All about Selling Your Property in France

The property market in France is currently buoyant where demand exceeds supply. This is particularly so in Brittany which remains one of the most popular destinations for both British and French buyers seeking an unspoilt French region.

Due to the Covid-19 crisis, properties for sale in certain regions of France, including Brittany, are becoming scarce. Real estate agents are busy searching for properties. Brexit has induced some British expats to return to the UK due to family ties, whereas others are moving to France with their family with a view to start anew.

If you are thinking of selling your property it makes sense to do so now.

The selling procedure is somewhat similar to the buying process with a few differences. Here is a guide to help you understand how to go about taking the big step.

WHERE TO START?

As in the buying process, you have a choice between contacting:

GET A PROPERTY VALUATION

Before selling your property get an estate/ property agent and/or Notaire to give you a valuation of your property. They would need to visit your property in order to obtain the technical details. However, do note that there could be sizeable differences in the valuations given by property agents and Notaries (“Notaires” in French). Do not forget to ask if the valuations are free as some can be payable!

In general, they take into account the following factors:

DECIDING ON THE SELLING PRICE

Some valuations could be considerably lower with a view to make a quick sale. However, a lower price could be quoted for properties suffering from damp or having an outdated septic tank system as the buyer would be required to undertake work to eradicate the problem and update to the norms. Do not rush into making a hasty decision. Be aware that buyers will invariably offer a lower price, so do not start selling using your lowest acceptable price. Your aim is after all to make some profit.

It would be wise to take into account not only the purchase price of your property, but also all costs related to the renovations or improvements, or even the capital gains tax involved if it is your secondary home. On the other hand, if the calculated amount is way above the market price for similar properties, you would most likely have to bear a loss if you wish your house to be sold within a reasonable period of time.

There are cases where owners have overvalued their properties, waited years for a buyer and finally sold at considerably less. As a property agent quite rightly told me, owners are always subjective when it comes to valuing their property. “They tend to see their property as being the best”.

Do remember that prospective buyers who regularly check advertisements do not look favourably on properties that are on the market for a long period of time. The question often arises as to why it is still on the market even after regular price cuts. Some even keep track of the reduced prices and wait until the prices go down before manifesting their interest. This is why choosing an appropriate starting price for your property is very important!

NOTICE TO YOUR TENANT

As a landlord, you have the right to sell your property even if it is leased. However, there are certain rules to follow as tenants also have rights and cannot be evicted without prior notice.

As a start, the landlord would have to inform his tenant of his intent to sell, via a registered letter with recorded delivery, at least 6 months prior to the end of the lease period. The letter would have to mention the reason why notice is given, as well as the selling price of the property and the conditions of the sale. The tenant therefore has a preferential right to purchase the property and has 2 months to accept the proposal. This timescale is extended to 4 months if the tenant requires financing via a mortage/ bank loan. If he does not have the means or does not want to purchase it, he is obliged to vacate the premises at the end of the lease term.

It is important to note that if the landlord does not abide by this formality, he is unable to market his property for sale and the lease shall be renewed.

This preferential right to purchase, however, is not systematic. For example, if the seller decides to transfer his property to his close family members, the tenant shall not be given this right.

CHOOSING ONE OR MORE PROPERTY AGENTS

Going through an estate agent is highly recommended when you want to sell your property. They will lessen the burden of you having to undertake various formalities and besides, as a seller, you will not be paying them commission. The property agent’s commission and the Notaire’s fees, unlike in the United Kingdom, are entirely paid by the buyer.

Apart from property agents, you could also ask your Notaire to undertake this task.

This is on condition that you have not signed an exclusive mandate with an estate agent. The initial term of a mandate is generally for 3 months, after which it is automatically renewed. However, mandates can also be cancelled at any time after the initial term.

TYPES OF MANDATES

Non-exclusive mandate:

You can sign a non-exclusive mandate with one or more estate agents for an initial period of 3 months, renewed automatically thereafter but it cannot exceed 24 months. After the initial period, you are allowed to cancel the mandate at any time. This type of mandate allows you to sell your property through your own means.

In general, agencies do not particularly go out of their way to sell your property under this mandate due to the competition. I have noticed that some accept these mandates but shelve the properties. They prefer focussing on exclusive mandates as they are sure to obtain their commission in the event of a sale. Of course, there are some reliable agencies which offer great services. However, you should note that properties under this mandate take time to sell.

If you find a buyer through your own means, you are obliged to inform the identity of the purchaser to the agencies. The terms are mentioned in their mandates and this applies to any sale that occurs up to 24 months after cancelling the mandates. This is to ensure that the purchaser has not avoided the agency (with which he had previously signed an agreement) by not paying the commission which is due.

Exclusive mandate:

By signing an exclusive mandate with an estate agent, you are not permitted to sell or to sign mandates with other agents. The duration of the mandate and its cancellation terms are approximately the same as for a simple, non-exclusive mandate. Please note, however, that the duration and their commission could be negotiated.

In spite of the constraints, properties marketed via this mandate are sold quicker. The agency does their utmost to sell the property by showcasing your property in their agencies, on their websites and in many other websites with whom they have partnerships. Some even advertise in reputable British property websites. It is estimated that it takes about 3 months to sell a property under this mandate, but we must remember that this duration relates to cities or big towns; it could take longer in the countryside.

Another good reason to sign an exclusive mandate is because some agencies reimburse you the sums paid towards the diagnostic reports (compulsory property surveys) during the signing of the Title Deed at the Notaire’s office. Do not forget to ask the agency about this as it could save you quite a bit of money!

Semi-exclusive mandate:

This mandate is a mixture of the above two in the sense that you sign a mandate with one agency but you also have the possibility to search for a buyer. If you do find a buyer, you are obliged to inform the agency which will then prepare a pre-sales agreement or commonly known in France as a “compromis de vente” . The buyer pays a reduced commission to the agency during the signing of the Title Deed at the Notaire’s office.

Co-exclusive mandate:

The semi-exclusive and the co-exclusive mandates are relatively rare. For example, at the end of an exclusive mandate you wish to add one or more agencies to market your property. You can do so via a co-exclusive mandate whereby all the participating agencies are listed. You, as an owner, are not allowed to sell the property directly. However, this type of mandate is very rare.

PREPARING THE MANDATE

Prior to drafting the mandate, the agency or its accredited representative will visit your property. He or she will ask you numerous questions including the following:

You can sign the mandate electronically or on paper. Once signed, you are obliged to accept visits by potential clients and the agency to your property. Remember that appearances and first impressions of the property help to sell a property much easier. In this light, I recommend you to read my article on the subject.

PROPERTY DIAGNOSTIC/ SURVEY REPORTS

Energy performance report:

The main report is the DPE or the energy performance diagnostic which gives a rating from A (best) to G (worst). It takes into account the insulation materials used in the property and the type of heating system among other factors. In the past it was common to find no rating for holiday homes due to the lack of electric, gas and heating bills on an annual basis.

New energy performance regulations from 1st July 2021

With an aim to lower carbon emissions and to preserve our planet, the French Government has put forth new regulations with a view to incite owners (or even tenants) to undertake work (for which grants are given) to make their properties more energy efficient.

They are :

Legal action can be taken if the diagnostic is found to be incorrect or fraudulent.

Diagnostic companies can be sued by the owner or the tenant of a property. The company in question is obliged to undertake another diagnostic to prove their findings.

Sellers could also be sued. For example, a property was purchased on the basis of a C rating but was later found to have an F rating. The new owner could therefore sue the seller for having fraudulently obtained a better rating, and therefore a better selling price.

The consequences of a fraudulent or incorrect diagnostic could lead the party at fault to undertake the energy renovation work at his own expense.

Other diagnostics:

The other checks made are for the presence of lead, asbestos, wood boring insects like termites, electrical and gas installations etc. It must be said that inland Brittany does not have a termite infestation problem compared to the coast or in the Parisian region. However, most old Breton stone houses have traces of wood worm (“vrillettes”), be they big or small. A technician recently told me that they could nest in the woodwork for over 50 years. However, wood rot is a serious matter to check for. Most of these wood boring insects proliferate when houses are not heated in winter, are damp and not aired on a regular basis.

CONTENTS FOR SALE

You may wish to leave some furniture behind in the property. A potential buyer may or may not want them. In the affirmative, an inventory of the contents and their prices must be drawn up and given to the property agent and to the Notaire. Alternatively, the furniture could be sold directly to the purchaser as second hand furniture.

The prices must take into account the age and condition of the contents and the total amount should not be over 2 to 5% of the value of the property. Bear in mind that the prices should be reasonable or else you may be liable for a tax audit.

There is a fiscal advantage of having a list of furniture added to the selling price in the Title Deed made by the Notaire. This is because the prices of the contents are not included for calculating the Notaire’s fees due by the buyer.

What can be added to the list?

– movable furniture, that is, any furniture which is not a structural part of the property and which can be removed, even if it means light work like blocking holes on the walls.

– electric radiators, if they are just screwed and do not damage the wall if removed

– garden furniture

On the other hand, the following are considered as part and parcel of the property as their removal could physically or aesthetically damage the property if removed:

– fireplaces

– sanitary fittings

– mirrors which cannot be removed

– shutters, if they cannot be removed without spoiling the wall

– fitted shelves and wardrobes

PRIVATE SEPTIC TANK SYSTEM

The private septic tank system, or in French the “assainissement autonome”, needs to be inspected prior to a sale. You would therefore have to contact your governing authority (eg. SPANC) and fix an appointment. Do contact them in advance as they are very busy. They will check your system and send you a report of their findings which is payable. If your system is not to the norms and an update or a new system is required, be warned that the purchaser could offer a lower price to offset the cost.

AN OFFER!

After a number of visits, you have finally found an interested buyer. Agencies often require a written letter from the interested buyer stating his offer. If the price is not suitable, you could suggest a higher price. The property agent’s job here is to negotiate the price between you and the buyer.

PRE-SALES AGREEMENT OR THE “COMPROMIS DE VENTE”

When an agreement has been reached, the property agent or the Notary prepares a pre-sales agreement, known as the “compromis de vente”, mentioning your personal details, details about the property, the selling price, the agency’s fees and all the conditional terms and conditions of the sale, including a 10% (or less upon mutual agreement) deposit of the purchase price.

The usual conditional conditions that would delay the conclusion of the sale are the obtention of the following documents:

– mortage/bank loan if the buyer requires financing for all or for a portion of the purchase.

– pre-operational planning certificate or planning permission for your renovation or building project.

– relinquishment of pre-emptive rights from the related authorities if your property is within the perimeter of a historical monument, in the centre of town, in an agricultural zone etc.

This is an important document as it sets the terms and conditions for finalising the sale.

For more information on the pre-sales agreement and the cooling off period, please refer to my previous newsletter Guide to buying a property in France.

TITLE DEED (ACTE DE VENTE)

When all the contractual conditions and documents have been obtained, the sale shall be finalised at the Notary’s office where the Title Deed will be signed by both parties in principle. This used to be the normal procedure until Covid restrictions were enforced. It is now quite common for a Notary to prepare a proxy / power of attorney (“procuration” in French) to buy or to sell (depending on the concerned party). By signing it, you would give him and/or his clerks the authority to sign on your behalf, as well as to undertake all the required formalities leading to the sale.

The power of attorney is generally a summarised version of the Title Deed. However, it is highly recommended to obtain a draft copy of the Title Deed so as to be fully aware of all the terms and conditions.

Do note that if you are not fluent in French, the Notaire would normally ask for an English translation of the Power of Attorney and both documents (in French and in English) would have to be signed and certified. I am a qualified translator and have been working for Notaires for over 17 years. If you are in France, the Mayor of your town or your Notaire can certify your identities and signatures.

If you are not in France, you would need to sign the French and the English documents in the presence of a UK Notary Public or Solicitor before it is sent to the appropriate authority for the “apostille”. It is a form of authentication accepted by all countries that are members of the Hague Convention of 1961 for cross border transactions.

CAPITAL GAINS TAX (“Impôt sur les plus values”)

This tax is due if you are selling your secondary residence/ holiday home and the percentage is calculated on the number of years you have owned the property. The Notaire will calculate the tax based on the profit made (purchase price minus selling price minus any construction or renovation bills less than 10 years). You will have to sign the form during the signing of the Title Deed after which the Notaire shall submit it to your tax centre. For non-residents the tax centre is located in the Parisian region (Noisy Le Grand).

When all the registration formalities have been completed and the Title Deed signed by the Land Registry, the Notary shall send you a copy. On the other hand, if you have lost a copy, you could always ask the Notary for one as he is obliged to keep a copy for 75 years.

ON THE DAY OF SIGNING THE TITLE DEED

The buyer and the seller take meter readings of all the utilities. As a Seller, it is up to you to cancel your subscriptions and eventually convey the name of the buyer.

You must also contact your Insurance company to cancel your home and contents policy on the day. The Buyer is obliged to subscribe to an insurance policy on the day of ownership and he has the choice of using another insurance company. And last but not least, give the Buyer all the keys to the property!

Should you require any assistance during the buying or selling process, please do not hesitate to contact me.

Guide to buying a property in France

Buying and selling a property in France can be quite daunting if you are not familiar with the French administrative procedures. They are rather lengthy and time consuming, hence my decision to expand on this subject with a view to help you understand the steps involved. I am well versed in this field as I bought a property in Brittany in 2000 and have also been assisting Anglophones in the buying and selling process since I started my business in 2004.

You have finally decided to take the leap and purchase a property either as your main residence or as your holiday home. But where and how do I find that perfect house?

How to find your dream property:

There are various ways to search for properties in France. They are:

I would like to stress on the importance of going through a good agency registered with the national real-estate organisation FNAIM . However, I recently had a problem with a branch of a reputable agency. The said branch, which I shall not mention for ethical reasons, presented a mandate to my client who wished to sell his property. I noted several irregular clauses potentially costing tens of thousands of Euros to my client. The said branch mentioned that it would not be the case even if stated otherwise in black and white!

My client therefore decided not to work with them, proving that is is important to seek professional help before signing such documents.

If you are keen on visiting a property but are unable to do so:

I am in a position to visit it on your behalf, take photographs and send you a report of my findings, including the pros and cons and possibly the type of work required to make it habitable or to upgrade it to the norms. I am not a surveyor but having project managed many renovations and new builds, my team of experienced and local tradesmen have shared their knowledge of the various problems that properties in Brittany could encounter. This is particularly helpful if you do not have the time and would like to ensure that it is the right property for you before visiting the shortlisted properties.

Mandates to visit properties:

Prior to visiting properties with an estate agent or with a Notary’s property agent, you would be obliged to sign a document whereby, should you wish to purchase the property, you promise to go through them and not negotiate directly with the owners.

There is no mandate if the property you wish to visit is being sold by an individual. Leboncoin, for example, is a very popular website in France for buying and selling all kinds of things but I would advise you to take extra precautions if you are dealing with individuals as not all sellers are honest!

You have shortlisted a few properties:

If you are dealing with a property agent, you will receive all the important information and diagnostic reports relating to the property.

The main report is the DPE or the energy performance diagnostic which gives a rating from A (best) to G based on the presence or absence of insulation materials and heating systems used in the property. For holiday homes, it is common to find no ratings due to the lack of electric bills on a full time basis. However, this will shortly change as diagnostic companies are obliged to give a rating from July 2021 onwards. This new report shall be valid for 10 years.

The other diagnostics checks are for the presence of lead, asbestos, wood boring insects like termites, electrical and gas installations (required for installations older than 15 years) etc.

It must be said that inland Brittany does not have a termite infestation problem compared to the coast. However, most old Breton stone houses have traces of wood worm (“vrillettes”), be they big or small. A specialist informed me that they could nest in the woodwork for over 50 years. However, wood rot is a serious matter to check for and if detected, I would advise clients not to purchase the property. Most of these wood boring insects proliferate under damp conditions due to the house not being heated in winter, absence of ventilation and drainage systems and no regular airing.

To cite an example, one of my clients purchased his dream home, a fully renovated stone house, but when I visited it for the first time I had noticed a few flaws. I returned on site with my carpenter and mason and was told that there was wood rot everywhere in the old beams and lintels, but there also seemed to be an absence of drainage around the house.

Example of wood rot

Example of saltpetre

To pursue this issue, the client hired the services of a French surveyor who added that the electric installation was dangerous with no earthing, the plumbing was not to the norms and much more. His conclusion was that the house was dangerous to live in. After a long drawn Court battle against all the parties involved in the sale, my client managed to get the sale annulled.

You therefore can not solely rely on the diagnostic reports.

Example of damp on walls and floor

In Brittany, for example, many old stone houses, especially those that are not lived in, have damp problems.

It is therefore necessary to check that the land surrounding the house is well drained, and that the guttering system is in order or else in time you will see damp patches and saltpetre on the internal walls.

For all the reasons given above, it helps to also have a knowledgeable third party to check that the property, documents and procedures are in order.

You have found your dream property:

Apart from verbally informing the property agent of your offer to purchase the property, you may also be obliged to submit a written document to the property agent stating that you would like to offer EUR ______ . It is quite common for purchasers to offer a reduced price for negotiations to ensue. It would be wise to give reasons as to why you consider the property to be worth less, eg. work and costs involved to render the property habitable or to upgrade to the norms.

“Compromis de vente” or Preliminary Sales Agreement:

Once the price has been decided, the property agent or the Notary drafts a “compromis de vente” or a “promesse de vente”. A “compromis de vente” can be made by property agents and notaries and is therefore widely used. The document mentions your personal details, details about the property, the selling price, the agency’s fees and all the conditional terms of the sale, including a 10% (or less upon mutual agreement) deposit of the price. This deposit amount shall be deposited in an escrow account and shall be deducted from the amount due on the day of signing the Title Deed.

The usual conditional clauses would be the following:

The above two are detailed further on.

The following documents are attached:

– technical diagnostics of the property depending on the construction/ renovation date and its geographical situation such as pollution risks, presence of lead, asbestos, termites or wood boring insects, gas or electric installation (more than 15 years old) and energy performance (or the DPE as mentioned earlier).

The “compromis de vente” is therefore a very important document which would be worth translating if you do not understand technical French.

It is worth noting that if the sale is to be held 18 months after signing the “compromis de vente”, the Notary is obliged to handle this procedure and not the property agent. On the contrary, the agreement shall not be valid.

Notary’s and Property Agent’s Fees:

Sign outside Notary’s office

Again, it is good to keep in mind that apart from the property agent’s commission, the legal fees and taxes could considerably increase the purchase price.  Notarial fees are all quite up front but it would be good to check or negotiate your property agent’s fees as they vary from one agency to another.

Please note that you have the right to choose your own Notary, in which case if there are two Notaries handling the sale, that is, one for the buyer and another for the seller, they will work together and share the commission and expenses.

Another type of sign outside a Notary’s office

Withdrawal or cooling off period:

When the parties have signed this agreement, the buyer has a 10 day period to withdraw from the sale as per the French consumer law which came into effect on 8^th August 2015. Should the 10^th day fall on a public holiday, the period shall be extended until the following Monday. To withdraw from the sale, you would need to send a registered letter to the agent or to the Notary, depending on who undertook the “compromis de vente”. Your paid-in deposit shall be reimbursed within a maximum period of 21 days from receiving the notice and no penalities shall be incurred.

Could the buyer still withdraw from the sale after this withdrawal period?

Yes, but on condition that one or more of the conditional clauses mentioned in the “compromis de vente” or preliminary sales agreement have not been met during the stipulated period.

After the Withdrawal Period:

If the buyer does not exercise his right of withdrawal, the sale becomes binding and the Notary would thereafter have the task of checking with the land registry and other Government offices, as well as obtaining all the documents relating to the sale. This normally takes about 2 to 4 months depending on the procedures involved and the conditional clauses mentioned in the “compromis de vente”.

Conditional clauses to the Preliminary Sales Agreement:

Here are a few examples of conditional clauses which protect buyers. If any of these conditions are not met, the Buyer can withdraw from the sale without incurring any indemnities and his deposit will be refunded within 21 days.

Draft Title Deed given to me for translation or for interpreting purposes.

Title Deed:

When all the contractual conditions and documents are obtained, the sale shall be finalised at the Notary’s office where the Title Deed will be signed by both parties.

This used to be the normal procedure until Covid restrictions were enforced. It is now quite common for a Notary to prepare a proxy / power of attorney to buy or to sell (depending on the concerned party). By signing it, you would give him or his clerk the authority to sign on your behalf, as well as to undertake all the required formalities leading to the sale. The power of attorney is generally a summarised version of the title deed.

However, it is highly recommended to obtain a draft copy of the Title Deed so as to be aware of all the terms and conditions. This document is given to the Translator or the Interpreter prior to the signing of the Deed. As this is an important document, I would not recommend using an online translation tool due to the specific legal terms applicable under French law.

It is also true that most Notaries prefer to have a Translator or Interpreter present during the signing of the Title Deed as they need to be certain that all parties have clearly understood the various terms and conditions. It is not unusual for a bilingual estate agent to undertake this task. However, caution is needed here because they are acting on behalf of the seller. Notaries therefore ask their non-French speaking clients (or those not fluent in French) to hire a Translator (in other words, a neutral party) to assist them. Do refer to my article on the subject.

Documents required by the Notary:

Apart from a copy of your passport and a copy of your birth and marriage certificates (they may need to be translated), the Notary also asks the Seller for his latest land tax or “taxe foncière” bill. Property agencies also ask for this document as potential buyers are keen to know how much tax they would be paying for the property. On the day of signing the Title Deed, the Notary asks the buyer to reimburse a portion of this tax to the seller. The Notary calculates the amount based on a pro rata temporis basis, that is, from the date of ownership until the end of December of the current year. It is only the year after that the tax authorities shall send the bill to the new owner.

If the property was renovated less than 10 years ago, the Notary asks the seller to supply him with the planning permission documents, as well as professional builders’ invoices. Professionals in the building trade are obliged to subscribe to a 10 year building policy guaranteeing their workmanship. A recent certificate of conformity for the sewerage system (if not mains drainage) is required. If the system is not in conformity, the buyer is obliged to upgrade the system within a year of purchase. If the property has a fireplace, the seller is obliged to submit a recent chimney sweeping invoice.

The Notary shall send you your Title Deed approximately 6 months later – when all the registration formalities have been completed and the Title Deed signed by the Land Registry.

However, it is to be noted that after signing the Title Deed, the Notary will give the Buyer and the Seller two certificates each confirming the purchase or the sale with details of the property. One certificate comprises of the the selling price, whereas the other does not. This certificate is particularly useful as it would be required by utility and insurance companies for your subscriptions.

Please note that you are required to insure the property on the day or purchase and to open accounts with the utility companies. For the latter, you would need to obtain the meter readings which are normally carried out between the buyer and the seller on the day of signing the Title Deed.

If at any time you lose a copy of your Title Deed, it is good to keep in mind that the Notary is obliged to keep copies of all Deeds for up to 75 years.

Watch out for my forthcoming article on the selling process!

Appeal To The Senses

An appealing and saleable interior can be staged for surprisingly little cost. Bear in mind that your tastes may not suit others. You have to think of depersonalising your house slightly. Remember, people are often buying into a lifestyle as much as a property. Flaunt the attractive side of your lifestyle. I highly recommend that you consider the following factors.

Lighting:

It is well known that lighting plays an important role in the presentation of your property. Use appropriate lighting to highlight and enhance certain features such as a stone wall, beams or fireplaces. Dim certain areas in order to render a cosy ambiance.

Judicious placing of mirrors can give the impression of space and light. Curtains and blinds should be opened to maximise available natural light. Make sure that the windows have blinds or curtains as undressed windows make a place feel unfinished and cold.

Colour schemes:

Use pastel shades and neutral colours for the exterior. Certain French towns which are listed, like the “petite cité de caractère” label in Brittany, have a set of colours that are permitted for external walls, as well as for doors and windows.

For the interior, shades of white, off-white and very light pastels give rooms a light and airy atmosphere. Use bright colours sparingly on soft furnishings to contrast with the walls.

Aromas:

Smell is an important element to look into. It can work for or against you. Air the house as much as you can.

A fresh smell is important, particularly in kitchens and bathrooms. The use of furniture polish or better still, the smell of cake or bread baking in the oven can also improve in staging the right atmosphere. Fresh flowers, pot pourri and fresh coffee smells can also help. Avoid unpleasant smells such as damp, cigarettes, pet and cooking odours. On the other hand, use air fresheners sparingly!

Noise:

It is important for the visitor to enter into a peaceful and relaxing atmosphere.

Ensure that the kitchen and mechanical appliances, such as dishwashers, washing machines and spin dryers, are not being used during the visit in order to keep noise to a minimum. Remember that constantly barking dogs are off putting. Make sure that your children are peacefully occupied.

Staging Your Interior

Entrance Hall:

Your entrance hall is the first view of the interior of your property. Make it welcoming to the buyer by having it well lit and tidy.

Living space:

A spacious and uncluttered living room creates an elegant area for entertaining guests.

Ensure that your furniture and rugs are placed in the right areas to maximise space. Highlight features such as fireplaces and beams that add character. Use mirrors where necessary to make your room seem larger and brighter.

In the colder months, a lit fireplace or wood burner makes the room feel inviting. In the spring and summer months it may be appropriate to decorate the fireplace with interesting objects and healthy plants.

Ensure that the carpets are clean and that any cosmetic plaster cracks are repaired. The latter applies to any room in the house. Fresh flowers are always attractive.

Kitchen:

The kitchen is one of the most important rooms in the house.

Make sure that the kitchen units are in good condition as they have a direct effect on the value of your property.

It goes without saying that the kitchen too should be spotlessly clean and smelling fresh. Declutter work surfaces by removing any small appliances. You have to create the illusion of space. It may be appropriate to give the kitchen cabinets a facelift by installing new doors, hardware or by simply painting them if in wood.

Do not forget to tidy the contents of your cupboards as some buyers may wish to check the storage space!

Bathrooms:

Bathrooms are important too. Again, declutter personal toiletries to give the impression of space.

Air well prior to the visit and add air freshener. Remove any mould from showers and baths and freshen the silicon joints where necessary. A heated towel rail radiator is an added bonus.

Bedrooms:

Bedrooms are very important. They need to be clean and tidy and not over furnished.

It is imperative for the rooms to smell fresh. Consider coordinating bedspreads, curtains and rugs. Bedside lamps brighten a room and add a cosy ambiance. Think of placing mirrors or mirrored wardrobe doors to make the rooms feel spacious.

Viewing Etiquette

Conclusion

Potential buyers need to be able to visualise themselves living in your house. You are not only selling a home, but also a lifestyle.

I hope that some of the tips presented here will help you prepare your home for the market. Bonne chance!

Should you wish to sell or buy a property in Brittany, France, I would be pleased to assist you during the process. My services include visiting properties you are interested in, putting you in touch with efficient real-estate agencies and Notaries, liaising with them on your behalf, as well as my translation and interpreting services. It always helps to have an experienced professional like me to ensure that progress is being made and to check that the transaction is completed as per your terms and conditions. For more details, please visit this link.