15 tips for Languedoc house-hunting

We aren’t French property experts. But we did learn a few things during our search for a home in Languedoc Roussillon. Here’s our tips – what’s yours?

1. Go village hunting

House-hunting can be  time-consuming, and what’s the point in chasing after the “right” house in the “wrong” location?

Instead of house-hunting, you could start by town hunting, or village hunting. Get the location right first.

Start with some “desk research” and transport/location questions such as:

  • Where’s the nearest airport with routes to your country?
  • Will you need another airport in off-season times (e.g. Aer Lingus flies from Dublin to Toulouse – but not in the winter)
  • What about rail and bus links if you don’t have a car?
  • Do you want to be near the beach?
  • Are there special considerations if you need easy access to medical care?

2. Decide on your budget

Maison #2: "May require some DIY skills"

In these tough economic times it’s  more important than ever to keep to a budget that’s realistic, achievable and doesn’t ruin you.

Can you start organising your finances before putting any offers in? You may be able to hold out for a better price if funding is already approved.

3. What type of home?

  • One in a town or a village – or miles from anywhere?
  • A house you can just move into?
  • A brand new “villa” with all mod cons but no character?
  • A dainty old house requiring some renovation?
  • An apartment in town/city?

4. List your must-haves

Make a list of features that you want – X number of bedrooms, Y square metres of garden, a terrace, storage space, pool.

Then rank these in number of importance, on a scale of one to five. Add up their scores. The answer might be surprising. Can help later on, if you are agonising between several properties.

5. Know the market

Don’t rely on that favourite episode of “A Place in the Sun” from circa 1982 for your type of house in that general area. These TV shows are often repeats. Their prices can be very misleading.

French property prices 2009-10 (unlike Ireland they're now rising again)

It’s better to check websites to get an initial rough idea of the current asking prices for the types of property you’re looking for. Talking of which…

6. Use the internet – in moderation

The internet is a fantastic research tool, though don’t base a trip on just one place you’ve seen advertised on a website. You may hate it on first sight, or it may already be sold. A wasted journey.

Most of France is now covered by Google Street View, so use it to do a “virtual” visit to key places. It’s never the same as actually being there, of course, but it gives a good little glimpse.

7. Check the lie of the land

Maybe time to send an initial advance party on a flying visit. If the village is quite small, check the following:

  • How many basic shops does it have (boulangerie, general stores, tabac, chemist)?
  • How many cafés, bars, restaurants?
  • Is the population going up or down?
  • Is it simply too isolated for a second home, and a target for les vandals?

Once the overall area feels is right, spend a bit more time there, and begin looking for specific properties.

8. Pick the right time

The best time for house-hunting is off-season, November to March:

  • Agents will have more time to focus on your requirements
  • You get to see the area when the weather is at its most rotten and life is at its quietest
  • It’s also not high summer, when temperatures in the Languedoc sometimes soar towards 40C

9. Build a relationship with the estate agent

Maison #3: ready to walk into - i.e. has windows, doors, walls and a roof unlike the previous two

Try to be as specific as you can in describing your requirements. Explain exactly what house type,  general area and price range you are thinking of.

If you book a viewing, be punctual – always cancel any that you can’t make. Why should the estate agent waste ages sitting by the side of the road waiting for les irlandaises to turn up?

Even if the estate agent speaks English, it’s probably their second language. So you need to avoid any confusion on important property issues.

If your French is rotten, bring a phrasebook or dictionary.

Understand the estate agent’s lingo and abbreviations such as:

  • NV (Net Vendeur) – what the seller will receive
  • FAI (Frais d’agence compris) – the seller’s price (NV) plus the agent’s fees
  • HT (Hors Taxe) – what the seller will receive before tax
  • TTC (Tout taxes compris or Acte en Main) – all taxes and notaire fees included – the FAI price plus the fees for the notaire (see #14 below)

10. Don’t go overdoing it

If you’re house-hunting in a rural area, don’t expect to see more than three to four houses in one day, if each one is miles from anywhere.

And don’t bring kids. They get bored and restless. Dump them somewhere.

11. Be prepared

Bring:

  • A map of the area
  • Wellies if it’s that kind of terrain/season
  • A good lamp
  • A camera or video (or fancy mobile phone) to take reference shots – but ask permission first
  • A tape measure for checking window sizes, access widths, room-to-swing-cats-in lengths etc
  • Water if it’s going to be a long day and long drives in high summer
  • Sensible light clothing and sunscreen if you’re spending a lot of time in the sun in the summer

And check the weather forecast. It’s on the back page of the local Midi Libre newspaper.

12. Look past the superficial stuff

We’re talking about dodgy wallpaper (a Gallic proclivity?), naff furniture, minor non-structural stuff that really only requires quick repairs and a lick of paint. Or some Polyfilla.

13. Enjoy yourself

House-hunting can become a bit of a slog, but that’s no excuse not to take in some good food and wine and the sights.

14. Then do all the sums

Allow for:

  • The deposit, usually 10%
  • Fees for the conveyance, plus purchase taxes – this can add up to about 6% or 7% of the bricks and mortar price, excluding the value of any contents. Bear in mind that property sales require a notaire (the notary, who represents the state in the transaction)
  • Any major renovation costs that you’ll also have to budget for
  • The cost of house-hunting itself – all those trips can add up

15. Don’t rush in

Don’t let yourself be pressurised. Never sign anything unless you understand it all and the implications. Or have a trusted friend with good French who does.

And before putting in an offer, ask all the obvious and less obvious questions.

Does the property have a septic tank? Is it connected to mains water? Why are there several burnt-out cars in the neighbour’s garden?

via google.com