of France, but I strongly recommend you don’t borrow from a bank to buy or create gîtes.
More and more vineyards are becoming profitable; the wine lakes have disappeared and there is a shortage of good mid-range wines
Gîtes
Gîtes are self-catering, independent apartments or more commonly cottages and houses. Without doubt there are already too many gîtes in France and I am always surprised to see people still buying a house with a barn or two or three to convert. From a purely financial view, an existing
Vineyards
In the 1990s many British farmers ventured abroad to buy cheaper land and collect the same EU subsidies as in the UK. Today, we
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Résidences La Différence, a new eco-friendly retirement complex with pool, restaurant and fishing lake
Richard has worked on plans for the Country Club at Domaine du Château de Lavagnac near Montpellier
This exceptional wine estate covers 114 hectares and comes with a winery, chapel and nine-bedroom château, on the market for €13m This home, for sale for €1,890,000, is set within 20 hectares of vines, olive groves and truffle oaks in Provence
This campsite, on the market for €890,000, boasts 86 pitches, a pool, mini golf and a four-bedroom home
has gleaned about buying and developing land and leisure complexes in France often see young farmers coming to France assisted by the government, but this is not a process for the faint-hearted. Vineyards are the dream of many a businessman – to own a vineyard, live in a château and drink your own wine. All this is possible and many have done just that. There is an expression in France: “you need a large fortune to make a small fortune from a vineyard”. The fact is that more and more vineyards are becoming profitable; the wine lakes have disappeared and there is a shortage of good mid-range wines. The Russian and Chinese markets are mainly responsible for the growing demand, which is set to increase for many years. Ironically, the sale of bulk wine, not in bottles, is more profitable today, where the opposite was true from 1990 to 2010. The trick is to sell when the market is strong, not when you need cash or space in the winery for the next harvest. We have all seen the increase in rosé wine, particularly from Provence, which first produced a very pale rosé aimed at the jet set in St-Tropez. The starting price for a well-structured vineyard is around €3-5m, depending upon the region of France and the value of the house itself. A relaxing and perhaps realistic way to become a winemaker is to employ a local
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farmer to do all the hard work while you enjoy the wine, olive oil and lifestyle.
Leisure projects Prior to the crash in 2008/9, I was involved in the creation of leisure projects of all types and sizes, an example being the Lavagnac Country Club. It was the classic tourist project of a château hotel, golf course and hundreds of villas and apartments in an idyllic setting near the coast. We have worked with the project from the beginning in terms of negotiating the purchase of the château itself, working with 17 other landowners to acquire an extra 180 hectares of surrounding land, and preparing and obtaining planning permission in 15 months. After three years of fascinating work, the project is finally about to go ahead.
Retirement villages France and Spain are the top two destinations for the British to take holidays and also, to retire. As mentioned earlier, in 2011 we purchased an existing gîtes complex in Charente-Maritime. The principal attraction to us, apart from the character of the domaine with its 15 cottages and houses, was the fact that we had outline planning to develop a lifestyle
retirement village on a plot of land adjacent to the complex. For many years, I have seen French developers offer retirement villages across France with varying success. The majority are in confined apartment blocks with limited facilities and astronomical service charges, or tiny terraced bungalows around a pool. There is an ageing population of expats in France who are looking for an alternative to their large country house with extensive gardens, pool and endless upkeep. We decided in 2010 to prepare a concept to offer this alternative: spacious eco-friendly bungalows with private gardens and lots of open space and greenery. The development would offer hotel-style services and facilities with security and peace of mind. Our first show home is finished and is available to visit. We are also actively researching other sites in France, with an option on a golf course in Brittany and others under discussion. Our proverb, “prevention is cheaper than cure”, is so true and the only advantage of old age is the experience that goes with it. ■ Richard Edds is the owner of Leisure and Land Tel: 0845 303 7385 leisureandland.com residences-ladifference.com
September 2015 French Property News 65
FPN REAL LIFE
Tide of fortune From life on the London docks to a poolside terrace on a farm in Lot-et-Garonne, Teresa Wellesley follows the heart-warming family story of Wally and Valerie Berry
F
ollowing the unexpected result of the UK’s recent general election in May, a letter appeared in The Sunday Times. Here is an extract from that letter, published on 31 May and written by an Englishman, who doesn’t live in England but in France.
‘My father was born into working class poverty and the anecdotes of his early life sounded quite Pythonesque. He had a hard life as a London docker but, thanks to the Labour Party, for which he voted, the Transport and General Workers’ Union and his own hard work, things improved for him. Valerie, Lewis and Wally Berry ‘By the end of his life he owned his house, a small car and had a degree of comfort that he never would have expected – he also voted Conservative. His children and It was here in 2005 that Wally and wife grandchildren now enjoy a standard of living Valerie came and, within just two days of that he would have found incredible. looking, found their forever house, off the ‘Surely this was the point of the Labour Party: beaten track and perched high up on a hill. to convert its members to conservatism. To a In no way daunted, the couple set off from great degree its work is now done.’ England in their mobile home having shut the door on their former lives and were more than The letter was signed Wally (Walter) Berry, ready for the next big adventure. What they St-Barthélemy-d’Agenais, France, and the force moved into was an old farm dating from 1805 of his argument so impressed Sunday Times which had always been in French hands until staff that it was made lead letter on that day. the Englishman, from whom the Berrys So who is this Wally Berry? What is he doing in bought, acquired the place, added nine cats, France and what sort of life has he had to be three dogs and turned the farm into a gîte. able to draw such conclusions? “I just loved the space,” said Wally, “the privacy and the views.” So they bought the old place and set about its transformation – The move to France starting with the spacious kitchen, ripping out St-Barthélemy is a tiny, picturesque village in existing fittings and replacing with new, Lot-et-Garonne with around 500 residents, relaying all the floor, putting in new bathrooms some of whom vote for the Parti Socialiste in and installing central heating. The property general and municipal elections while others veer to the Right. It is also our next-door village now has five bedrooms, three bathrooms, a so my interest was piqued when I saw the letter lovely outside swimming pool and is set in over five glorious hectares of land. in The Sunday Times.
66 French Property News September 2015
Early days
Life in France is busy and happy for the couple but, as one supposes from the Sunday Times letter, the trajectory from Gillingham, Kent, to St-Barthélemy in Lot-et-Garonne was as unpredictable as the result of the UK’s general election. Wally is the son of a London docker who, after World War II, found work in the docks at Wapping. These were tough, tough days and the communist, Jack Dash, shop steward of the Transport and General Workers’ Union, presided over the unremittingly hard life of his members and ensured strike action at every opportunity as a consequence. Wally’s early life was no picnic either. Having lost both his mother and sister, and with his father still in the army, young Wally was taken into foster care until the war was over and his father remarried in 1947. With the family back together and living in Catford, south-east London, Wally acquired another sister and prepared himself for the first step of a very different sort of life by sitting the 11-plus. He describes the experience as “having peaked intellectually aged 11”, which was hardly the case but, in the event, he passed this hurdle with such brilliance that it earned him a scholarship as a day boy at a leading London public school. Jack Dash would hardly have approved but for Wally’s father, who was now thinking of voting Tory and changing his views, this was indeed a step up. During these years, Wally just described himself as a misfit, a waster and the school yob, which was exactly how he felt – hardly able to wait until he could leave and do something else. As a career, journalism beckoned then
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waned followed by a stint at Legal & General, then a spell in local government followed by time spent working as an operations manager for a leading computer company. In between times, Wally had met and married Valerie in 1968 and, a long 10 years later, their son, Lewis, was born. In true Tory tradition, it was now time for Wally to strike out on his own and run his own business. The opportunity came soon enough when, after qualifying as a chef, Wally bought a small business in Gillingham which dealt in hiring out tableware. Treading carefully, he set about transforming this business into a highly successful event hire company and remained dedicated to it for the next 30 years. Meanwhile, Valerie pursued her own career teaching maths and science, while Lewis was busy forging an even more remarkable pathway to success.
The French connection
young man’s French parents who live in Lille. They also come to stay with the Berrys and vice versa. This connection is for life. Before coming to live in Lot-et-Garonne, Valerie already had prior knowledge of the area through frequent visits to a friend living in Castillonès and other contacts. Her French was good thanks to an Open University course and, as a recent convert to Catholicism, she soon became involved with affairs at the local church in St-Barthélemy by playing the organ during masses. As for Lewis, his trajectory through life would have David Cameron beaming. Aged 16 and while studying at Kings (Cathedral) School, Rochester, Lewis decided to get himself baptised and then confirmed. Although described by his father as “not particularly academic”, Lewis was savvy enough to take himself off to a weekend conference in Oxford which was being chaired by the distinguished diplomat, Crispin Tickell. The subject was ‘the environment’ but the environment which really interested this young man was Oxford University itself. He spent the following eight months swotting up for the Oxford entrance exam, which he passed, only to be rejected at interview stage. Undaunted, Lewis simply ignored the college where he had failed and rang round all the others to find that every single one had accepted him. He went on to take a first class degree in theology at Mansfield College followed by a Masters at Kings College, London, subsequently returning to Oxford to take his PhD. By this time, Dr Lewis had also converted to Catholicism and was on his way to a career in
In no way daunted, the couple set off from England in their mobile home having shut the door on their former lives and were more than ready for the next big adventure
Had they but known it, all three members of the Berry family were at this time sewing life threads which would ultimately lead them to France and StBarthélemy. The first taste of France came in the form of a young French undergraduate who Wally was asked to take on for work experience. The exchange proved so successful that the student returned every year for five years and when he got married he asked Wally to be his witness. Fast forward a few years and this same young man, now married with three children of his own, comes every year to stay with the Berrys in St-Barthélemy. They simply pitch their tent in the front garden and get on with the holidays. The bond even extends to the
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Facing page top: Wally relaxes by the swimming pool This page clockwise from top left: Wally enjoys the garden; their French home is set in five hectares of land; the terrace is ideal for entertaining; the property offers plenty of outside space
the church. Every year, Lewis, now Father Lewis Berry, returns to St-Barthélemy to visit with his parents and to take masses in the local church whose parishioners are astonished to see a priest under 70 in situ.
Where’s Wally Last year, Wally was asked to stand for election in the village to choose a maire. His candidacy failed but, as a result of the experience, he made several new and very good French friends. He is also a member of the comité des fêtes and, every Monday, he and Valerie join a group of like-minded souls who get together in their different homes to eat and speak to each other in both French and English. One hour each way. Formidable! Wally’s early French lessons were conducted on the job so to speak as he helped a neighbouring French farmer gather in the tobacco harvest. His only slight disappointment with his new life is the insularity found in some French families who tend to socialise only within their own family groups, but that apart, does he have any regrets, is he happy? Apparently, the answer is no to the first question and yes to the second. And, for a couple who can decamp to South Africa for a month every year (Lewis is now an ordained priest at the Oratory in Port Elizabeth), spend a further two months in Italy escaping the winter cold and return to St-Barthélemy for spring and summer packed with friends and family, it’s not a bad life. Actually, it’s a life that Wally’s father, the London docker, would be amazed by – amazed and happy that the trajectory through life for his son and grandson has been a true progression upwards. ■
September 2015 French Property News 67
An
Architect’s diary It’s all in a week’s work for Francebased Neil Vesma Monday
It’s hot, and I’m holding the fort while Pierre my project manager takes a week off, along with almost everyone else here. The few contractors still working will have started their day early at 6am so they can finish before the heat really kicks in. This is not always popular with holidaymakers as they haven’t necessarily signed up to being woken by the sound of hammering accompanied by dodgy French pop songs on a ghetto blaster. However, later in the day, the females of the species will doubtless become reconciled to seeing young men with their tops off, tanned and glistening with perspiration. You know, like in the adverts. In Pierre’s absence, my heart is growing fonder of him as I am confronted with the complexity of what he does. We’ve got two projects very close to completion and, as ever, for each one there is a list of snags and niggles to get sorted out by the tradesmen. Serge the plumber has gone AWOL, and the other artisans are complaining they can’t finish their work without him. “On ne peut pas peindre sans eau,” (we can’t paint without water) complains Didier the decorator, “ni pisser s’il n’y a pas de wc,” (translation withheld). And he’s not the only one moaning. I ring Serge and get his voicemail, I text him, I email him. I phone up the other sites I know he’s working on, but he’s not there. I let the other
contractors know I’m on the case and find half the morning’s gone and I’ve made no progress on anything, whatsoever, at all. How does Pierre do it?
Tuesday
Serge has texted overnight, presumably to avoid a conversation where he might possibly be criticised, to say he was called out on an emergency yesterday with a major leak at a hotel. He will call the other artisans and sort them out. I make a mental note to ring them myself later to make sure he’s been in touch. Meanwhile, I’m off for lunch with some potential clients at Mauzac, on the Dordogne just upstream from Lalinde. The hotel-restaurant Le Barrage is a real find, in a riverside setting but well off the main tourist trail. They only have half a dozen tables in the restaurant, only serve local wine by the carafe, and the menu is short, all of which are good signs. The welcome is genuine and warm. I’m here with clients who want to convert a couple of barns into a weaving workshop and a microbrewery, and over lunch we get into the detail of French bureaucracy versus plucky Brit get-up-and-go. I’m always pleased to talk to people who want to come and work in France, having done it myself and made a modest success of it, and their enthusiasm and energy is a real boost. Hopefully, we can work together to turn that enthusiasm into a living for them.
I’m with clients who want to convert a couple of barns into a weaving workshop and microbrewery
Neil meets clients at Hotel le Barrage, a charming riverside restaurant with just half a dozen tables
Wednesday
An evening reception at Frances and Russell’s château refurbishment, now complete and looking resplendent, not least their new bathroom under the eaves with its copper baignoire. They have invited all the artisans, Pierre, Charlotte and myself for apéritifs and everyone has turned up except Serge, presumably to avoid any conversation where he might possibly be criticised. Frances has asked me to give a little speech on the lawn and has accepted the first part of my idea for the script where I spend five minutes thanking everybody for their involvement. The second part, where I spend a whole hour blowing my own trumpet, has been politely declined.
Thursday
Formal handover today of Zac Bishop’s village house, which we have refurbished after he inherited it from his father. It is looking delightful, with a generous flight of stone stairs down from the sitting room to the kitchen, and plenty of exposed stone discreetly spotlighted. For each artisan, I fill out a Proces-Verbal de Réception de Chantier, a formal statement of handover, with or without réserves or snags outstanding. Where there are réserves, these are duly noted and a final completion date is added. Both the owner and the artisan then sign the statement.
68 French Property News September 2015
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The completion date for the works is important, as this is the date that the artisans’ assurance décennale, their 10-year warranty, comes into force. All this paperwork takes a bit of time, but it’s a good-humoured meeting as the pressure’s off and Zac gets to live in his new house without having to trip over workmen and their tools, and no longer has to listen to their dodgy French music.
Above left: Frances and Russell’s château bathroom before and after renovation, which now includes a stunning copper ‘baignoire’ Above: Al fresco celebrations at the château now the refurbishment work is complete; the turret where the bathroom is situated in Frances and Russell’s château Right: Friday was spent at a wedding, presided over by the ‘maire’ in his tricolour sash
Friday
asking the young couple in turn if they consent to getting married. Both reply oui, which is excellent news, and the maire says that’s it, they’re married, would they please sign on the dotted line. Frédérique looks a little startled and asks “Vous avez peut-être oublié les alliances?” Has the maire forgotten about the wedding rings? He has. Much laughter, and then Frédérique joyfully brandishes the silver band on her finger to her mates. Got him! Later, there is a disco in their garden which backs onto the office. It’s very loud indeed and is playing dodgy French pop songs. They should have saved money and borrowed my artisans’ ghetto blaster. ■
Today I’ve got a wedding to go to. Frédérique and Christophe are the young couple who, until a fortnight ago, ran the Dolce Vita, everybody’s favourite restaurant in town. Most of the guests are already assembled under the market house opposite the mairie, where the ceremony is to take place. Christophe is here, though barely recognisable in a suit rather than his chef’s kit, and is looking remarkably unconcerned as Frédérique fails to arrive on time. Eventually, 10 minutes late, she arrives in a vintage Rolls-Royce, having driven at least 50 metres from their house just off the square. We file in after them, and catch sight of the maire in his tricolour sash, motioning us all to cram in to the council chamber. Which we do, including several small dogs. The maire is a quietly spoken man and makes a surprisingly short introductory speech before
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Neil Vesma’s architect’s practice is at Villeréal near Bergerac Tel: 0033 (0)5 53 01 74 20 neilvesma.com
September 2015 French Property News 69
FPN EXPERT ADVICE
PART TWO
Knowledge is power In the second of his mini series covering the diagnostic reports, John Marshall explains what you need to know about inspections of gas and electric appliances
T
he Diagnostic de Performance Energétique report has been required in France since 15 September 2006, and its purpose is to enable you to compare the cost of heating and cooling the house that you are buying or renting with other properties. It is a legal requirement to provide it to prospective buyers and tenants at the commencement of marketing. You may have seen on new domestic appliances, such as washing machines and refrigerators, a large letter that gives you a guide to the amount of energy that the appliance will consume. This report similarly grades a house in respect of consumption and greenhouse gas emissions from A to G. The calculations are based on the size of the property, the insulation quality and the methods used for heating and cooling. The figures are based upon standard consumption and emissions by a standard
occupancy, and prices are attributed to the calculated standard cost of energy to be consumed based upon a governmentprescribed average. The report gives separate costs for room heating, water heating, air conditioning (if applicable) and a total cost for the property that includes the standing charges (abonnements) applied by the energy provider. The purpose of giving you these costs is not to tell you how much you will spend each year (because you are most likely not standard or average), but rather to give you a guide so that you are able to compare properties on a like-for-like basis. The report will also state if there is any equipment in the property that supplies renewable energy, such as a wind turbine or solar panels. There is, of course, another important reason for the report, and that is to encourage
One important reason for the report is to encourage you to make improvements to the heating systems and insulation values of the property to reduce your future expenditure
70 French Property News September 2015
you to make improvements to the heating/ cooling systems and insulation values of the property to reduce your future expenditure. That is good for you, good for the planet and also good for the French government as it shows that they are fighting the battle against global warming. These reports can only be prepared by members of one of many professional bodies. The format of the report will therefore vary from expert to expert. I have seen reports that are succinct to say the least, and those that go into great detail, not only suggesting improvements that can be made to reduce the energy consumption but also giving guides on payback periods. The payback period is the time taken to recoup the cost of the improvement in terms of the savings made on energy consumption. Some reports may even give you the ‘10 commandments for good energy use’, but if yours doesn’t – or if you want to know more – there are two government websites that provide a lot of information and are very helpful. They are ademe.fr which is in English and French, and logement.equipement.gouv.fr which is in French only, but contains information on grants and interest-free loans.
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Gas reports
Electricity reports
S
tatutory tests of electrical circuits over 15 years old commenced on 1 January 2009. A test is not required if a consuel attestation has been carried out within the last three years which declares the conformité of the installation. A receipted invoice for a check-over will not suffice; it must be a properly presented attestation. The report does not confirm that the installation conforms to current regulations. It simply says there are no anomalies, or lists anomalies, faults and potential hazards but it does not make it obligatory for the vendor to rectify them. Anomalies are not necessarily hazards. For example, I have seen reports stating that earth trips (disjoncteurs) and fuse boards (tableaux) sited high up out of reach from the floor without using steps, in caves and in garages are anomalies because access is not easy or quick, but they are not hazardous.
G
as reports became compulsory on 1 November 2007. They relate to all gas appliances powered by town gas and tank gas. Notable exceptions are mobile heaters and cookers powered by butane bottles. Each year all gas installations should be tested and serviced by a licensed professional and the flues should be cleaned. It is possible to have an annual contract that not only provides servicing but also breakdown cover. The flues should be cleaned, as should those to other boilers and fires, and a certificate obtained from the sweep. This is often a requirement made by insurance companies. The diagnostiqueur who does the gas inspection will ask to see copies of a service contract and flue cleaning certificate. The report will state the make and model of the appliances inspected, where they are situated and their power output, whether they are flued such as a boiler, non-flued such as a hob, and if they have been disconnected. It will also document any limitations that affected the inspection including appliances not working properly, those needing repairs, a lack of gas supply, those labelled by a professional as dangerous, and non-useable output. It will detail, where possible, the tested calorific value of the output and the rate of carbon monoxide emission. The inspector carries monitoring equipment to search for leaks in addition to making a visual inspection.
The report may detail three types of anomalies: A1 a defect that should be remedied A2 a defect that should be remedied with minimum delay DGI a defect that is dangerous Examples of these are: A1 insufficient outlet ventilation to the room where the appliance is located A2 poor inlet ventilation, bad design of the flue causing a potential leak DGI actual leak of gas or carbon monoxide
If the inspector has found a DGI he must label the appliance as unusable, cut off the gas supply and notify both the owner/occupier of the property and the gas supplier, such as GDF. You will have registered that if the inspector is unable to see an appliance working, he merely has to note that. My recommendation is that, as a buyer, you should insist that the compromis de vente states that all appliances are in good working order, and that before going to the notaire’s office to sign the acte de vente you visit the property to see for yourself that everything is actually working. I feel that this is a reasonable approach, as when you sign the compromis there may be a minor fault that the vendor can have repaired in the period before the date of the acte, which is often about two months.
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The cost of bringing an old system up to modern standards can run to thousands of euros, so it is sensible to get a quote for the work required Typical anomalies include bare and unprotected wiring, temporary light fittings intended for use during installation (chantier), non-waterproof fittings in bathrooms, sockets near a shower, sockets without a device (obdurateur) that allows access only to the live holes when the earth pin is used, old sockets and switches with screw-in fuses, insufficient earthing and lack of a large (say 30A) trip on each row of smaller trips in a fuse board. It is rare to have no anomalies in an old system as standards are improved regularly. The cost of bringing an old system up to modern standards can run to thousands of euros, so it is sensible to ask the vendor or agent to hand the report to a contractor and get a quote (devis) for the work that is required. When done you should then get a consuel attestation. In the event of a fire caused by an electrical fault, your insurer may decline a claim if you have not taken remedial action having been warned of a NEXT defect before acquisition. ■
MONTH:
John Marshall is a chartered valuation surveyor and ‘expert immobilier’ in Languedoc-Roussillon Tel: 0033 (0)4 68 20 26 48 johnmarshallsurveys.com
Natural and technological risks, swimming pools, septic tanks and dry rot
September 2015 French Property News 71
FPN EXPERT ADVICE
Know your notaire
BUYING GUIDE PART 9
You can’t buy a property in France without using a notaire, so before you start househunting it makes sense to understand their role. Karen Tait reports What is a notaire?
about, which an independent solicitor could cover – for example, while the notaire must inform you of anything that would directly affect the property, they won’t necessarily tell you about any local developments that would indirectly affect you. And, of course, there is no guarantee that your notaire will be able to Is a notaire the same as speak English, so if your French is not that a UK solicitor? fluent, this is another reason why you may wish Although they carry out many of the same to seek independent legal advice. duties as a solicitor, such as the conveyancing Always choose a bilingual solicitor who on a property transaction, they are not the is well-versed in both French and UK same. In fact, there is no equivalent DID law, and ideally you should to the notaire in the UK. Notaires ? YOU KNOW involve them at the initial are not independent as they are s ct ra nt co o There are tw contract stage so they can employed by the government, ty er op involved in a pr advise on the wording of the primarily to ensure the sale n: io ct sa tran compromis de vente. goes through legally and to nte – the ve de is om pr m - co hich is w t collect any taxes payable. en em re ag preliminary or/s and buyer/s signed by vend Do you have to s been accepted ha r fe after an of deed of sale, use a notaire? - acte de vente – rties at Yes, you do. In France notaires signed by all pa n io et pl have the monopoly on all com property transactions, including land purchases.
A notaire translates as a notary, i.e. someone who is authorised to perform certain legal formalities, in particular to draw up or certify contracts, deeds and other legal documents.
Do you have to share the notaire with the vendor? When buying a property in France, you may be asked if you want to use the same notaire as the vendor, who is likely to have already appointed one. You can do this – the notaires share the fee between them – or you can appoint your own. Although notaires are impartial, there are circumstances where you may prefer to use your own. If the vendor and notaire know each other this may make you feel uncomfortable, for example, or you may wish to use a notaire who has more experience of property sales to overseas buyers. However, if the notaire is already familiar with the property – they may have previously carried out the conveyancing when the vendor bought it, for example – it can speed up the transaction process. Then again, you may feel that your own notaire will be more thorough. It is a personal decision, and there is no right or wrong way.
Should you also use an independent solicitor? Notaires are obliged to be impartial and advise their client to the best of their abilities. Naturally some are more used to dealing with British purchasers though, and have a better understanding of things like inheritance or tax issues between the two countries. It is also worth noting that there are some things that a notaire is not obliged to tell you
72 French Property News September 2015
How do you find a notaire? Your estate agent can recommend a notaire or you can find one on the notaires.fr website.
At what stage does the notaire get involved? Ideally the notaire should be involved at the start when you first exhange contracts, so they can advise about any conditional clauses you wish to insert in the compromis and the best purchasing structure for you.
What happens after the contract has been signed? Between signing the compromis and the acte de vente, the notaire carries out the searches or conveyancing, which normally takes around three months. This includes: – verifying the identities of the vendor/s and purchaser/s – verifying that the vendor/s has the right to sell the property – calculating what taxes and duties are due – checking for any existing finance on the property, e.g. mortgages and loans – checking for any servitudes, i.e. rights exercised over your property (such as an
agreement with neighbours to cross your land or use your well for water) – in co-owned properties, such as apartment blocks, the notaire checks the regulations and any annual payments due, for maintenance etc – for properties less than 10 years old, the notaire makes sure there is a building guarantee and that the certificat de conformité was delivered when the property was completed – on older properties, the notaire ensures that any recent renovation work complies with building permission.
What happens at completion? When the notaire has finished the searches, completion can take place. In France this is a fairly formal event, attended by all the parties (you can appoint a power of attorney if you’re unable to attend). The notaire will read the deed out and will ask the vendor/s and buyer/s to sign it. The notaire also signs it to show that the sale is validly concluded. In France, when a deed of sale is signed, the notaire is obliged to confirm that all parties understand the document and agree freely to sell and buy. This goes beyond what a UK solicitor has to do as they act only for their client and not for the state.
What fees are payable? Payable on completion, notaires’ fees are charged on a sliding scale, of between 7-10% of the purchase price. Technically, the frais de notaire only amount to about 1% but the term also encompasses the various taxes collected by the notaire.
What else do notaires do?
Notaires advise on all manner of legal activities in France, including family, property inheritance, asset, company law, countryside law, local authorities etc. Some also sell property – you may see property photos and details in a ‘shop window’ at the notaire’s office – but they are not allowed to advertise this service.
Can any property be bought without a notaire?
Mobile homes can bypass the notaire if they are being sold by a UK agent. ■
Don’t miss the rest of the series: • October: Completion and the acte de vente • November: Removals • December: Utilities and banking
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September 2015 French Property News 73
FPN REAL LIFE
PART SIX
Sticks and stones
While walls are painted and floors are tiled inside, many hands are on deck to build the stone wall facade and timber terrace at Jess Kyle‘s new-build project in Charente
H
aving spent time on site over Easter we were definitely able to help move things along on the build quite a lot. The site seemed to burst into life again with lots of trades working around each other. Despite what you may have seen on Grand Designs and other self-build programmes, French and English builders can work together well and it doesn’t always lead to problems. Once back in the UK, we again found ourselves managing the project from a distance. We were both desperate to be back in Montembœuf watching things progress, especially as our mason started sending photos of the progress to us on WhatsApp. The house build has been on Facebook, Twitter and Instagram for a while and now with our builder using WhatsApp, it was definitely on the social media map. Although things were quite quiet at home, work in Montembœuf was moving forward at a pace. Unfortunately, plasterboarding and taping and jointing are not the most exciting things to be writing about or to show images of. They may be an important part of the whole build process, but they don’t get the proverbial juices flowing. There was quite a lot of house to plasterboard so it was not surprising that it took a while. The plasterboarding was eventually finished at the beginning of June, which allowed our builders to start work on the painting and tiling.
Colour our world
This meant that we actually had to decide on the colours for the house, and we didn’t have that long to decide because the paint had to be ordered from the UK. The painting ideally needed to be finished before the tiling was done and the tiling had to be finished (or almost finished) before the second fix electrics and plumbing could start. Who’d have thought choosing paint colours was so vital to the programme of works. Fortunately, a lot of the house was to be painted grey or white, with a few splashes of colour. So while we had a rough idea of the colours we would like, the tones – well, they were a different matter as there are so many to choose from. We spent a few days debating options, even enlisting the help of our neighbours going through swatches from Dulux, Little Green and a few others. There really are 50 shades of grey! This choice may sound dull to some people, but if used well and with the correct contrasting colours, it can be very effective. During this time, not only were Tom and I choosing paint but also furniture and kitchen equipment. Our first guests (my sister and her family) are booked in for late summer, so we
Clockwise from top left: The stone facade goes up; sanding walls is a dusty job; working on the wall by the pergola; there was a lot of plasterboarding to do; the stone works well with the timber; the terrace looks like it floats above the above the ground; Molly checks Tom’s plans; work on the terrace is underway
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need to be ready for them. Hopefully, there isn’t a classic Grand Designs catastrophe coming up, but at least there’s a nice chambres d’hôtes in Montembœuf if we’re not ready.
Deck the walls
It didn’t take Tom long to realise that he would need another couple of visits before he went in July to sign things off. In May, he took a trip to Montembœuf to catch up with our builders who were all kind enough to meet him at the weekend. He was able to sort out quite a few problems, so it was a good job that he went. Unfortunately, these problems resulted in more costs for us. Although this is a pain and does mean budgets will have to be reduced elsewhere, they were not huge cuts and this is
Tom has designed the terrace to look like it is floating above the ground when viewed from the garden all part of the building process. It just goes to show what a difference being on site makes, and if we could have been we would both have liked to be there for the whole build. Stuart from SLM Construction also started on building our external stone wall cladding. I had always been slightly sceptical about this idea, especially when I saw how lovely the wood itself looked. I have always loved the creamy colour of the stone so was happy for it to be used, I just wasn’t sure how it would work with the timber. Now that the wall is finished, I think it looks amazing and I don’t know why I ever had any reservations. You would think I’d have learnt to trust Tom’s design ideas by now. Soon after Tom got back we knew we needed yet another visit as there was still too much to decide and check, and many of these decisions could not be done via email and photos. This time Molly and I went too; we hadn’t seen the house since Easter so were expecting quite a few changes, and there certainly were some. The biggest change was, of course, the wall. It had completely changed the look of the house and it was so good to see Stuart’s handiwork in the flesh. I could see why he was so proud of it. He is clearly a very talented mason.
Unfortunately, while we were there we discovered that the floor tiles we had spent so long choosing were no longer being made and so we had to choose from a new set. We narrowed it down to two, and Molly and Stuart had the deciding votes because Tom and I preferred different ones. In the grand scheme of things this wasn’t a major setback and actually the tiles we had to choose from were nicer than the original ones. Stuart didn’t waste any time in starting the work on the screed and the tiling, partly because we couldn’t do anything else in the house before this was done. Once the downstairs tiling was finished Bernard and Thomas (our electrician and plumber) could start with the second fix. If all went to plan, Tom may actually have a working kitchen and bathroom next time he visits. At the end of June we received our attestation de conformité, or certificate of conformity, from the consuel. This is a huge relief because it means our electricians have done their work to the correct standard. Not that there was any doubt of course. Our electrician will meet with EDF soon to get the supply turned on, so fingers crossed...
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Stuart has also finished work on the terrace at the back of the house, which Tom designed to look like it is floating above the ground when viewed from the garden. The week he started this it was 35°C in Montembœuf, which was very hot weather to be working outdoors. Still, at least they weren’t working on the roof in this heat. It looks great, and once again we are thankful we found such a reliable builder. On a slightly more annoying note, our sliding doors are still not fixed. Doors and big windows always seem to be a moment of high tension in projects like this, and it certainly is with us. They went in easily enough, but now they don’t really work. The manufacturers have been out a couple of times to try to fix the problem, but haven’t resolved it yet. I just hope when they do come again, they fix them and don’t damage the tiling. At the time of writing, there are a few issues to be resolved that we won’t know the outcome of before this article goes to press. Fingers crossed that by the time we next write the house will be finished and furnished! Who knows, our first (non-family) guests may even be booked in. ■
September 2015 French Property News 75
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Ref. 4109: Built in 2006 and set by a hamlet on 3000m2 of land with beautiful views. Entrance, lg living space with open plan kitchen & covered terrace, WC, shower room, utility & 3 bedrooms; convertible attic (70m2). Garden shed, car port & storage. Price: €185,000, agency fees included.
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L'ETANG BLEU WOODLAND HOLIDAY PARK TAKE THE OPPORTUNITY TO OWN YOUR OWN COUNTRY LODGE OR LEISURE HOME IN THE NORTHERN DORDOGNE AREA OF FRANCE.
Le Bourg-Saint-Jean de Côle - 24800 Thiviers - France. Tel: 00 33 (0)553 62 38 03 Fax: 00 33 (0)553 55 08 03 e-mail: agence@immobilier-dordogne.com
Ref. 4111: Region Brantome. Converted watermill to modernise quietly set on the banks of the river Dronne on 3000m2 of land. Lving room (80m2) with fireplace, kitchen, 5 bedrooms, bathroom, 2 WC's & boiler room (oil CH), car port & barn (25m2). Price: €297,000 agency fees included.
(0)333 335 6767
Situated on an established park set in 10 hectares of wood land. The park has a fishing lake, swimming pool, fitness suite and bistro and is within 10 minutes of the uniquely stunning market town of Brantome the 'venice of the perigord'
For more details contact Marc or Joanna Finch on Tel: 0033 553609270 or by e-mail letangbleu@orange.fr
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KNOWLEDGE
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Knowledge is power and when it comes to buying a French property, it’s important to understand as much as possible about the process Mortgages Financing a renovation project with a French mortgage Currency Thinking ahead when you need to exchange currency could save thousands Banking Our guide to the basics of opening a bank account in France
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Bricks and mortgage
There are a number of issues to consider if you’re planning to finance a renovation project in France with a French mortgage, as Simon Smallwood explains
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enovating or constructing a property in France is often a popular choice for British buyers. All across the country, including in upmarket locations such as the Alps and the Côte d’Azur, there are deals available that offer far greater value for money than similar projects in the UK. What’s more, given the recent strength of the pound against the euro, such bargains look more attractive than ever. As always with renovation and construction projects, finding the right French mortgage can be complicated, yet when all is said and done, it is crucial to ensuring that the project genuinely turns out to be financially worthwhile. The attractively low interest rates that have been available in France for the last few years have made taking out a French mortgage an increasingly popular option for international buyers. In this article, we’ll have a look at the main factors to bear in mind if you wish to finance a construction or renovation project in this way.
will ultimately be a viable asset for their funds to be secured against. In order to do so, formal estimates of future construction or renovation works must be submitted to the bank as part of the mortgage application. These estimates should therefore be obtained when you view the property, and before making a formal offer to purchase it. In fact, this is a good procedure to follow regardless of whether you are applying for a French mortgage. You do not wish to commit
Proceed with caution
Invariably French banks do not agree to finance projects which involve construction or renovation works that are carried out by builders who are not registered and insured in France
An issue to keep in mind when looking into this type of financing is that French banks are traditionally cautious about taking security on a property that they deem to be uninhabitable. In France, a property is considered uninhabitable if it lacks one or more of the following features: mains electricity, running water, central heating, windows, doors or a roof. If you wish to finance the purchase of an uninhabitable property or land with a French bank, you will need to present detailed plans of the works that you intend to carry out to improve its state. From the bank’s point of view, this offers reassurance that the property
78 French Property News September 2015
to a purchase, only to discover further down the line that expensive works are required to raise the property to a habitable standard. For the purpose of making a French mortgage application, the relevant estimates provided must be issued by builders who are registered in France, along with their relevant insurance documentation. Invariably French banks do not agree to finance projects which involve construction or renovation works that are carried out by builders who are not registered and insured in France. The reason for this is that French lenders will only feel reassured as to the standard of the works if they are under the control of registered local professionals. Recently, lenders have been more cautious about feeling confident that, should any of the contractors get into financial difficulty, they have sufficient insurance in place to ensure the project is completed. The last thing the French bank wants is to have a mortgage secured against a half-built property that will be difficult to sell. When it comes to the team involved in implementing the works, it sometimes works in the favour of the French mortgage application if there is a central project manager overseeing operations. Detailed estimates and insurance details are required for each stage of development, and having a central project manager to collect all of the paperwork into a neat file to be submitted to the bank can be a real help. In any case, French mortgage applications involve a lot of documentation, so borrowers should always keep an eye on the paperwork and which construction or renovation works it relates to.
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See International Private
Left: In need of renovation, this large property in Finistère, Brittany, comes with outbuildings and a garden and is on the market for €55,000 (mayer-immobilier.com)
Available funds
With regard to loan-to-value ratio (LTV), most lenders impose a maximum ratio of 80% or 85%. The bank will carry out a valuation that takes the proposed construction and renovation works into account, in order to establish an estimated final value of the property at the project’s completion. The LTV applies to this estimate, in the sense that the final loan size must not exceed 80% or 85% of the final value or the purchase and construction costs, whichever is lower. The entirety of your French mortgage funds will not be released when the property is signed over to you on completion of your purchase. You will instead be required to pay your personal contribution to the project – acting here as the deposit – at this stage. The bank then releases only those funds which are required to complete the property purchase. Subsequently, French mortgage funds will be released in accordance with the works that are carried out on the property. In actual fact, they can only be sent out by the bank when each section of the works has been finished. Builders’ invoices should be collated, and subsequently sent to your representative at the
bank as proof that works have been completed. The bank will then reimburse the contractor directly on your behalf. As the funds will be released in stages like this, it is important to check whether the bank charges a commission d’engagement. This is a commitment fee clause stipulating that the borrower pays interest on mortgage funds which remain undrawn as works are carried
As the funds will be released in stages, it is important to check whether the bank charges a commission d’engagement out. If the works are scheduled to take a number of years to complete, such a commitment can end up proving rather costly. Different mortgage products with different lenders may offer more or less favourable conditions in this regard. In order to ascertain which mortgage products are available to you – including details on which banks charge this commission
Finance at
d’engagement – the best place to start is by contacting a French mortgage broker. An independent broker will be able to compare the mortgage market on your behalf and advise you about which banks are best placed to assist with your project. In this sense, the job of the broker has never been as crucial as it is now. The economic turbulence in the eurozone over the last few years has resulted in French lenders becoming increasingly cautious about residential mortgages. This caution is particularly pronounced when it comes to construction and renovation finance. A broker is in the unique position of being able to inform buyers about which lenders are still reliably providing this type of financing in a timely manner. This precious advice could save you a considerable amount of time and money in the long run. ■ Simon Smallwood is Business Development Manager at International Private Finance Tel: 0207 484 4600 internationalprivatefinance.com
2015 we are celebrating the 25th Birthday of LEISURE & LAND (France) 25 years has seen amazing contrasts in the property market in France. In the 1990’s interest rates in the UK were around 15% and stamp duty on land in France was the same - 15%. Fortunately both have come down dramatically and owning property in France has become simpler and safer. The principal role of LEISURE & LAND (France) is to help and advise potential buyers and investors looking to buy or create a business in France. 25 years experience means 25 years expertise: Our nationwide network of contacts is the basis of our success. VINEYARD PROVENCE 9.450.000€
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September 2015 French Property News 79
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Payments at
Forward thinking Arranging your finances to buy that dream home in France might not be the most glamorous of jobs, but it can save you thousands of pounds, says Matthew Harris
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ou’ve recently found the house of your dreams, made an offer that’s been accepted and the paperwork is in full swing. Congratulations! As a former French homeowner myself, this is where what I like to call the unglamorous part of the purchase process begins. You need to start thinking about bank accounts, maybe mortgages, insurance, tax and how to move your currency – all the fun stuff. I’m only going to look at the final one of these as it is often overlooked and left to the last minute, which, if you get it wrong, means your house could end up costing you thousands of pounds extra. Many people are aware that currency specialists exist, but don’t know a lot about them, or how they manage to get such good rates. It’s not black magic or witchcraft, they simply offer live market rates whereas banks offer daily ones, so the specialists are able to get much closer to the mid-market or interbank rate that institutional investors trade at.
Forward contracts
There’s one thing that currency specialists can do that banks can’t which is particularly relevant to house buyers, and that is forward contracts. This is a term that is likely to ring a bell with a lot of people, but they often don’t fully understand how forward contracts work
80 French Property News September 2015
or why they are important. In a nutshell, a forward contract allows you to secure your exchange rate for the future. If you agree to buy a house for €200,000, you can use a forward contract to lock in your exchange rate, so you know exactly how much it will cost in sterling when the time comes that you have to pay for it a few months down the line.
The forward contract eliminates risk, so you know the property will cost you exactly the same on the day you complete as the day you locked in your exchange rate If you had agreed to purchase a house for €200,000 in March 2015 and completed around the election time, the rate movement could have meant you paid £10,000 extra for the same amount of euros. During the first half of the year with all the turmoil surrounding the election, Greece and other major economic world events, there were swings greater than
5% in both directions at different times. It would be fantastic to be on the right side of one of these, but many home buyers wouldn’t want to risk it going the wrong way. Property purchases in France take an average of three months to complete. You can calculate the cost in pounds when you are making the offer, but what you don’t know at that stage is how much it is going to cost when you complete, as the exchange rates move three times per second and the price you pay will constantly be going up and down. Unless you have a crystal ball, there is simply no way of knowing where the rate will sit in three months time, and therefore what it will cost you. The forward contract eliminates this risk, so you know it will cost you exactly the same on the day you complete as the day you locked in
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Moving currency is often overlooked and left to the last minute when buying a property in France, but it pays dividends to think about it as early as possible
So when do you lock in your rate? There are three schools of thought on this one:
Don’t fix it, wait until the last minute. If the market is rising, and you are willing to risk everything, you can take this approach, but if you wouldn’t buy a house in the UK without knowing how much it will cost, why would you do so in a foreign country? It’s a big risk, and not one for those on a tight budget, as markets never rise forever.
with the other two if they fit your circumstances more appropriately. It is also important that you discuss the pros and cons of each possible strategy with a specialist before you arrange anything. While they don’t have perfect foresight and can’t tell you what will happen to the rate during the term of your contract, they should be able to articulate the positives and negatives around each strategy. However, the final decision of when and how to move money across the water should always be yours. The final and most common question I’m asked about forward contracts is: if the rate goes up, are you still locked in? Sadly, the answer is yes, as the currency is purchased on your behalf when you instruct your currency specialist to take out a forward contract, so it is a binding agreement whichever way the market moves. If the market rises you have a worse exchange rate than the prevailing one at the time of completion, while if it drops, you are in the money. The purpose of the fixing is not to gamble on which way the market will move, but to accept the current level. ■
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There is no right or wrong answer on when to book your forward contract, it’s a personal choice. While most people go with the second option, there’s nothing fundamentally wrong
Matthew Harris is Head of Private Client Services at Cambridge Global Payments Tel: 020 7398 5700 cambridgefx.co.uk
your rate. It can provide peace of mind, particularly if you have locked in and the market is moving lower, as you can sit safe in the knowledge that it does not affect you. Another advantage of forward contracts is that you don’t have to pay for the currency upfront. You typically only pay a 5-10% deposit of the amount you want to fix, with the remainder of the money being paid as and when you complete on the contract in a few months’ time. This means that the bulk of the money can sit in your savings account earning you interest. The deposit isn’t a charge or a fee, it’s a security collateral deposit that is returned on completion of the contract.
Timing is everything
As soon as you decide to buy in France, you take your budget in sterling and lock it all in to give you a euro figure. The advantage here is that you know how much to
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spend, but it is still very early in the process, and you may go looking and decide it’s not for you – then you have a contract to buy a large amount of euros you don’t need. If you’re 100% certain that you’re buying in France, then there’s nothing specifically wrong with this approach.
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When your offer is accepted and paperwork is being done. There is a risk that the rate could move significantly against you during this one-week period, but most people look to fix it as soon as the surveys have been done. That way, you know how much it is going to cost in pounds sterling as well as euros. This is how around 75% of sales go in my experience.
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September 2015 French Property News 81
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Money talks Vocabulaire
Opening a French bank account will help you organise your finances and keep track of mortgage payments and bills. Laurent Galy explains the basics of banking in France
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hen buying in France, one thing is essential: a French bank account. This will help you organise your finances and keep track of mortgage payments and bills. Whether you’re moving permanently, purchasing a secondary residence or investing in a property, it’s preferable – and often essential – to hold a bank account in France. Peace of mind is what we’re all looking for, knowing that our utility bills and mortgage will be paid on time. On top of that, we just want to get on with enjoying la belle vie in France. Even investing in France through a leaseback scheme or something similar can be made considerably easier when you hold a French bank account.
Opening an account Setting up your bank account can be a very simple process and in some cases you don’t even need to leave the UK to get one organised. Once your account has been opened, the bank will give you your relevé d’identité bancaire, or RIB, with which you’ll soon become very familiar. This document gives you all of your bank details, including your international account number (IBAN). When getting yourself established, you’ll need your RIB to set up direct debits with utility companies. Most utility bills can be paid by setting up direct debits, as in the UK, but there are alternative methods too, such as the TIP. You’ll see the tear-off slip on the bottom of your bill, and you just need to sign this and send it back to the service provider with the details of your RIB and a one-off payment will be debited from your account. This is a good way of keeping an eye on how much you’re paying for your bills. For those everyday needs while in France, you can apply for a card and cheque book when setting up your account. You’ll find Visa and MasterCard debit cards in France, and they do work in the 24-hour petrol stations so you
82 French Property News September 2015
won’t get caught out. There’s an annual fee for cards in France, but not for cheque books, which is probably why so many French people use them.
Checking cheques There’s a myth relating to unpaid cheques in France. However, I can confirm that I haven’t seen any hangings for a bounced cheque, although it is considered to be a serious matter. The result of becoming interdit bancaire can be an expensive affair and includes a ban on writing cheques for up to five years. The main thing to remember is that a cheque is considered to be as good as cash. This means that if you haven’t got it, don’t spend it.
Setting up a bank account in France can be a very simple process and in some cases you don’t even need to leave the UK to get yourself organised To avoid this, crediting your account is something you’ll need to do on a fairly regular basis. There are several ways of doing this, from depositing cash, making a SEPA (Single Euro Payments Area) transfer in euros or a direct transfer in sterling, using one of the international services now available, or sending a cheque, including sterling cheques. Of course, we’re all naturally concerned about exchange rates, but if you make regular credits to your French bank account then you’ll limit your exposure to fluctuations in the exchange rate each time you have a bill to pay.
un compte bancaire bank account le solde balance un virement transfer un prélèvement automatique direct debit un chéquier cheque book une carte bancaire debit/credit card être à découvert to be overdrawn un découvert overdraft un agios overdraft charges un découvert autorisé an authorised overdraft approvisionné supplied with funds faire un retrait d’argent liquide withdraw cash un distributeur de billets cash machine en espèces in cash un relevé de compte bank statement un produit d’épargne savings product un prêt loan un billet bank note
Protecting your account All banks propose service packages which either simply cover basic running costs for day-to-day operations, or may include more elaborate options such as sweeper systems to top up savings, guarantees for agreed overdrafts and protection for your means of payment such as bank cards, cheque books and mobile phones. These options can also provide assistance and guarantees for online purchases as well as warnings when your card details have been used remotely. Some banks may include the annual cost for your bank cards within a monthly service charge.
Financial support When starting your new adventure in France, you don’t want to be worrying about your finances. Your bank is on hand to help with all your financial needs, from mortgages and insurance to savings and investments. It’s therefore important that you make the right choice when you open your account. Always make sure you sign up with someone who understands you and your needs, and that you understand too. ■ Laurent Galy is a branch manager of CA Britline within the Crédit Agricole network. CA Britline offers distance banking via telephone, internet and app for English-speaking customers Tel: 0033 (0)2 31 55 67 89 britline.com
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Why should we fix an exchange rate?
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ncouraged by the favourable exchange rate seen recently, my wife and I are planning to purchase a property in France in the next couple of months, and while doing our research we keep coming across references to fixing an exchange rate for the completion payment. We’d never buy a property in the UK without knowing the price, so why would we do that when buying in France? Peter Lewis Helen Scott of Eris FX (erisfx.co.uk) replies: Fixing involves agreeing a rate of exchange now for delivery of the currency at a specific date in the future, at which time you pay the broker and receive the euros. There are certainly some advantages to fixing the exchange rate so that you know exactly how much your French property will cost you in pounds. However, there are also downsides to fixing that some brokers may not tell you.
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The exchange rate The forward (fixing) rate won’t be as good as the current ‘spot’ rate (buy now pay now). By fixing your rate in advance of payment you are effectively borrowing those euros for a time in the future. As with all borrowing, this attracts a rate of interest, known as forward points, which the broker builds into your deal and which reduces the rate of exchange you will get. This could affect your purchase price by hundreds or even thousands of pounds.
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Paying a deposit You will normally have to pay a deposit when you fix the rate. This is generally around 10% of the value of the deal, so if you are buying £100,000 of euros you will have to deposit £10,000. This money is kept by the broker until the forward trade ‘matures’ and you pay the rest of the balance in pounds. Once you pay this deposit it is not your money any more, it becomes the property of the broker. It is not protected under the financial ombudsman scheme so if the company goes under you are at risk of losing this money.
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Margin call If the rate moves against you (i.e. it improves so you could have got more euros for your pounds if you had waited) the broker will ask you for more deposit to make sure you don’t renege on the deal. This is known as a margin call. In a worst-case scenario, if the market is very volatile, you may end up paying 15% or 20% in deposit to keep the deal alive. If you don’t, the broker may cancel the deal and keep the deposit you have already paid.
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Locked in You are committed to the deal, and if your house sale falls through or the rate gets better you are still locked into paying for it on
the due date. You may be able to negotiate a way out but there are likely to be (possibly hefty) charges to pay. There is, however, an alternative. You can buy the euros now, at the current spot rate and pay for them all now. The broker will then hold your euros until you need them in a ‘safeguarded’ account, which means that the money is completely ring-fenced and cannot be used by the broker or touched if the company goes out of business. The rate will be better than the forward ‘fixing’ rate and your funds will be safe. The downside to this option is that you will have to pay for the total deal upfront, rather than just a deposit.
There are certainly some advantages to fixing the exchange rate so that you know exactly how much your French property will cost you in pounds
Taxation on pension income
M
y wife and I, both 65, have recently retired and would like to relocate to France. Based on an exchange rate of £1 = €1.30, my wife has a state pension of €6,486 per annum and I have a state pension of €9,050 per annum, plus a private pension of €6,295 per annum gross before tax. Our total joint income would therefore be €21,831. What income tax should I/we expect to pay in France? Chris Turner Kehinde Dauda of Greenwich Taxation Services (greenwichtax.co.uk) replies: As French residents the state pension and private pension would be taxable only in France (ref: Article 18 of the France/UK double tax treaty). In France, the household (spouses/civil partners and dependants) is taxed as a unit. In your case the total household income consists only of pension income totalling €21,831. Assuming your household includes just you and your wife, you would be entitled to a ‘family quotient’ of two; this roughly means that the tax bands are doubled so that more of your income is taxed at lower rates. Based on the 2014 income tax bands and rates you would have no tax to pay. The gross tax liability would have been €37 but couples with a gross tax liability below a certain amount (€1,870 in 2014) are entitled to a reduction, which in your case would have reduced the tax liability to nil.
September 2015 French Property News 85
FRANCE PROPERTY SHOP This month’s visit to our market-leading French property website
There ar
e 13,667 proper
ties on the site and
379
Prices for all pockets in Morbihan €90,000 Close to the market town of Locmine, this property set in just under an acre of garden includes a farmhouse with two adjoining stables, which could be converted into additional accommodation, as well as a small cottage on the opposite side of the private courtyard. While the house is habitable it would benefit from some renovation work, so could be a DIY project. Ref: 334135
€248,500 This former hydroelectric station has been fully renovated and is now a threebedroom home with lovely views of, and direct access to, the River Blavet. With underfloor heating the house is cosy in the winter, yet remains cool in the summer, and there is both a terrace and a courtyard garden. Ref: 340751
€487,600 Set in 30 acres of private grounds, this 19th-century property includes the main family home with adjoining guest accommodation and several outbuildings. The land lends itself to equestrian use, and there are a number of bridal paths in the area. Ref: 334195
WHAT A CHARACTER Part of the 13th-century defensive structure of the fortified village of Cordes-sur-Ciel, this threebedroom property has separate commercial premises and comes with its very own secret walled garden. Situated on one of the main pedestrian routes through the village, it is on the market for €299,000. Ref: 320274
86 French Property News September 2015
in Haute-Vie nne
Spotlight on: Haute-Vienne Properties here currently on France Property Shop ■ Up to €100,000 ■ €101,000 - €200,000 ■ €201,000 - €300,000 ■ €301,000 - €400,000 ■ €401,000 - €500,000 ■ €501,000 plus
122% 159% 51% 17% 4% 7%
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imousin as a region is well known for its countryside credentials, and with picturesque rolling green hills, large lakes and vast expanses of forest, the department of Haute-Vienne certainly contributes its fair share to the region’s reputation for rural bliss. One third of Haute-Vienne is in fact made up of forest, and with a population density considerably below the national average this is the ideal place for those keen to find their own French retreat. There’s still plenty to do and see though, with numerous sites of interest, attractive villages and bustling towns on offer. Capital: Limoges Capital of both the Haute-Vienne department and the Limousin region, Limoges is famous for the porcelain it has been producing for over 200 years, as well as for its craftsmanship of enamel and stained glass. Designated a Ville d’Art et d’Histoire, it stands on the site of the 10BC Roman city Augustoritum which took advantage of its strategic position on the River Vienne. The grand Art Deco train station is one of the most iconic sights in the city and is considered to be one of the most beautiful in France. Highlights If green space is what you’re looking for, this is the place to find it. Even the city of Limoges has a rural feel, with 50m2 of green space per inhabitant and more than 200,000 trees. Extending across HauteVienne and neighbouring Dordogne, the Périgord-Limousin natural park covers 180,000 hectares, while the Millevaches park is almost twice the size at 330,000 hectares and spans all three departments of Limousin. The man-made Lac de Vassivière on the Millevaches plateau is one of the largest lakes in France and is sure to appeal to watersports enthusiasts.
Local specialities Haute-Vienne is famous for its apples and there are no fewer than 80 different varieties growing throughout the department. It is also the birthplace of clafoutis, a baked dessert traditionally made with cherries and covered with a thick flan-like batter. Interesting fact The town of Rochechouart was struck by what is thought to be one of the largest meteorites ever to hit the earth. Access – By air: there are flights from the UK to Limoges airport – By train: TGV to Limoges – By road: Limoges is 680km from Calais Climate – Average annual temperature (Limoges): 7.7°C/15.2°C – Average annual rainfall: 1,023.5mm – Average annual sunshine hours: 1,899.8 Property prices Limousin region – €105,000 Haute-Vienne department – €116,000 Haute-Vienne is the most expensive department of Limousin and is divided into three sectors: • Bellac – €67,300 • Rochechouart – €94,500 • Limoges – €127,400 This detached three-bed cottage is set in an enclosed garden with further land opposite also included – €89,380 Ref: 346827
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We’re in business Homes that could generate an income to support your life in France
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unning gîtes or chambresd’hôtes is a popular choice for many Brits looking to generate an income from their French property, and if you can’t beat them, join them. This property in Corrèze, Limousin, includes two farmhouses, both of which have already been renovated and each has two bedrooms. As both are in move-in condition a new owner could quite easily make themselves at home in one of the houses, and let the other one as guest accommodation to start generating an income straight away. Two barns are also included in the sale, the smaller of which is currently in the process of being transformed into a third two-bedroom house. The work on the barn will be completed within the €315,000 asking price, which means you’d be getting three brand-new houses, not to mention 12 acres of well-maintained land with its own natural stream and a small lake. Part of the land has already been enclosed and fenced so could be used for horses, offering further options to explore in terms of generating an income. With Brive airport just 20 minutes away and Limoges 90 minutes, the location is ideal too. Ref: 343076 Vicky Leigh, Deputy Editor
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hen I was last in Aubeterre-sur-Dronne in Charente, along with many visitors to this Plus Beau Village, I headed straight for the charming village square – which is where this beautiful hotel and restaurant is located. If I was looking for a business to run in France, this property would tick a lot of boxes. Built in 1820, the hotel has eight bedrooms, all of which have recently been refreshed. The restaurant rents a section of the bustling village square for outside dining – an absolute must-do when you visit in the warmer months – and there’s also a dining room above the bar. With all those tourists, you shouldn’t have any problem attracting paying guests and diners. And who wouldn’t want to live here? Aubeterre, with its famous underground church, has been welcoming pilgrims on their way to Santiago de Compostella for over 1,000 years, and the new owners can expect an equally warm welcome. The price is €494,440. Ref: 344752 Karen Tait, Editor
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W
ho hasn’t secretly dreamed of owning a vineyard? As long as you have a hard-working vigneron on hand and an army of workers to help with the vendange, that is. All that would be left for you to do is uncork a bottle of your finest with friends beside the pool. Ok, so the reality of vineyard ownership for the majority of us would involve a little more elbow grease. But with so much wonderful weather and fertile terrain to be had in France, not to mention the importance placed on wine here, it’s a great way to make an income. Just 20 minutes’ drive from Auch in Gers, this attractive character house is surrounded by a six-hectare vineyard planted with three grape varietals, and supplies both wine and armagnac to establishments across the country. The property itself, with eight bedrooms, has been painstakingly restored and is on the market for €980,000. Ref: 294542 Rachel Johnston, Editorial Assistant
September 2015 French Property News 87
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Charente, Poitou-Charentes
Provence-Côte d’Azur
Puy-de-Dome, Auvergne
This house has everything to attract golf enthusiasts, with views of holes 1, 7 and the all important 18th, along with views of the countryside. Built in 2005, this house is modern and very bright with patio doors leading out on to the terrace with views of the golf course.
SOLE AGENT - Located near to the village, villa consisting: an entrance, living room with fireplace, fitted kitchen, 4 bedrooms, office, bathroom, shower room, 1 toilet, pantry, laundry, carport. All on a garden of about 2300 sq.m with swimming pool.
Charming stone cottage in a peaceful setting on grounds of 3144 m2. The property offers lots of character and is in good condition with a habitable surface of approximately 100 m2 including 3 bedrooms. Land and outbuildings quiet setting on grounds of 3144 m2.
335,000 €
690,000 €
117,000 €
Provence-Côte d’Azur
Lot, Midi-Pyrenees
Midi-Pyrenees
Mougins : In a peaceful location and benefiting from a open view, this beautiful single storey villa comprises: entrance hall, vast and bright living / dining room with fireplace, fully independent equipped kitchen, 3 bedrooms including a large en-suite master bedroom.
On a dominant position with a nice view, very nice house totally renoved with more than 250 m2 of living area + 110 m2 of subsoil. Flat land 3500 m2. Garage. Ground level (100 m2): living room opening on a panoramic terrace, new fitted kitchen, bedrooms/office, toilets.
Country House with Garden and Land. This country house down a quiet laneway has wonderful views of the foothills of the Pyrenees. Sit on the balcony of an evening, enjoy the view and listen to the river and the other sounds of nature in this little oasis of calm.
1,150,000 €
264,450 €
178,200 €
Haute-Vienne, Limousin
Gers, Midi-Pyrenees
Savoie, Rhone-Alpes
Spacious one-bedroom cottage with living area on one floor, cellar and attached low maintenance courtyard. The roof on the main building was replaced in March 2009. The cottage forms part of a hamlet comprising five houses and lies within a National Nature Reserve.
House for less than 170 000€! Small Gascony house, barn and outhouses with big potential in the commune of Sauveterre in the Gers.This former farmhouse is found in the valley of the river Save and is bordered by a canal.Lombez and Samatan are five minutes away.
A fabulous renovated house in a small village near Bourg st Maurice. The house is on 3 levels and the ground floor comprises a cosy lounge / dining area with spacious and fitted kitchen and a outdoor terrace it would make a perfect home in the mountains for a family.
39,000 €
165,900 €
316,000 €
JOIE de VIVRE
Enhance your life and home and experience the joy of French living
IS H THONT M
90 92 94 95 96 98
Interiors: bathroom A functional room it may be, but you don’t have to skimp on style when it comes to your salle de bain
Food & drink: wines of distinction With the vendange upon us, we taste our way around six of France’s wine-producing areas French lessons Put your language skills to the test with our entertaining puzzles Your photos Celebrating life and times in France through your own camera lens Rural riddles The answers to all your pastoral problems from our countryside expert Reviews A lighthearted novel and some French feline fun plus imaginative fillings for your classic crêpe
FPN INTERIORS
Hammered glass toiletries jar £25, sweetpeaandwillow.com
White mesh-fronted medicine cabinet £69.95, melodymaison.co.uk
Pack of three ‘Petit Beurre’ biscuit soaps £7.50, boutiqueprovencale.co.uk
Clean & preen It’s style as well as substance with these picks for your salle de bain
‘Vogue’ large handmade bath towel, 100% cotton, 200 x 100cm £25 each, villeetcampagne.co.uk
Lac du Bourget bath milk bonbons £19.99, sweetpeaandwillow.com
Cream heart design toilet roll holder £5.95, melodymaison.co.uk
Dove grey acrylic ‘Bateau’ bathtub £1,430, bcdesigns.co.uk
Top: ‘Regates’ fabric, 100% cotton £232.80/metre Bottom: ‘Cape Cod’ fabric, 100% linen £199.20/metre Both pierrefrey.com
Beach huts bath mat, 85 x 65cm £39.99, dibor.co.uk
Brushed aluminium porthole mirror, 38.5cm diameter £72.95, dibor.co.uk
Follow our interiors board: Pinterest.com/frenchpropnews/interiors
90 French Property News September 2015
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Compiled by Rachel Johnston
Cream wall shelf with towel and clothes rail, 70cm across £29.95, melodymaison.co.uk
FPN FOOD & DRINK
Burgundy
Bordeaux
ssu Cuvée Château Le Co 14 20 ée ot Numér €26 t in the UK, Known as clare oduced in the 89% of wine pr is red. This ea ar Bordeaux and Cabernet t blend of Merlo a complex Sauvignon has nose, e and expressiv s of figs and te no ng ni combi ackberry jam bl almonds with In the mouth it and liquorice. d flattering with an is balanced tannins, round and silky oak and a d te ra well-integ spicy finish. , grilled Rare red meats Food pairings: let meats, cassou uindeuil.com vin-de-graves-g
Louis Latour Chablis 2014 €24.99
Rhône Valley
This region is home to the village of Chablis where the eponymous dry, minerally, Chardonnaybased white is produced. Chablis always exhibits a racy acidity and is sometimes described as having notes of pierre à fusil (gunflint). Pale yellow-green in colour, this bottle displays a perfumed floral nose with notes of zingy citrus fruit, is well-balanced on the palate and has a crisp, lively finish.
Alain Jaume & Fils Châteauneuf-du-Pape ‘Vieux Terron’ 2012 €40.99 A classic red from the Côtes du Rhône is a blend of Grenache, Syrah and Mourvèdre, known simply as GSM. This one combines the respective varietals in an 85%-10%5% ratio, and is an intense purple colour with a nose bursting with ripe red fruit. The palate is complex and spicy and the finish is long, with aromatic hints of liquorice and pepper.
Food pairings: Shellfish or charcuterie louis-latour.com
Winnecstion i t s i d f o
Loire Valley Domaine Nicolas Gaudry Pouilly-Fumé 2014 €9 Fumé means smoked, and it’s the noticeably woody aroma of this Loire stalwart – especially noticeable in wines whose grapes are grown on limestone soils – that has critics clamouring. Unlike Sancerre, its neighbour on the left bank of the Loire, Pouilly-Fumé is dedicated exclusively to the production of white wine. This particular example is offset by intense grapefruit, white flowers and vanilla on the nose. A light- to medium-bodied wine with crisp acidity, it is composed of 100% Sauvignon Blanc. Food pairings: Crab, grilled white fish and shellfish, asparagus, Edam cheese nicolas-gaudry.com
92 French Property News September 2015
Food pairings: Game, red meats or meat in sauce, strong cheeses vignobles-alain-jaume.com
With the vendange upon us, we taste our way around six of France’s principal wine-producing areas
Languedoc Domaine O’Vineyards Les Américains 2006 €35.50 Established in 1998, Cabardès is a small appellation north of Carcassonne and is one of the only ones to blend varietals from the Atlantic (Merlot and Cabernet Sauvignon) with those from the Mediterranean (Grenache and Syrah). This bottle has autumnal flavours of brambly fruit, smoke, pepper and herbs with crunchy tannins and an expressive finish.
Alsace
ling 2012 Trimbach Ries €17
latest to ripen Riesling is the rietals as it va of the Alsace to reach ts gh ni ol co s need ably has gu ar it t maturity, bu es to m co it no equal when It is ir. rro te e th expressing ing nd pe , de unique in that is it ch hi w in il on the so evolve and planted, it can ive mineral ct in st di develop acidity and g aromas. Piercin ality er in m ed nc ple, pronou egant dry exam el is th combine in peach, pear, te hi w of s ur vo as of white supporting fla efruit with arom The finish is lemon and grap s. ed se and fennel flowers, anise clean and dry. rk, Choucroute, po tart Food pairings: mon le , se ee ch ’s scallops, goat trimbach.fr
Food pairings: Grilled or barbecued red meats, cranberries ovineyards.com
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FRENCH LESSONS Put your French to the test and have fun with our puzzles
Common knowledge
Wordsearch
Work out the word that links these groups together, plus their English translations
Find the departments of these French towns and villages, all mentioned in this issue
1. ~ routiers, ~ posté, ~ d’aiguille, ~ménagers, ~ pratiques
Hautvillers (Champagne)
......................................................................................... 2. ~ d’attractions, ~ national, ~ relais, ~ de stationnement
Dijon (Burgundy) Castéra-Verduzan (Midi-Pyrénées) St-Barthélemy (Aquitaine)
.........................................................................................
Caunes-Minervois (Languedoc-Roussillon)
3. ~ d’adhérent, ~ d’anniversaire, ~ bancaire, ~ postale, ~ de fidelité
Lyon (Rhône-Alpes)
.........................................................................................
Montemboeuf (Poitou-Charentes) St-Tropez (PACA)
C W O N V G E I H P R H O N E
M H J I P H G E Q W G Y R A I
J Y K B I Z E A L T M O R L C
V A R S Q E R M R E N I C O A
Les idiomes 1. Rien ne sert de courir; il faut partir à point
3. Tu peux toujours courir
a. To spread a rumour
E L S J O O G L J R I A R T S
A G U P M T Y R E F C K F G I
Z S B A L F E N O E G E L A F
E J R U C R T D R N C Y A R W
L N H D D E R V O D D B M O S
E D X E P H S P G R P E E N C
C O I P R E O U E R C M C N O
R H T Y B J L J P E S G T E S
Match each word category with the appropriate example
b. Slow and steady wins the race
conjonction
ceci
c. I’ve had just about enough of you
préposition
pris
adjectif possessif
Claude
participe passé
parmi
pronom démonstratif
ton
nom propre
pour que
4. Faire courir un bruit
d. A recipe for disaster
5. Courir à la catastrophe 6. Tu me cours sur le haricot
W R T C B G I S Y D A S E E J
La grammaire
Match each French expression with its English equivalent
2. Courir à sa perte
N U E P D R S T B C O H Y T P
e. Not a chance! f. To be headed for big trouble
This puzzle is from ‘Speak Easy Puzzles’, a collection of 50 thematic French and English idiomatic expression puzzles to perfect bilingualism. Available for €9 from store.fusac.fr
Les expressions de liaison Match these French link phrases with their English meanings
Le courrier électronique: êtes-vous connecté?
1. tout d’abord
Do you know what these French email and internet terms mean?
2. en revanche
un marque-page ........................................................
un fichier ...................................................................
3. grâce à
une pièce jointe..........................................................
une police de caractère .......................................
4. en effet
un navigateur ..............................................................
une base de données ...........................................
a. thanks to b. to start with
ANSWERS: Wordsearch: Marne; Côte-d’Or; Gers; Lot-et-Garonne; Aude; Rhône; Charente; Var Common knowledge: 1 = travaux (work(s)) (roadworks, shift work, needlework, housework, practical work); 2 = parc (park) (theme park, national park, park and ride, car park); 3 = carte (card) (membership card, birthday card, debit card, postcard, loyalty card) Les idiomes: 1 = b; 2 = f; 3 = e; 4 = a; 5 = d; 6 = c Le courrier électronique: un marque-page = bookmark; une pièce jointe = attachment; un navigateur = browser; un fichier = file; une police de caractère = font; une base de données = database La grammaire: conjonction = pour que; préposition = parmi; adjectif possessif = ton; participe passé = pris; pronom démonstratif = ceci; nom propre = Claude Les expressions de liaison: 1 = b; 2 = d; 3 = a; 4 = c
94 French Property News September 2015
c. indeed d. on the other hand
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YOUR PHOTOS
Send your pics
We love seeing your photos of France. If you would like to share them with us, then email: rachel.johnston@archant.co.uk or post to: Rachel Johnston, FPN, Cumberland House, Oriel Road, Cheltenham GL50 1BB.
The best photo will win a year’s free subscription to French Property News
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ST★R PHOTO
We always enjoy looking at your photos of France, so if something catches your eye while you’re holidaying or househunting then we’d love you to share it with us! 1. This month’s winning photo was taken by Dominique Romanescu of the rugged coastline around St-Vaast-la-Hougue, Manche, Lower Normandy 2. Alexa Holgate was impressed by the view of the Eiffel Tower soaring up against a bright blue Parisian sky 3. Spotted by David Blanchard, an interesting hotel barge named
2
3
‘Nenuphar ‘ pausing before the lock was opened on a canal in Burgundy 4. Samuel Jacobs enojyed lunch at a harbourside seafood restaurant in photogenic St-Tropez 5. Emma Henderson spent a week exploring the ancient villages around Nice, including St-Paul-de-Vence where she captured these pretty houses
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4 www.completefrance.com
September 2015 French Property News 95
RURAL RIDDLES
Jeremy Hobson solves more of your pastoral problems
Going wild for pigeon I’ve just noticed that our village butcher has pigeonneau for sale. What, if any, is the difference between this and palombe? Palombe usually describes wild pigeon. What your butcher has for sale is a young, reared bird, which is likely to be more succulent than a wood pigeon – although these too can be extremely tasty if cooked correctly. In France, the reared pigeon is usually roasted while wild birds are more likely to be casseroled, as in the salmis de palombes, often eaten in the French Basque region.
Scraped holes in the terrace; lizards are the likely culprits
Dig for victory What might have made these holes in the soil between the stones of our terrace in the Loire? We thought possibly mice but why would they bother, as there’s neither food nor nest material for them? The hole is roughly 3x4cm and only 4-5cm deep. Bearing in mind the time of year I received your email (late May) I would suggest that the hole is the work of a western green lizard intent on digging out a place to lay its eggs. That it didn’t continue to do so may have been because of nearby human activity (or even that of a dog or cat if you have one).
Green lizards are strange in that they sometimes completely ignore the presence of humans while at other times they dash away at the slightest disturbance. The male is brighter green than the female (some are emerald green and look almost fluorescent; the male also has a blue throat patch) and although most books and websites claim it is always the female that excavates a nesting place, I have seen males digging out what seems to be intended as a place in which his mate can lay her eggs. They lay circa 20 eggs – which hatch anywhere between eight and 12 weeks later.
We’ve just returned from a househunting trip in Brittany and travelled 250km along the coast through the countryside from Perros-Guirec to Douarnenez. The first house we saw was surrounded by Japanese Knotweed coming from a neighbouring plot but the immobilier hadn’t heard of the plant. She seemed unconcerned and so we moved on. Without searching for it, we later saw it in a village square coming up through tarmac, in fields and gardens and along main roads. Many of your readers will be looking for a home in France this year so we thought a warning would be timely. Japanese Knotweed (Fallopia japonica) was originally brought to Europe by interested but somewhat naïve Victorian travellers and collectors. It is nowadays classified as an invasive species and, in worst-case scenarios, its proliferation can endanger the natural habitat of plants and cause harm to buildings. It is, in the 21st century, causing damage to many waterways, as well as to the whole
96 French Property News September 2015
©Roger Kidd via Wikimedia Commons
Green without envy
Japanese Knotweed is extremely invasive
countryside in general. Amazingly, it will regenerate from pieces as small as 2cm in soil or in water. In the UK, this weed is towards the top of a list under Schedule 9 of the 1981 Wildlife and Countryside Act – as a result of which, it is an offence to plant it or otherwise cause it to grow. In addition, anyone who fails to control its spread could even receive antisocial behaviour orders (ASBOs) and/or possibly be fined up to
£2,500. Banks may even refuse a mortgage on houses where Japanese Knotweed grows nearby – a point well worth noting if, as the questioner observes, one is househunting. In France, while government edicts might not be exactly the same, the problem of Japanese Knotweed is of the same severity as elsewhere. Ways of eradicating or controlling it are varied. Gudron Bornette, of the French National Centre for Scientific Research, states that decreasing the nutrient input currently finding its way into streams and rivers will help ‘starve’ the plants. Others hope that psyllids – insects that devour Japanese Knotweed but leave other crops or flowers alone – will also eventually be able to help control the spread of the plant. More traditional control/eradication methods include spraying with a glyphosate weedkiller and also repeated cutting and burning. Depending on exactly where it’s growing, it might be possible to rotovate the root system, which should be raked and burnt in situ so as not to risk regrowth elsewhere.
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GET IN TOUCH!
If you have any ‘rural riddles’ for Jeremy, contact him either by email: jcjhobson@wanadoo.fr, or via letters sent to the FPN offices. Jeremy Hobson is a France-based writer who specialises in all country matters j-c-jeremy-hobson.co.uk
Hoe, hoe, hoe The secret is to keep your hoe sharp
rR u lR reader Stephen Gledholt a li recently d wrote saying how useful his hoe has been in the garden this summer. Hoeing between flower plants and vegetables on a regular basis – ideally daily during the growing period – certainly helps in keeping the soil clear of weeds. France, with its hot sunny days is perfect as they soon
wither in the sunshine. es As Stephen says: “Using a hoe lets you attack weeds when they are young and at their most vulnerable. The secret, however, isu to skim the hoe blade through the topsoil and not dig into the surface. Most important, though, is to keep your hoe clean and sharp with either a file or whetstone.”
Farm with no folly Having recently moved to a place on the borders of Ardèche and Drôme, we intend to start a smallholding and sell our produce. Do you know how we could go about finding out whether there are co-operatives or groups of existing smallholders from whom we can gain help and advice? Throughout France there are many farmers’ market organisers who will be more than willing to help and advise (the local tourist office may well have details). Probably of most valuable and specific use to you in your area is the group known as L’Atelier Paysan. Founded in 2009, its aim is to encourage the sharing of ideas, experiences and expertise among small-scale farmers. They periodically organise workshops, at which you can learn skills such as blacksmithing so as to be able to mend or adapt farm machinery likely to be useful on less than 10 hectares. The whole ethos of the workshops is to share knowledge at no cost. This type of group is not unique to France. In Britain, for instance, Farm Hack is becoming
www.completefrance.com
L’Atelier Paysan is a group through which small-scale farmers can swap expertise and experiences
very well established and aims to help farmers and growers from small-scale farms to acquire, modify and make appropriate tools and equipment for their work. Similarly, in the USA, the Greenhorns group supports a new generation of ecologicallyminded farmers, providing everything from opportunities to hone skills, to practical information, to informal social gatherings. latelierpaysan.org
There are pros and cons of automatic pop-hole openers
Pop-adoodledoo What are your thoughts on automatic pop-hole openers? We are away until late some evenings and worry about our free-range chickens getting caught out by foxes or even the fourines in our area. I must admit to never having tried them myself – and others to whom I’ve spoken have given them mixed reviews. Most are, however, quite favourable. The basic idea is that, by means of a battery and timer, a pop-hole to your chicken house can be closed shut at dusk without the need for anyone to be there. My main concern would be that it fails to operate and leaves chickens vulnerable to foxes and other predators – which is, after all, what one is aiming to prevent. Also, without being there to check, can one be sure that all the birds are indoors and one hasn’t chosen to sleep al fresco somewhere? However, they could prove quite useful in allowing birds an early release from the house in the morning. There are several models on the market and it is well worth searching on the internet for ‘chicken pop-hole opener’. There’s a fairly wide variety at a whole range of prices.
September 2015 French Property News 97
REVIEWS
A lighthearted novel, French feline fun and fillings for your crêpe NOVEL
NOVEL
Le Tomcat Diaries: Lies, Fries and Blue Skies in the South of France
Wish You Were Here Catherine Alliott, £7.99, Penguin, ISBN 978-1-405917889
E.A. Menches, £4.50, ISBN-13: 978-1508563822
“Here I am, on what should be the holiday of a lifetime, in a terrifically swanky château, and everyone I really don’t wish was here has rocked up.”
“When you take the time to move to educate yourself, it helps you avoid the common pitfalls that can end up costing you a fortune. You don’t want to move to France with blinkers like those on. Instead, learn from me – the better kind of Blinkers!” This is definitely a Marmite book – depending on your affinity with the feline species, you’ll either love it or hate it! Le Tomcat Diaries is a moving (to France) story told through the eyes of Mr Blinkers, a tenacious tabby who sets off for a new life in Provence with his ‘owners’ Hans and Victoria. Although not at all happy about emigrating, by the end of the book he has a more positive view of the move, but not without some adventures and mishaps along the way. While his humans try to sort out the various problems they encounter with their villa, Mr Blinkers has to tackle Jinx, a threatening tomcat who terrorises the street. It’s not all bad news though, as he also meets the love of his life, Roe. Mr Blinkers’ tale is told by E.A. Menches, a former French grammar school teacher who, having fallen in love with France on family holidays as a child, now runs a property search company, where she hopes to help other people moving to France avoid the problems encountered by Hans and Victoria, however entertaining they may be in a fictional setting. Menches certainly manages to get into the mind of a cat – from training his humans to treating the world as a huge playground, Mr Blinkers provides a unique view of France, but also highlights some of the pitfalls that await those who move to France without doing their homework.
When food and restaurant reviewer Flora Murray-Brown volunteers her husband James’ medical skills during a flight, they both get a lot more than they bargained for. They say that one good deed deserves another, and saving the life of a young child with a nut allergy certainly qualifies as a good deed. In return, the child’s grateful mother, who turns out to be a famous opera singer, offers James and his family the use of her château in the south of France for the summer. Flora jumps at the chance to swap the confines of Clapham for a month of freedom in Provence with James and their two teenage daughters. However, as another well-known saying goes, life doesn’t always turn out the way you expect it to. Flora’s perfect summer doesn’t include extended family, but when they hear about the trip they decide it sounds like their dream holiday too. And so it is that Flora finds herself joined by her mother, her daughters’ boyfriends, James’ elderly father, two of his sisters and an ex-fiancé thrown in for good measure. That’s a whole lot of family, not to mention baggage, and not just of the suitcase variety. And that’s before the glamorous château owner starts flirting shamelessly with James. To say this isn’t going to be the blissful break Flora had imagined would be an understatement of rather considerable proportions. In fact, it might well turn out to be the holiday from hell. Wish You Were Here, however, is a perfect holiday read, with the Provençal setting and eclectic mix of characters providing plenty of entertainment and escapism.
COOKBOOK Crêpes and Galettes from the Breizh Café
Its Parisian counterpart swiftly followed and then, in 1996, his culinary influence spread to Tokyo. France and Japan may seem unlikely bedfellows, but Bertrand Larcher, £20, Jacqui Small, ISBN 978-1-910254271 Larcher has a Japanese spouse and spent years working in the capital. He successfully harnessed one specific “My parents weren’t exactly thrilled when I first opened a mutual ingredient – buckwheat – to grow an insatiable crêperie in Brittany. During my childhood, they had gone into following in the country, opening six individual cafés and, debt to buy the family farm back, hoping I would take it over most recently, a cider bar. This geographical and culinary one day. The crêperie was a huge hit, however, like most of my fusion has resulted in some interesting and highly other restaurants. The fact is, I may not have chosen the life innovative recipes, 60 of which are contained in this of a farmer, but I hail from farm country and my regional of ies cop We have three the m book and create a bridge between Breton and roots run deep. I do what my parents, and my ancestors fro es lett Ga and Crêpes Japanese cultures. before them, did, but I do it differently.” Breizh Café to give away. Larcher sources his ingredients from the best nce cha a h wit in To be organic farmers in his own corner of Brittany and Anyone who’s pottered along Paris’ Rue Vieille du of winning, visit combines simple, high-quality products with Temple in the buzzing Marais may not have noticed completefrance.com/ er the unique flavours. Oyster galette with smoked bacon the unassuming blue awnings of the Breizh Café – community-forum to ent g and peas, foie gras galette with dried figs and crêpe but next time you’re there, it’s a must-visit. Flick competition. The closin tatin flambéed with calvados are among the through this book first, and you’ll have to stop yourself date for entries is 22 Sep 2015 delectable offerings. Crêpe Suzette is given a Japanese from booking the earliest Eurostar to get across to the city twist with the addition of yuzu, some recipes use matcha for a table. and tofu, and there are fabulous party ideas – whoever thought Bertrand Larcher was born in Fougères and founded the first of of filling, rolling and slicing galettes to make canapés? Each recipe even his chain of Breizh Cafés – ‘Breizh’ being the Breton word for Brittany has its own cider pairing. A wonderful addition to any kitchen shelf. – in the regional town of Cancale, across the headland east of St-Malo.
WIN!
98 French Property News September 2015
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MODERN VILLA AT JOYEUSE, ARDÈCHE
Three bedrooms, two bathrooms, lounge, dining room, kitchen, TV room, laundry room, double garage/workshop, terrace with views, shared pool. Low maintenance garden. 2½ hours drive to airports/TGV and coast. Near to Cévennes National Park, and the Gorges of the Ardéche.
€370,000 – No agents fee Mob 07866 988382 web@pbtalbot.plus.com
SAINTE MAXIME DRASTICALLY REDUCED TO 139,950€
Freehold privately owned Excellent Investment Opportunity Recently refurbished 1st Floor Apartment Living Room,Kitchen,Bathroom Double Bedroom,Terrace
T: 07734 792616 E: iainrace@btinternet.com
LOT VALLEY Picturesque village on the banks of the River Lot near Cahors
Spacious 3 bed family home with private courtyard. Adjoining retail/workshop space (240sq m) additional storage/garage space (160sq m). Presently trading as a successful Brocante (established in 2003), the premises would be suitable for a variety of trades/uses. House and premises 175,000e (Option to buy business available) Contact Benita Thomas 0033 5 65 21 63 60 benitaandoscar@outlook.com
Plot of Land for Sale SW France 2 Acres with planning permission Views over valley to Pyrenees Ski resorts 1.5 hours £60,000 – Will accept lower offers for quick sale paulburrell53@gmail.com 07802 983788
TWO DETACHED ADJACENT GITES FOR SALE Southern Mayenne £73,000 for the two Full details with photos can be found on www.frenchgitesale.com Both fully renovated one 2/3 bedrooms + half converted attached barn, the other 1 bedroom. Rural location. Contact 01822 611320 or salussw@hotmail.co.uk
Traditional village house near Chablis, northern Burgundy Village House in Melisey. Located in beautiful countryside near to Chablis. Fully furnished house and attached small garden/orchard. Two bedrooms, upstairs bathroom with WC, downstairs WC, kitchen, store room & living room. 68,000€ o.n.o E-mail: melisey@btinternet.com Tel: 0208 393 9535
€275,600 For more information, tel; 01745 570364 or email: gillmorgan46@gmail.com
4 bedrooms, sitting room, dining room, large kitchen-diner, two bathrooms, seating area with inglenook fireplace and wood burning stove.
€179,000 net price legal and notary fees not included
Email: elronmat@gmail.com Tel: 0033 (0) 2 31 61 16 62
BRITTANY 22 HOUSE
Landes / Pyrénées-Atlantiques Border
Landaise style farmhouse with 3 bedrooms, large lounge, kitchen, entrance hall/dining room, bathroom, shower wet room, 2 WC’s, laundry room and games room. 0.6 hectares of land, several outbuildings with potential for conversion to gite/other business venture.
Lovely old traditional Colombage house in the beautiful Vallee de la Vie , Pays d’Auge
RENOVATED VILLAGE HOUSE IN VALENSOLE (04) In the heart of a lavender plateau. 100m2. 3 storeys/ 2 double bedrooms/ wood burning stove/ terrace/ small garden with parking. Potential rental income. Contact Judy Robinson: judyrobtalbot@gmail.com
€185,000
3/4 bedrooms, large bathroom, lounge/ dining room, sep kitchen, downstairs toilet + shower-room, TV room. Garden, sep driveway to integral garage. Edge of town off N164. All amenities, large lake tourist attraction nearby.
€145,000
Michael (UK) 0118 9874325
CHARENTE
COLLIOURE Comfortable holiday home in attractive setting with shared pool and tennis court, close to beaches and town. Beautiful views across hillside and vineyards from sunny full width balcony with two tables. Spacious sitting/dining room, two bedrooms, bathroom and separate toilet. Kitchen. Parking. 324,000€ | Tel: 01296 614626 No agents please
Lifestyle and Income in peaceful town centre location. Traditional Maison de Maitre and 5 gites with heated pool in 1 acre of tree-lined gardens. Private sale 535 000 € Phone: +33 (0)5 45 98 24 95 www.gites-for-sale.com
Your one stop shop for everything you need to help you buy or sell your home in the Languedoc Roussillon
Charente/Deux-Sevres Border 4-bed stone house, lovely walled garden, tranquil village, 10 minutes to amenities, 20 minutes to TGV station. €130,000
Email: kandjclouds@tiscali.co.uk Genuine enquiries only please
www.completefrance.com
• • • •
A fabulous selection of agency and private properties for sale Useful guides about the 5 Languedoc departments Advice and support on buying and selling your Languedoc home Up to date information about property price trends in the Languedoc
Languedoc Properties info@chezdechez.com 0800 772 3940
+ 44 (0) 1736 272015
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September 2015 French Property News 99
FPN Classified To advertise call our advertising department on 01242 216099 PROPERTY FOR SALE £195,000
When you have finished with this magazine please recycle it.
MAINE ET LOIRE Beautifully renovated (2004) 3 bedroomed detached house with ensuites, huge kitchen/diner, all amenities, plus mains drainage; approx 2500 sq ft, fully furnished; with outbuildings, garage and ample parking.
Tarn et Garonne, near Montaigu de Quercy
www.bargainhouseinfrance.com
Boissy-leRepos, Champagne Region Solid wood chalet built in 2013 comprising 2 bedrooms, bathroom, lounge with open-plan kitchen, terrace, enclosed garden and parking. Fully insulated, double-glazing. 1h15 from Paris.
A small country estate in the heart of the Pays de Serres. Beautifully renovated large stone Maison de Maitre of 410 sqm with 5 beds and 4 baths/showers, plus 100 sqm of cellars. Also, fully renovated pigeonnier which can provide two additional bedrooms, a very large barn with covered area of 350 sqm, 6mx 12m pool and other outbuildings. All surrounded by 4.5 hectares of woodland, meadow and orchard with wonderful views over a small secluded valley.
Email: jamaundrell@hotmail.co.uk Tel: 0033 686 452 466
€690,000
Looking to buy or sell? Or looking for a job in France? 1,400 properties for sale in France Tel: 020 7428 4910 www.sextantproperties.com Dordogne – 20 minutes Bergerac airport – 395,000€
€20,000 no fees Mrs Smith, Tel: 07721076605 email: ostaniewiczg@aol.com
Beautiful Villa For Sale in the foothills of the Pyrenees
This spacious 4 bedroom villa with private pool enjoys stunning views of Mount Canigou, the Plain de Roussillon and the Mediterranean coast.
DOMUS ABROAD FRENCH PROPERTIES WANTED
Purchase options available:
Properties wanted in all areas of France, buyers waiting. We specialise in marketing properties to international clients.
Villa, gardens & woodland - 375,000€ The villa, gardens, woodland and 2 building plots - 490,000€
Tel: +44 (0)20 8455 0015 | Mob: +44 (0)7767 866 190 info@domusabroad.com | www.domusabroad.com
Beautiful stone ‘maison de maître’. Recently restored. Gated swimming pool, 4 bedrooms, 2 bathrooms, 3 receptions. Outbuildings and land offer opportunity for gîte or further development. Surrounded by vines in small, friendly village 20 minutes south of Bergerac.
For more information visit: www.homeinthedordogne.com | Tel: 07580 188390
Building plots available separately.
www.villa-avendre-leboulou.com
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100 French Property News September 2015
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September 2015 French Property News 101
FPN Classified To advertise call our advertising department on 01242 216099 PROPERTY SERVICES
Bilingual Architect
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LOOKING TO MAXIMISE YOUR OPPORTUNITIES? Whether you are a business owner or property owner looking to promote your product or service to our highly targeted audience; French Property News Magazine offers exceptional value. To advertise, please call me on 01242 264 774 or email: samantha.turner@archant.co.uk
Samantha – Account Manager
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102 French Property News September 2015
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To advertise call our advertising department on 01242 216099
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CARCASSONNE AREA DOES THIS INTEREST YOU?
Readers are advised to check that advertisers are qualified to supply the service that they require. Advertisers based in France must be registered & provide a Siret number.
French Resident UK Surveyors with 19+ Years Experience as Experts en Bâtiments et Architecture Ancienne & Moderne Spécialiste Maitres d’Œuvres
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Pre-Purchase Surveys - Planning - Project Management
Why not come and enjoy B&B in our family home, a listed house in a Medieval village, or on our riverside Caravan & Camping Park. Come and pick our brains! We’ve been here 18 years we can help you! 3 star Accommodation. 10% Discount for 4 days or more. Free WiFi connection. Chris & Christine Cranmer
LANGUAGE Le Poiron Bonjour French Language Courses in the Vendée
INTERPRETER AVAILABLE
Fully immerse yourself in the French language and culture. Follow a structured programme of tuition and activities. A relaxed environment and stunning location. Small groups at all levels with a native French tutor. Option to receive specialist advice on moving to /living in France during your course. Fully residential and all inclusive price. For further information contact: Lorna Ditchburn 01494 529152 / 07742 967775 or Françoise Duffell 0033 251 69 20 27 lorna@france4life.co.uk www.france4life.co.uk
September 2015 French Property News 103
FRANCE MAP REGIONS & DEPARTMENTS
Get to k n the diff ow e rent areas o f France wi this reg ional an th d departm ental breakd own...
France by numbers
01 - Ain 02 - Aisne 03 - Allier 04 - Alpes-de-Haute-Provence 05 - Hautes-Alpes 06 - Alpes-Maritimes 07 - Ardèche 08 - Ardennes 09 - Ariège 10 - Aube 11 - Aude 12 - Aveyron 13 - Bouches-du-Rhône 14 - Calvados 15 - Cantal 16 - Charente 17 - Charente-Maritime 18 - Cher 19 - Corrèze 20 - Corsica 21 - Côte-d’Or 22 - Côtes-d’Armor 23 - Creuse 24 - Dordogne 25 - Doubs 26 - Drôme 27 - Eure 28 - Eure-et-Loire 29 - Finistère
30 - Gard 31 - Haute-Garonne 32 - Gers 33 - Gironde 34 - Hérault 35 - Ille-et-Vilaine 36 - Indre 37 - Indre-et-Loire 38 - Isère 39 - Jura 40 - Landes 41 - Loir-et-Cher 42 - Loire 43 - Haute Loire 44 - Loire-Atlantique 45 - Loiret 46 - Lot 47 - Lot-et-Garonne 48 - Lozère 49 - Maine-et-Loire 50 - Manche 51 - Marne
104 French Property News September 2015
52 - Haute-Marne 53 - Mayenne 54 - Meurthe-et-Moselle 55 - Meuse 56 - Morbihan 57 - Moselle 58 - Nièvre 59 - Nord 60 - Oise 61 - Orne 62 - Pas-de-Calais 63 - Puy-de-Dôme 64 - Pyrénées-Atlantiques 65 - Haute-Pyrénées 66 - Pyrénées-Orientales 67 - Bas-Rhin 68 - Haut-Rhin 69 - Rhône 70 - Haute-Saône 71 - Saône-et-Loire 72 - Sarthe 73 - Savoie
74 - Haute-Savoie 75 - Ville de Paris 76 - Seine-Maritime 77 - Seine-et-Marne 78 - Yvelines 79 - Deux-Sèvres 80 - Somme 81 - Tarn 82 - Tarn-et-Garonne 83 - Var 84 - Vaucluse 85 - Vendée 86 - Vienne 87 - Haute-Vienne 88 - Vosges 89 - Yonne 90 - Territoire de Belfort 91 - Essonne 92 - Hauts-de-Seine 93 - Seine-Saint-Denis 94 - Val-de-Marne 95 - Val-d’Oise
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The Marais Poitevin is known as Green Venice
Next month in
NEWS
FRENCH PROPERTY
October issue On sale 23rd September
● Horsing around Looking for a home with room for a pony? Expert advice for equestrians
● Question time Things to consider before you decide on the location that suits you best
● Rustic renovation Adding modern comforts to a small 300-year-old farmhouse in Gascony
● Hurrah for Hérault Vibrant Montpellier, charming Pézenas and splendid seaside
● Venice in France Exploring the magical waterways of the Marais Poitevin in western France
● To B&B or not to B&B What do you need to know about legislation when running a B&B or gîtes?
● A novel idea Meet the author who swapped Bridgnorth for Charente-Maritime
● Grand designs Transforming a neglected château in Brittany into a family home
● Happy campers What to look out for when buying a campsite business across the Channel
● The home straight Part 10 of our buying guide looks at completion and the acte de vente
● Currency affairs How events in the eurozone can affect the exchange rate
● Three of the best Serious renovation projects for determined DIYers to get their teeth into
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Plus... all the usual regulars, expert legal and financial advice, real life stories and property and travel news
MY DREAM HOME
Susie Hollands is charmed by the history and romance of an apartment in Paris
Susie Hollands of VINGT Paris explains why this magnificent 17thcentury residence in the Marais, on the market for €2,115,000, gets her seal of approval Why does this property stand out for you? It’s romantic and historic – and that’s very fitting with my personality and interests! Stepping into the apartment feels like going back in time to the days of The Three Musketeers. It’s perfectly situated in the buzzy Marais but, set behind vast 17thcentury doors, it’s as quiet and peaceful as being in the countryside. Why is it a great buy? This is a one-of-a-kind property, situated on the third floor of the building and offering bird’s-eye city views that really give an ‘only in Paris’ vibe. The total floor area is already a generous 160m2 but the natural light flooding in only enhances and increases the feeling of space.
106 French Property News September 2015
What’s the wow factor? Just entering the property and taking in the space and grandeur of its interiors. Rustic painted beams converge with polished floors and chic modern lighting and the result is very visually appealing. All this is then elevated once you notice the views on offer, which are simply breathtaking.
oldest and arguably finest square in the city, and from the shops of Rue de Rivoli. You’re also close to Bastille’s famous Marché Richard Lenoir, which brings in fine fresh produce twice a week. The 4th arrondissement is jam-packed throughout with cafés, small museums and some of the oldest architecture in Paris.
Who would it suit? It would be perfect both as a family pied-àterre – there are four double bedrooms and two bathrooms – and for a discerning fashionista who appreciates luxury and quality and wants the ultimate Parisian pad.
What’s the appeal of the wider area? The apartment is walking distance from the Seine, historic Nôtre Dame on Île de la Cité and the trendy eastern district of Paris. Crossing the Pont de Sully takes you straight into St-Germain on the Left Bank.
What is your favourite room or feature? It has to be the main sitting room, which enjoys views of Marais mansions on one side and of the beautiful plant-covered facade of the interior courtyard on the other. You could sit there for hours and just take the city in.
How easy is it to get to? Very easy: there is a choice of Métro stations within walking distance including St-Paul, Chemin Vert, Bréguet-Sabin and SullyMorland. It takes around 12 minutes to get to any of them from Gare du Nord, where the London Eurostar pulls in – so weekend getaways are a piece of cake. ■
What’s the immediate location like? Absolutely perfect. The apartment is just seconds on foot from Place des Vosges, the
vingtparis.com
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Affiliating into the French healthcare system is not always plain sailing The French National Health Service is officially rated by the World Health Organisation as one of best NHS systems in the world, however it’s hard to fully understand all the ins and outs. Fortunately we can help....
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