Buy the house or the dog gets it

Had to chuckle yesterday.

I was showing a house, barns and 10 hectares of mixed woodland & farmland to a client who had flown over specially.  It's a smashing place and the owner is a lovely Ukrainian lady who had offered the agent and I hot coffee and lashings of home-made apple pie when we first visited it on a wet & windswept day.

She had also introduced us to her beautiful Alsation called Diane. 

Seemingly Diane had lived in the house all her life and was her husbands dog until he died - she used to follow him all through the woods and fields and never left his side.

The lady now wants to move into a much smaller town-house as she hasn't the energy or inclination to look after the property. It's a special place but it really does need and deserve the sounds and sights of a family running round it.

At the end of the viewing the agent asked my client what he thought and we were just chatting generally about the pro's and con's of the property. 

In a classic case of sitcom magic the agent got a little over excited and blurted out "Of course the lady can't take Diane with her and she'll be sold with the property....that means that if you don't buy the house the dog will have to be put down".

I'm (almost) sure he said it as a joke.

www.cognacproperty.com

10 tips for buying in France next year

Inspired by this article in The Times I have set out my top 10 tips for those looking to buy in France during 2010.

1. Choose your location:  France is a huge country offering seaside resorts, skiing, cheap equestrian property with acres of land, plush penthouses in Paris and much more.  Find your ideal area before beginning your house search.
2. Decide on your "brief": If you're vague with agents then don't be surprised if what they show you doesn't take your breath away.  The more thought you put into your brief the better the results.
3. Make sure you see a good cross section of the market: You'll find that some agents are friendlier and more knowledgeable than others but you're buying a house not on a blind date. Agents can only show you what they have on their books and always have a vested interest. Don't forhet that every second house purchase in France is actually a private sale and done without an agent.  If possible use a buying agent (see 10).
4. Get your finances in place: It's pointless finding a little gem if you're not in a position to buy it. This is a simple thing to do and will save masses of heartache.
5. Try looking in Jan/Feb: The annual Brit invasion usually starts around Easter and you see prices rise beforehand.  Try getting here beforehand and snapping up the best properties.
6. Don't deal with an unlicenced agent: There are still plenty of sharks around. Ask to see their carte professionelle or you could get your fingers burnt.
7. Use a good notaire: Quality differs among notaires and you 100% have the right to choose (don't be told otherwise), ask around and find one you are comfortable with.
8. Try and collect as much comparable evidence as you can: Houses are notoriously difficult to value in France and it's often the owner who sets the price. Visit as many "similar" properties as you can and use this comparable evidence to help negotiate a good price.
9. Don't be greedy: It's tempting to get more land than you need (you'll live to regret it) or to buy a house with masses of barns (roofs cost a lot to repair).  If in doubt take your time to really think it all through.
10. Use a buying agent: Let's face it you may well not be fully conversant with the language, laws, process and local area.  Buying a house is a huge commitment and a good buying agent will save you time & money as well as give you peace of mind. Not sure where to look? Try here.

Bon courage....

www.cognacproperty.com

"Estate agents regularly lie to home buyers"

This rather emotive headline from the Daily Telegraph (see full article here) seems to have caused hysteria throughout the internet with most people saying "yeah, tell us something new".

I have two thoughts:

Firstly, most of the estate agents I know are honest, hardworking folk who would not knowingly mislead anyone who came into their office.  If you look beyond the headlines it says that 24% of agents were deemed "not to be complying with consumer protection laws" which actually could be the most insignificant thing.  Sure one or two agents are bound to lie and be unscrupulous but tarring everybody in the same way is just too easy to do and smacks of lazy headline writing.

Secondly, traditional agents act for the vendor who ask them to portray their house in the best light possible and to the widest possible audience.

Buyers need to recognise this (particularly if they are buying abroad or in an area they don't know). Put simply, the agent is acting for the other party and will get every penny out of you he can on behalf of his client.  Other professionals like lawyers & management consultants do this in business every day and people understand what to expect.

When they sign a mandate with an estate agent most people don't say - "I want a fair price", they say "I want the best price you can get please".

If you want a fully impartial opinion and someone to help you negotiate the lowest possible price you need to appoint a buying agent. 

Sure they will charge you for their services but they will almost certainly save more than this cost by helping you buy at the lowest price as well as giving you peace of mind that no-one is pulling the wool over your eyes.

If you're thinking of buying a house in the UK you can find a list of buying agents through APFBA (The association of property finders & buying agents).

If you're thinking of buying a property in France follow this link to a list of registered property finders who would be happy to act for you http://www.frenchentree.com/french-property-finders/

www.cognacproperty.com