Uzès Property Finder

Discover Uzège

Your guide to buying property in the French Tuscany
www.discover-uzes.com

The Cevennes foothills
1: 2: 3: 4: 5: 6: 7: Lussan Fons-sur-Lussan Bouquet Vallérargues Seynes St-Just-et-Vacquières Monteils 2 10 km 6.2 miles 3 4 Alès 6 7 1 5 8 River Gard (or Gardon) 9 10 12 11 13 15 14 2 4 6 7 3 24 4 23 21 22 26 25 5 5

Côtes-du-Rhône country
1: 2: 3: 4: Verfeuil St André d’Olérargues St Marcel de Careiret Cavillargues 4: 5: 6: 7: 8: 9: Cavillargues Pougnadoresse Le Pin St Pons-la-Calm Gaujac Pouzilhac

Uzège at large

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2 3 Bagnols-surCèze 4 7 9 5 6 8

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10 11 12 13 9 7

Uzès
17 1 19 18

14 16 1 2

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5 3 6 4

8

Gardonnenque
1: 2: 3: 4: 5: 6: 7: 8: 9: Deaux St Hippolyte de Caton Euzet 10: St Jean de C. 11: Martignargues 12: St Cézaire de G. 13: St Maurice de C. Cruviers-Lascours 14: Brignon 15:

Pont du Gard

Castelnau-Valence Moussac St Dézéry St Chaptes Dions Ste-Anastasie

Around the Pont du Gard
1: 2: 3: 4: Collias Argilliers Vers Pont du Gard St Bonnet du Gard 5: 6: 7: 8: Castillon du Gard Remoulins Valliguières St Hilaire d’Ozilhan

Uzège
1: Uzès 2: St-Quentin-La-Poterie 3: Montaren-et-St-Médiers 4: Foissac 5: Belvezet 6: La Bruguières 7: Fontarèches 8 : St-Laurent La Vernède 9: La Bastide d’Engras 2 10: 11: 12: 13: 14: 15: 16: 17: 18: Vallabrix St Victor des Oules St Hippolyte de Montaigu La Capelle et Masmolène St Siffret Flaux St Maximin Arpaillargues Sanilhac et Sagriès 19: 20: 21: 22: 23: 24: 25: 26: Blauzac Bourdic Garrigues Ste Eulalie Aubussargues Collorgues Baron Aigaliers Serviers-et-Labaume

or call +33 (0)4 1188 0017 or send an mail to pierre@uzespropertyfinder. and most visitors to Uzès can not place the different villages of Uzège on the local map.com. I have written this guide to provide people looking to buy a house in Uzège with basic information about our region and its real estate market. I know the type of questions you ask – about the area. about Uzès properties.com. history.uzespropertyfinder. In this guide Discover Uzège Prepare your purchase Valuation & surveys Real estate pros The legal process Money matters Renovations Uzès real estate outlook Useful contacts 4 9 10 12 13 17 18 20 21 Rationale I have written this guide with you (my customers) in mind. Visit www. legal and money matters. For those of you looking to buy a property in Uzège. Pierre Guillery Uzès Property Finder founder 3 . weather. How can I help you? Do not hesitate to get in touch directly to ask any further question you may have – about Uzège. culture. That's why my goal is to provide you with as many answers as possible – in plain English. and renovation tips – and more. This guide has been written to provide you with the basics: geography & access. Content Some people still do not know Uzès. the process or your specific search. cuisine.Uz About this guide Welcome to Uzège! My name is Pierre Guillery and I am Uzès' only property finder. about the buying process. house search. I also know that you may have a hard time understanding the French real estate system. We also present a few typical properties offered for sale – including shared ownership opportunities. we have put together a “rough guide” on what you need to know about French real estate: getting ready to buy.

Uzès (pop. discover another Provence.Discover Uzège You have been considering buying a house in the South of France for a long time. Avignon and Montpellier theatre. this New Lubéron takes on a somewhat foreign accent: an invigorating breath of fresh air that plays its part in the incomparable charm of this city of the Dukes. apricots. warm weather and culture. just West of the Avignon and the Rhône. surrounded by vineyards and gentle hills. the Uzège region has a number of terroirs in which wonderful. On the other side of the Rhône. a bit of a time capsule with lofty towers and narrow streets. cherries. wine. ften called "little (or French) Tuscany" for its vineyards separated by dark cypresses. village squares. country mansions. O A jewel of a town Centuries old and completely restored. There’s a touch of Saint-Rémy de Provence about Uzès. the Uzège (350 sq.500) has retained an architectural heritage that spreads over a landscape dotted with villages and planted with fruit trees. the “French Tuscany”. culture. and North of Nîmes) is a preserved corner of western Europe that has somehow escaped the notice of the world's tourist hordes. Here. At the same time in Provence and in Languedoc. It is a jewel of a town with one of the best open-air markets in all of Provence. its olive oil. which in recent years have been adopted by Parisians. 8. distinctive goods such as olives. and its Renaissance buildings. restaurants and life. vines and truffle oaks. Because it’s the done thing to be seen in Uzès! In summer. You love Provence. an hour from skiing (in winter) or hill walking and canoeing (in summer) in the north. one can live in a beautiful charming village with stone houses. with Latin grace and perhaps an extra touch of intimacy and authenticity: the same circular 4 . and the fact that it is just a superfast train (TGV) ride away from Paris or London.miles/900 km² around Uzès. and less than an hour from Nîmes. and be an hour from the beaches of the Mediterranean in the south. cinema. peaches and truffles are produced: gourmet treasures that you can find in the fourteen surrounding villages.

It has since preserved its glorious heritage. Its borders have long been disputed. and numerous roads). such as the Château des Ducs d’Uzès. said that: “Wherever the mistral rules. they are also dictated by the prevailing wind: 5 . a bucolic land of lavender fields and fortified hilltop villages. the same bubbling fountains. The city centre is listed as a protected historical sector (the largest in France). an administrative region comprising five départements stretching from the Rhone River to the Alps and Italy. not least by the Provencaux themselves.boulevard. the poet who was instrumental in reviving the lost Provencal tongue and who attracted international attention to his cause. but it was little affected (if at all) by the Industrial Revolution. However since 1972 France has been divided in 22 regions. a private property open to visitors (owned by De Crussol d’Uzès family who have been living there for more than 1. A walk round Uzès begins with a circuit of the old centre. with its lovely arcades and café terraces. In truth. Only to the order of precedence in the French nobility. empire. with its similarities to the Tower of Pisa. trendy shops and architectural treasures. and also the Place aux Herbes. at the Western edge of the first ‘province’ of the Roman Empire outside Italy. Long Live the King » on the opened king’s tomb. all are Provence.000 years). The very powerful Ducs d’Uzès were the first dukes of France and the town was the seat of a diocese until the Revolution and marked by the Wars of Religion. where the weekly market that takes place. kingdom. 1904 Nobel Prize winner. left bank. the SaintThéodorit Cathedral and the Fenestrelle Tower.” Because if its borders are drawn by the language. the town’s epicenter. Uzès Property Finder Where the mistral rules Most books on Provence include Uzès. you are in Provence” and “It was the Rhone that made Provence in concert with the wind. The duke of Uzès spoke the ritual words « The King is dead. The privileges as « first duke » went to the Family of Uzès in 1632 when the duke of Montmorency was beheaded for taking up arms against the king. and the same unbridled heritage. Frédéric Mistral. Provence is largely an intellectual and emotional concept – although it is often perceived as a “single and indivisible phenomenon”. the magnificent private mansions that were homes to the Baron de Castille and Chambon de la Tour. the Roman aqueduct known as the Pont du Gard. Right bank. in an area where many remains of the Empire can be found (including amphitheatres at Nîmes. with its pedestrian streets. The count of Crussol was made duke in 1565. with the Gard department (where Uzès can be found) now officially part of Languedoc Roussillon – just outside of the “official" Provence-AlpesCotes d’Azur. and raised peer of France in 1572.

whether it's the picholine or the colliasse named after the village near Uzès. does not blow on the Riviera (and so excludes this celebrated coastline from Mistral's definition) but blows in the Roman towns of Nîmes and Uzès. It gets 250 to 300 days of sun a year. Summer starts around May with midday temperatures in the mid twenties (25°C or 77°F). Nearby is the Côtes-du-Rhone wine region as well as the village of Tavel. who could not possibly be considered as anything less than a Provencal writer! 250 days of sun The Uzège (also called “Gard Provençal”) boasts a Mediterranean climate. 6 . garrigue scrublands. Provence cuisine Every Saturdays and Wednesdays in Uzès one can enjoy the smell of Provence at the farmers market where local producers offer stands of various products such as olive oil. Alphonse Daudet. with the truffle as a base in winter. famous for its renowned rosé wine. with which the poet shared his name. and temperatures reach 40°C (104°F) in the summer and average lows of 3-5°C (37. goat cheeses. The olive (and its oil) nevertheless remains one of the mainstays of the meal. Uzès welcomes a truffle market where producers and chefs meet to admire and buy the dark diamond. fig trees. Uzès cuisine carries the flavor of its terroir products. palm trees. the asparagus in spring and the melon in summer. The specialties: brouillade de truffes (truffle scramble). apricot and cherry trees.the mistral.4 or 41°F) during the winter. Winter is short. fresh organic poultries. numerous dishes with an asparagus base. local wines. Each January. sausages and meats from the Cévennes. with typical south European vegetation with olive trees. herbs from Provence and lavender. The infamous wind. Nîmes was the birthplace of Mistral’s great friend. friand aux olives et pélardons (pastry with olives and pélardons). Warm weather extends through much of October. What is more. the colors of Languedoc and a distinct Provencal accent. vineyards. only lasting for a couple of months before temperatures start to warm up again around February.

Uzès Property Finder Around Uzès In the area surrounding Uzès. Cavillargues. which gave new impetus to the traditional pottery of Languedoc by welcoming a number of potters. some are amongst the most beautiful in France. Sanilhac Sagries. only villages that have preserved an amazing charm. Blauzac. La Bastide-d'Engras. Saint Maximin. Arpaillargues et Aureillac. 7 . Also: Aigaliers. All around the beautiful village of Lussan. Pougnadoresse and Saint-Laurent-laVernède. Saint-Andred'Olérargues and Vallerargues. Here. Saint Hippolyte de Montaigu. There are no cities or small towns here. You can encounter the amazing "menhir de la pierre plantée" and follow the perilous road to the Narrows of Lussan. In the north east of Uzès. different paths lead to some very pretty villages. including Saint Quentin la Poterie. nature is still a beautiful wilderness. Serviers et Labaume and Vallabrix. You can explore castles and the history of Roman occupation . and all surrounded fields of vine and lavender. The Cévennes foothills In this region north of Uzès. These villages offer an abundance of historical interest and a fine interlude during a day’s hiking. Garrigues. Saint Victor des Oules. Many are fortified or “circulade”.Villages of Uzège Of the approximately 70 villages of Uzège at large. their outdoor washrooms. La Bruguière. Hilltop villages with their “castellas” or castle remains. Saint Siffret. Flaux. Gaujac. Among the other villages: Saint-Marcel-de-Careiret. Aubussargues. and go back over a thousand years. La Capelle et Masmolène. Wonderful discoveries await you in the area surrounding the picturesque villages. are the villages of the Tave river valley: Belvezet. and they are surrounded by magnificent landscapes that match the beauty of their architecture. They evoke images of fortified towns and medieval fortifications. various paths thread their way towards small villages and hamlets that have great character and beautiful traditional architecture. Fontarèches. the foothills of the Cévennes rise gently to embrace the Mediterranean sun. Montaren et Saint Médiers. make the Uzège area one of the finest to for all-year-round walking and discovering.

It is the most well-preserved section of the aqueduct that once carried water. Vers-Pontdu-Gard. as well as numerous Romanesque chapels. you will discover vineyard-covered plains. the famous wine of la Côte du Rhône was born. Argilliers. Côtes du Rhône Villages. Nearby are two of the Gard Provençal's most important towns: Bagnols sur Cèze and Pont Saint Esprit. are situated high on the hills. Its ochre and gold-colored stones tower over the Gardon river. and the economic center of Laudun. Valliguières. Wandering across the sun-drenched landscapes. to Nîmes. Dions). like Moussac and Vézénobres. which was collected near Uzès. It was shipped from the Port of Roquemaure to faraway destinations. medieval sites. the region between Provence and the Cevennes hills. such as Castillon du Gard." drawn from nearby quarries. Many have buildings that are constructed with the chalky stone called "Pont du Gard. the oppidum of Caesar's camp. Agricultural plaines. with nice villages up hill. Sanilhac. only 15 minutes from Uzès. dominates the south east of Uzès. Today it produces AOC wines: Côtes du Rhône. Gardonnenque From the village of Dions towards the West. others.Around the Pont du Gard Known the world over. Pouzilhac (with its 14th century fortified castle and its ramparts built by the Duc de Rohan). the Pont du Gard. Stepping out of its gorges (after Collias. St-Hilaire-d'Ozilhan. it becomes the Gardonnenque. the Gard river takes on a new presence. which flows underneath. from Poungnadoresse. Côtes-du-rhône country In this part of the Rhône Valley where vineyards predominate. and the crus of Lirac and Tavel. and picturesque villages. Collias. Castillon du Gard. Some villages with beautiful beaches follow the curving banks of the river. 8 .

remember you may have to put up with traffic and other noise. so try & experience some of it first hand to get a feel for where you would like to buy. the scenery varies from village to village. Search on the Internet The Web will enable you to begin to get a general feel for what sort of price you should be paying relative to size. etc. view prospective properties in the winter: this will give you an idea of what the property and the district are like out of season. preferred location. but don't forget that you will have to use your car to get everywhere. structural condition. so you feel comfortable. minimum number of bedrooms. maximum price. However. Contact local agents Select real estate agents you would like to work with . services connected. and condition of the property. a property finder as agents work primarily for property sellers. Many things can be “lost in translation” (unless you happen to find a bilingual agent) so you need to make it as clear as possible not only the type of property you want to see but also 9 . Although Uzège is not huge. Use our evaluation matrix to compare properties.Prepare your purchase Spend time discovering Uzège Use holiday breaks to explore our region and find out which village or area suits you the most. Pay particular attention when making your list to what sort of location you require: a detached house surrounded by beautiful Uzège countryside (with a garden and a pool) may be your ideal. not for the buyers. Also. Make sure you give him/her as much detail as possible. location. Living in Uzès or St-Quentin-La-Poterie will mean you can walk to get your newspaper and fresh croissants every morning and walk to the bar or restaurant and have a drink.or even better. Following a list of criteria is a good way of remaining objective about your purchase. Call them and start interacting. Uzès Property Finder Make a list of your criteria The list could relate to criteria such as: maximum traveling time to the property. as well as learning more about how the house buying process works in France.

If you just stroll into the estate agents offices. Plan your trip Contact estate agents well in advance of your discovery trip to get in their diaries. in the United-States or elsewhere – where most people know the value of their home to within 5%. There simply isn’t the huge array of statistics and comparable evidence that is available in the UnitedKingdom. Plan on taking some proper lessons from a qualified teacher if you want to master the intricacies of la langue française. Your agent will be a good guide as to how far apart the properties are and how many you can see in a day. Practice your French If you're thinking of spending a lot of time in France. Don’t underestimate the importance of being able to communicate accurately as French life is riddled with bureaucracy. Don’t over do it. Being able to speak the language properly will pay enormous dividends. or hear from their friends. Be as specific as you can. So home owners in France have to rely on what they read in the press. and be firm about it. it is likely that they won't be able to show you anything because their appointment books are already full. or relocating. Valuation & surveys How much is a house worth? It is very difficult to value properties in France. You need to be flexible. but you don’t want to be running around looking at places which are clearly not what you want. of course. be aware that learning French doesn’t just happen by osmosis – unless you happen to be under 10 years old. make sure you’re not going to spend all of your time seeing the same property with different agents! Bear in mind that some of the houses you have pre-selected on the Internet may have become unavailable by the time you show up (because they have been sold) so keep your choice open – but don’t over-book yourself either. to decide the value of 10 .those things that are unacceptable. However. you will just end up tired and muddled.

then one agent charging 4% may have it in his window for €420. but do not have time to carry it out before you sign a contract. because the profession of surveyor does not exist as such. If you are concerned about certain aspects of the structure of the property you could contact one of the growing number of English-speaking surveyors working in France.and choose which estate agents will represent them. which is usually 4%-8% of the property’s price. This obviously leads to unrealistic prices more often than not. 11 . or you could arrange to visit the property with a local builder to get opinions and costings. More often than that’s because the owner has not bothered to tell him which other agents they have appointed in the first place. it’s the system.000 because he charges 6% (all prices include VAT at 19. If you need a survey. For that reason. the “prix net vendeur” and specifies the agency fees. What’s wrong with that system? French property law is strict: agents have to be licensed. There is no MLS (multiple listing system) in France. owners looking to sell their house in France will appoint four or five different agents or more – which translates into lots of confusion between agents – and prospective buyers. or waste if time for all involved as when one agent has sold a house.. different prices?? Home owners in France usually ask local agents for appraisals. This explains how you can find the same house offered at two different prices: if the owner wants €400.their property. The problem is not the agent.000 while another agent next door will offer it for €429.) that home owners understand that if they actually want to sell they need to lower their expectations. Can I get surveys done? Surveys are not usually undertaken in France. you should ask the notaire to include a “clause suspensive” in the compromis de vente to ensure that your purchase is subject to a satisfactory survey.000.. This is why you may see the same property on the market for years. but in the end they often decide on their own what price they want for their house—known as the “prix net vendeur” (net price received by the seller) . and standards of professionalism are normally high. Uzès Property Finder Same property. Appointed agents then receive a written mandate from the owner which describes the house. Different prices. he will seldom go around and inform the others agents. And it is only after a few months (or even few years. it is better to act before you agree a price and sign any contract – especially if you anticipate doing a lot of renovation.6%). If you intend to do this.

only if your French is good enough should you attempt to handle your property search on your own. and will take a totally independent view of all the properties available: as you are paying him. With dozens of estate agents in Uzège. A property finder might go and see 10 houses then tell the buyer that 8 are rubbish. some agents will ask you to sign a « bon de visite »: this is for their own protection against indelicate buyers who may try to get in touch directly with property owners. A property finder is the buyers’ agent. Obviously. most of the time agents (however nice they may be socially) will in the end take the side of the ‘real’ customer—the seller. Only buyer’s agents will represent you– the buyer.but whittling the numbers down takes time. they work for the seller. Can I choose my agent? Absolutely. But you need to know that most French estate agents work primarily for house sellers—not buyers like you. You should know that you are not bound to stick with the agent who has shown you a specific property first. he is in your corner as your 12 . Also. If you like one agent better than another (whatever the reason maybe) you are free to choose which one you wish to work with. and only two are worth viewing. So. he has total liberty to search out property from any source. Remember that the same property is usually handled by lots of different agents. Should I use a property finder? The reason you may should choose a property finder over a traditional agent is that you need real hard advice to help you conduct your purchase—and you should never forget that traditional agents don't work for you. The majority of overseas buyers in France buy via estate agents. including liaison with notaire. buyers don't need help accessing properties .Real estate pros Should I use an estate agent? French estate agents have a duty to provide professional assistance and guidance throughout the buying/selling process. because they are contractually engaged by sellers. Using a registered estate agent is your guaranty in France that you will have legal recourse in case something goes wrong. as they are more likely to encounter someone who speaks English.

and to collect taxes on behalf of the State. French law states that the commission is deducted from the sale’s price by the notaire at the time of the final agreement. But in truth. A property finder will also continue to earn their fee once he has found a property—by doing the due diligence that will allow the buyer to know all the facts before putting in an offer. This will help you to be sure you want to buy and to decide how much to bid. you can choose to get independent legal advice 13 . This will not cost you any more money. you will have to pay their fee—albeit reduced as your agent will receive part of the seller’s agent’s fee. researching information such as flooding risks. The estate agent should be able to recommend a local notaire. you are entitled to appoint your own notaire. whereas the client will follow his heart. changes to local planning legislation and future developments.personal consultant. but also to ensure the proper transfer of the property. He will be thinking more with his head. even approaching homeowners directly. If you feel unsure about this. Uzès Property Finder Who pays the commission? When a seller’s agent is involved. Obviously. as the two notaires (yours and the seller’s) will split the fee between them. if you choose to hire a buyer’s agent. encouraging them to sell. He will also offer access to the world of properties marketed only informally. The legal process What’s the notaire’s role? The notaire is a public official of the French State. but the vast majority of transactions in France are handled by a single notaire. His role is not only to advise clients on the transaction. The notaire is required by law to act impartially. Most clients will recoup their finder's fee and more. A good buyer’s agent will also haggle over the price for you .he can generate savings for his clients. He will list how much comparable properties have fetched and look more broadly at the area. it is the owner who hires the estate agent – and who pays for his professional services out of the sales proceeds for his property. That’s why some people say that the buyer pays the agent’s fee. Additionally. and acts for both buyer and seller. This may seem strange to foreign buyers.

Compromis de vente The compromis de vente is an important document as it sets out the main terms of the agreement between the buyer and the seller. The agreement has to be signed by both parties and is a legally binding agreement – the only “get out” is if one of the obligations in the conditional clauses (“conditions suspensives”) is not met. Contracts Once you find a property and agree a price. Some conditions suspensives are absolutely essential. For example if you wanted to have a survey carried out on the property. then you 14 . which is held by the notaire. The compromis includes a date when the acte authentique is expected to be signed. from a nonFrench solicitor) – but you will be liable for their fees in addition to the notaire’s fees. Title deeds To ensure that you have undisputed ownership of the property. marriage papers and divorce papers. the actual contract process is handled by the notaire. If you are getting a mortgage. you will have the right to withdraw. you also need paperwork with details of the loan. you could have a “condition suspensive” written into the contract so that if anything untoward was revealed by the survey. allows the purchaser to withdraw from the contract. Normally the buyer pays a 10% deposit on signing the agreement.g.in France or in the UK to help you with the purchase (e. Conditions suspensives A condition suspensive is one which. (Note that this is not legally binding and is really used as a target date which both parties aim for). a clause should be included in your contract stating that if any inconvenient easements are discovered in these documents. This type of condition is extremely useful in protecting the interests of the buyer. you could withdraw from the contract. For example if the purchase of your French property is dependent on the sale of another property. you need to provide your passport. if not fulfilled. For the notaire to draw up the agreement. There are two key documents you will need to sign to buy a property in France: the compromis de vente (pre-sales agreement) and the acte authentique (full contract). As a precaution. it is advisable to obtain a 30-year origin of title in your final conveyance deed.

15 . Uzès Property Finder Reports All required by law. If you are unable to obtain the loan. In theory there is no limit to the number of “conditions suspensives” that could be inserted in a contract provided the vendor accepts them. you may then withdraw from the contract. Another is where a loan or mortgage is necessary for the purchase: you can stipulate the amount. to be attached to the compromis de vente. nor incurring a penalty – but the seller cannot. the contract becomes binding on both parties. Cooling-off period Once you have both signed the compromis. Local authority searches Once the compromis is signed. Once the cooling-off period is over. electricity and energy reports are grouped together in a single report known as the Technical Diagnostic File (“dossier de Diagnostic Technique”). gas. these have to be carefully drafted and they must concern something that is beyond the will of the parties to be valid.. with the appropriate condition suspensive.must have a condition which allows you to withdraw if you are unable to sell the first property. It is important to know that in France the searches do not include looking at any private planning permissions that may exist near your house. asbestos. The notaire ensures that the law is complied with. duration and interest rate of the loan you require. you can withdraw from the sale with neither having to provide any explanation. boundaries and rights of way.. the notaire begins the legal process which includes the searches on the property: land registry rights to ownership. During this time. It is the obligation of the vendor to commission and pay for up-to-date (less than a year old) reports. However. the lead. termites (although there are no termites in Uzège. Property vendors with swimming pools are obliged to commission a report on the safety features of the pool. you (the buyer) have a 7-day cooling-off period. To ensure your neighbor is not about to build a new house next to your boundary visit the local Mairie and ask to see the “plan local d’urbanisme (PLU)” and about any recent planning application – or ask the agent to obtain this information for you.).

residency issues. Try to attend the signing of the completion document. The final contract has a clause saying “sold as seen on signing date”. you may have concerns about your situation with regards to inheritance law. and often contain legal terms that you may be unfamiliar with. If at all possible. 16 . so you need to know that the property is exactly as you expect it to be. Ask the agent if they can recommend an independent translator (and remember to add the translation fees on top). What about translation? All the documents you will be asked to sign will be in French. which ownership structure is suitable for you. walls or windows missing! Logistics Ownership and tax structure Once you have decided to buy. in which case you may wish to consult an English-speaking legal adviser who specializes in French property law. will advise you of the proposed date to sign the full contract – called the “acte authentique” or “acte de vente”. you should consider. income and capital gains tax or other legal and tax issues. you can obtain a professional translation either within France or in your home country.Acte authentique At some point your agent. or the notaire. with your legal adviser. You may find a notaire who speaks some English. If you are uncertain about any aspects of the contract. view the property on the day of the signing. and some agents offer translations of the compromis de vente (although this is not their primary role or responsibility). Aside from the purchase contracts. and not with floors. How long does it take? The whole process should take three or four months from making the offer to signing the final contract. This can be decided on between contract and completion but you will need a suitable clause in the contract in case the names that eventually go on the final conveyance deed are different to those on the contract. or arrange a power of attorney.

Ask for an estimate of any additional fees and don’t forget to add on 19. which include taxes to be paid on the purchase (stamp duty). Unlike the agent’s commission. those fees are paid by the buyer and are fixed by the State—about 7% of the purchase price for an existing property. Those fees are freely negotiated between the estate agent and the seller. 17 . In addition. The purchase tax is levied on the purchase price itself – but excluding any furniture and excluding estate agent’s commission. and may go as high as 10% (subject to VAT at 19. always ask what the price quoted includes. The fee of a property buyer is freely negotiated with the buyer—usually up to 3. The notaire’s fees “Notaire’s fees” (“frais de notaire”) is a global term used to describe the legal costs of the purchase.5% of the price of the property sought.6%) of the “prix net vendeur” (net price to the vendor). the notaire also receives a fee for the formalities involved in registering the mortgage as a charge on the property. often around 1% in case of co-brokering agreements. If you (the buyer) take a mortgage out (which will be secured on the property in France) to finance the purchase.Money matters Prices and other costs By law prices should include the selling agent's fees (anywhere between 4 and 10 per cent of the property price). their amounts must be included in the offered prices. the buyer also pays the costs of the Land Registry searches carried out by the notaire. the notaire’s expenses and the notaire’s own remuneration. When you are considering a property. The price should be followed by the letters FAI (« frais d’agence inclus ») and note that it never includes the notaire's fee. Uzès Property Finder The agent’s commission Although agents’ fees (“commissions d’agence”) are not fixed by law.6 per cent for VAT on any extra fees.

Use a foreign exchange company to transfer the funds for your purchase. So to buy 10.000€ home: that’s a $28. That’s a $700 hike.85€.800. From this point on. Sensible alternative Like you. you need to arrange transfer of funds to pay the deposit of (usually) 10 per cent of the net purchase price. Everybody wants a house where they can move in and start enjoying the pool.000 price change.000€ had jumped to $12. at least not one that fits all of your criteria. Within two months. if you withdraw from the sale.so suddenly. most buyers (including foreign buyers) are afraid of renovation jobs. The house will not become yours until all the funds required (including mortgage funds) for the house purchase and all associated fees have been sent to the notaire’s bank account. given the increasingly limited supply of quality properties. the rate had dropped to 0. We strongly advise you to buy insurance against this risk from specialized currencies dealers. we find that a good number of buyers choose to review their options. Apply that to the purchase of a 400. each dollar bought 0. A few months back. you could lose your deposit – unless it is for one of the reasons listed in the “conditions suspensives”. Plan ahead of the acte authentique to transfer the balance of your payment (in Euros) to the notaire's account in time for the signing date. the cost of buying the same 10. you needed $11.500. Renovations After having visited dozens of properties. beware that exchange rates can put your purchase in real danger. However. So now could be the time to consider buying for less than you had in mind and undertaking a little renovation. 18 . Here’s an example. Exchange rate risks If your funds originate from come from a non-euro country.80€ . you may come to the conclusion that the “dream house” you have been looking for doesn’t exist – well.Transfer of funds At the time of the compromis de vente.000€. This will normally give you a much better deal than using a high street bank.

Uzès Property Finder Which type of renovation? Full blow renovation projects are still possible to find around Uzès. landscaping and swimming pools. of course). use 19 . but you should be careful about which project you choose if you want to make a profit. combining existing rooms.For example. few renovation projects are real money makers – but most ensure that buyers don’t lose money at the time of resale. Renovating houses to supply the rental market may be a good option in Uzès. and long-term rentals are in high demand. Be realistic about what you’re prepared to put up with in terms of discomfort . When choosing builders. Thanks to the area’s excellent tourism credentials. reorganizing kitchens. Typical projects include: creating new bathrooms. The usual advice applies – choose your location carefully if you hope to sell it on. be realistic about your budget. Mind you. and don’t expect large capital growth at the moment.000€ going towards renovation costs. Err on the side of caution. there is a strong short-term holiday rental market – which would definitely go some way towards paying for second mortgages should you choose to rent your property out.and financial strain while the work is being done.000-500. but remember to “count your pennies” carefully to avoid going over budget. Do you really want to live on a building site for a year or two? Find qualified help Paying someone else to do the dirty work is an easier albeit more expensive option. Avoid DIY projects DIY renovation is not for the faint hearted or anyone with a day job (unless you’re in the construction industry. personal recommendation goes a long way. and 100.000-200.000€ for their purchase – without renovation costs – some buyers are now “reorganizing” their budget: 400. Such a choice may make a lot of financial sense – as properties obviously gain value in the renovation process.000€ going towards the purchase of the property. where they had initially allocated 600. as the local French residents are finding it increasingly difficult to buy their own property. plumbers or electricians.

Benchmarks As of June 2011.m for village houses (no gardens nor pool) and 1. For those buyers with a larger budget. Look before you leap. published in Le Républicain d’Uzès et du Gard.600-to-2. land and swimming pools are at a substantial premium.2600€ per sq. However.bona fide French workers to ensure up-to-date knowledge of. you should come to Uzès with a minimum budget of 250. you will pay a premium for fully detached property with land and outbuildings. and strict adherence to.000€/280.800€-to-2. Because many larger properties have been parceled off. French regulations. rather it has resulted in prices rising at a more sedate pace. 2 bedroom village house with some (small) outside space. Uzès real estate outlook Price stabilization Prices had been rising steeply in Uzège in the five years up to 2008 – when the high-speed-train (TGV) first put Uzès less than 3 hours from Paris.000€. Gardens. with buyers being more demanding and sellers a little more reasonable in their expectations. Get a reputable builder’s opinion before you buy. and appointing someone to manage the project in your absence is wise. it has “shrunk”. An ability to speak fluent French is helpful. the local property market bubble has not quite burst since the global downturn in 2008 – rather.400€ per sq.000€ for a chance of finding a stone-built. 1. and ask for all estimates and plans in writing before work starts. n°3326 20 . The financial crisis has not lead to a huge drop in prices here.900€ for apartments (with a limited supply). Sources: Observatoire Immobilier du Gard. you can expect to pay about 2. there are some truly wonderful properties available: large country mas formerly occupied by the Uzège gentry exchange hands for upwards of 500.200€-to. Realistically.m for old stone farmhouses with character (“mas”).

. There are 4 notaires in Uzège: • • • • Isnard & Ozil in St-Quentin-La-Poterie. Carré in Uzès +33 (0)4 6622 6940 +33 (0)4 6622 1660 +33 (0)4 6622 1001 +33 (0)4 6681 2046 Arnaud. most sellers will want to rely on their own notaire (usually local.internationalfx. Marcucci-Delaroque in St-Chaptes However.. Sevcik & Molière-Sambron in Uzès Vidal. don’t hesitate to use your own notaire—or to pick an Englishspeaking one such as Simon Attey in Moutiers + 33 (0)4 7924 6253 House concerns and renovation You should only use the services of reputable renovation project managers—and it’s even better if they speak English: • • • • Francis Salle in Uzès Jérome Laithier in Uzès +33 (0)6 0930 5597 +33 (0)4 6622 4614 +33 (0)4 6660 1558 +33 (0)4 6682 0403 Karine and David Ménager in Uzès Malcolm Cox in Goudargues Money matters Ask your high street bank about the money transfer rates—or call Archie Robertson in from IFX (www.) to handle the transaction. Bonnefond.com) in St-Quentin-La-Poterie (06) 34 44 22 36 21 .Useful contacts Find below a few contacts you may find useful: Uzès Property Finder Legals Although you don’t necessarily have to use a local « notaire ».

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cuisine – as well as useful contact information to find out more. estate agents. culture. legal and money matters.uzespropertyfinder. To help you. Uzès Property Finder 24 10 rue du Vieux Bassin. this is a “rough guide” on what you need to know about French real estate: getting ready to buy.com RCS Nîmes 533 018 321 Carte professionnelle 1204T11 . Also. and renovation tips – and more. you may have difficulty placing the different villages of Uzège on the local map. if you are like most visitors.If you are looking to buy a property in Uzège. history. 30700 Montaren-et-Saint-Médiers T: +33 (0)4 1188 0017 M: +33 (0)6 8434 8992 www. house search. this guide includes the basics: geography & access. weather.

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