Double win for French property buyers!

If you are sat in the UK dreaming of buying a property in France then the pound v euro exchange rate can make a big difference to turning those dreams into reality.

The good news is that UK buyers can currently get around 1.23 euros for each pound they spend.  This is the highest level for two years - indeed, this time last year the rate was around 1.10.

This means that any would be buyers of this restaurant and rental studio on the beautiful Dordogne river would be paying in the region of £516,000 instead of £577,000 - that's a saving of over £60,000 to this time last year just through the exchange rate!

It's double good news for buyers though as three of the biggest French mortgage lenders have just cut their rates too. BNP Paribas, Credit Foncier and BPI have cut their rates for UK purchasers with the BNP Paribas variable rate now at just 3.25% and Credit Foncier offering an amazing 20 year fixed rate for 4.25%.

Of course, French banks have far tougher lending criteria than their UK cousins but we tend to view this as a good thing as it means that buyers aren't tempted to overstretch themselves.

Perhaps now could well be a good time to stop dreaming and start looking!

www.frenchwatersideproperties4sale.com

An affordable equestrian life in France?

I have always felt it would be exciting to ride out across the vineyards around us on horseback. We have neighbours in our local village who have horses, and I do enjoy seeing them out and about in the vines. I sometimes wonder if there is an opportunity to set up a small horse riding business to encourage tourists visiting France to try something a bit different. After all, that's one of the reasons we go on holiday isn't it, to have new adventures.

Despite having lived in the countryside all of my life, I would not confess to knowing a lot about horses but some friends and family have involvement in the equestrian side and for them it has become a way of life they would never give up, such is their passion for it.

We were fortunate enough to receive an instruction recently on a delightfully located property in the North of the Charente department valued at 160,500 Euros inc. agency fees which would suit someone who has a need to fulfil an equestrian desire in France perfectly.

This 40 year old detached bungalow sits in an elevated position overlooking its 7acre (2.8 ha.) landholding with a 0.5 acre (0.2 ha) fishing lake. A substantial barn, three loose boxes and further hay barn complete a good value for money package. The land is bisected by a pretty rural lane only used by a few local properties.

The woodland opposite the property contains tracks which provide miles of uninterrupted riding. There is a local village shop and baker which is three kms by car or two kms on horseback through the woods. Supermarkets and other facilities are at Chabanais and Rochechouart which are equidistant from the property, a journey of ten minutes by car. The nearest airport is Limoges, a fifty minute drive.

The paddocks are divided into two clearly defined areas. To the lower boundary to the left of the lake across the lane is a four acre area (1.6 ha) which contains a field shelter and level grass ménage. The area nearer the house covers 3 acres (1.2ha), is gently sloping and includes the half acre (0.2ha) lake. All boundaries are securely fenced with good gated access.

The lake is spring fed, and over 2.0m deep in the centre with a clay bottom. The modest stocks include some large mirror carp, silver fish and a pike. The lake overflow runs underneath the lane into the other paddock and such is the lie of the land it would be possible to build a further lake if desired (subject to normal planning permission and consents). 

To the rear of the property is a large metal framed barn with corrugated roof with room for several vehicles inside. It includes an area for cutting and storing wood. To the side is a small area of ground abutting the lane. There is a large hard standing area to the front of the barn for parking or external storage. Attached to this is a further stone built tiled barn with three loose boxes and additional storage area and hay loft.  

There are two very large lakes a five minute drive away which were originally designed to regulate the flow of water in the nearby river Charente. They have a beach, restaurant and bar. There are various related leisure facilities here including an equestrian centre, adventure park and “basse nautique”. Both reservoirs have tracks around the outside taking one hour and two hours to circumnavigate on horseback respectively. They are popular with people interested in bird watching, mountain biking, sailboats, canoes, rambling and fishing.

A great spot to live then for an equestrian enthusiast who enjoys unlimited undisturbed riding as well as a spot of fishing in an idyllic rural position for not very much money. And with the benefit of a captive tourist market on the doorstep if you decided to go into business, what's not to like?

If it has whetted your appetite, click HERE for a comprehensive set of details with more photos on our web site. 

A great opportunity for the money!

www.frenchwatersideproperties4sale.com

The Fayre

Sarah and I went to a local fayre recently which promised much in hunting and fishing terms. It was not quite what we were expecting having attended a lot previously in the UK, but for those who enjoy all things French I thought I would try and illustrate some of what we did see here.

You can just imagine having this thing charging at you and I have been told some of the specialist French "chasseurs" hunt them with bows and arrows. Men with bigger "cojone's " than me! "Was that Boar wild?" "Wild, it was absolutely furious!" I love the tail, a humorous touch by the taxidermist?

Another magnificent head, hopefully not tormenting the hounds too much below. Whatever your views on hunting, there is no escaping the passion and respectful tradition of the local "Chasse".

 It's not only Boar you see in the forest.

The hounds were out as well, taking a well earned rest before the season starts in earnest. The sound of a pack of hounds in full flight "on scent" is one that never fails to stir the soul.

And of course it would not be a proper hunt without a horn to blow with this being a particularly splendid example. We hear these sometimes in the Winter in the woods at the back of our house and I find it strangely elemental, an essential part of country life.

My favourite though was the cheese wagon run by a delightful mother and daughter. The cheese at the top is a "Salers" cheese from the Auvergne. Very strong flavoured, tasting as though it had been stored in some old socks, it was what I would call a proper cheese. Such was it's maturity we were told it would keep for up to 3 months. We got home and I had a big piece with some fresh crusty bread and a few tomatoes from the garden with a big glass of red wine. The perfect end to an interesting afternoon.

www.frenchwatersideproperties4sale.com

Time for a change?

It is not very often that you hear people waxing lyrically about how happy they are living the corporate dream. That is because there is no corporate dream, generally you are just a number in a role that is only safe as long as the shareholders remain satisfied. Ask me how I know!

Normally, "the dream" is about getting away from all that painting by numbers nonsense and becoming a free spirit driven by a desire to do well with your own business, in charge of your own destiny. The rewards related to your effort and hard work coming directly to you and the family. This dream may even involve moving to a new country, in our case France.

You are probably reading this and thinking it is easy for me to sit here and say that, but there are many people who have made the change and moved to France to successfully pursue a dream of a better life. There are of course a lot who have tried and failed and that illustrates the need to do as much homework as you can before moving and be aware of the potential pitfalls, perhaps ensuring you have polished those rose tinted spectacles before committing.

Whilst we specialise in waterside properties and fisheries we are also interested in selling property that offers the purchaser an opportunity to take over a successful business or develop a new business within an existing infrastructure. If you look carefully at our small portfolio, there are some hidden gems that might suit you and allow you to opt out of the pressures of the rat race and enjoy an improved lifestyle with all of the long term benefits that will ensue for you and your family.

One of the properties on our web site that I think fits into this category is a farmhouse with seven acres in the deparment of South Vienne in the Poitou Charente Region. Currently operated as an Alpaca smallholding the property has an independent one storey barn that could be rented seperately, two en suite letting rooms (chambre d'hote) in the main farmhouse and a cottage business selling products made from the hypoallergenic alpaca wool.  

The  main house has two large main reception rooms and five bedrooms, the master bedroom being en-suite. The fifth bedroom is currently used as a study. The two bedrooms that have been designed for letting, are both fitted with en-suite shower and WC.

There is a further shower room and separate WC downstairs. A drying room off the kitchen diner has doors to the courtyard and paddocks. There are two 16.5kw Evergreen cast iron wood stoves installed in the lounge and kitchen diner supported by electric radiators throughout. The restoration works included new electrics, plumbing and septic tank drainage plus a new roof.

The barn annexe has undergone the same restoration programme as the main house. Accommodation consists of a large lounge with American style kitchen and glazed doors overlooking the paddocks. There is a large L shaped hall with study area which leads to the bathroom and double bedroom. The barn is heated with a modern Godin wood stove rated at 13.5kw. Septic tank drainage for the barn is recent and is separate from the main house allowing an opportunity for a purchaser to completely divide this part of the property from the main house or operate it as a stand-alone gite.

There is a courtyard and a barnyard separated by a substantial stone barn to the front of the barn annexe. The court yard area is surfaced in decorative stone with a central concrete plinth and views across the grounds.  A flat grassy area borders the courtyard with a gazebo, orchard and productive “potager”.

The barn between the two courtyard areas consists of a machine store and a larger leisure barn which offers numerous opportunities with power and lighting. The barn yard is level, private and walled to four sides. This would make an excellent area for a swimming pool (subject to planning permission) with the adjacent barn suitable for a pool room, shower rooms and covered outdoor social area.

The paddocks extend to 7 acres (2.8 hectares) and are fully fenced and gated. There are six recently built animal shelters designed for ease of maintenance, animal husbandry and cleaning with smooth level concrete bases.

The land borders a small river to the lower southern extremity providing a picturesque outlook. The current owners have substantially improved the property creating a high standard of personal accommodation. The chambre d’hote’s are ripe for tourist development to include catering along with the barn annexe as a comfortable gite or for long term rental.

The Alpacas are well known locally and it would be a relatively straightforward exercise to market the animals as a visitor centre as well as developing the manufacturing and marketing of the hypo allergenic products from the  alpaca wool. The development of the site for alternative herds, for example goats, or as an equestrian centre would also be possible. The whole is priced at 461,100 Euros for the property and land. Alpacas could be available by separate negotiation.

Something to think about today then. If you would like to learn more about this particular property you can download a brochure from HERE. 

Or visit our website www.frenchwatersideproperties4sale and see if anything else fires the imagination.

You only get one kick of the ball after all..............

www.frenchwatersideproperties4sale.com

Not just fishing....

As we specialise in fisheries and waterside properties in France, I thought it might be useful to illustrate a typical recent day out fishing and try and convey why it is that several million people across Europe regularly venture out to lakes and rivers. To explain what it is I enjoy about setting off with the spinning rod, and include a few images of a typical day out in the French countryside.

"Red sky at night, Shepherds delight, red sky in the morning, Shepherds take warning". The first proverb I ever learned, living in the countryside as a youngster. The early rise meant the sun was just coming up at home and the red sky and days weather forecast were clearly at odds. So much for old proverbs! A beautiful start to the day though, and it's an old cliche, but it felt good to be alive!

The 45 minute trip across to the Charente Maritime was strange as the temperature ranged between 8C and 2C. Having met my pal, when we arrived at the lake there was a mist coming from the surface, wonderful, picturesque and very atmospheric.

As the sun came up I noticed a couple of lizards on a rotting stump they obviously called home. I think the one with lesser markings was the female with the male keeping a beady eye on me to see what I was up to.

We were spinning for black bass. I like spinning as it is easy to move around, unlike coarse fishermen who tend to carry more gear and once they have set up in a spot, generally, that's it for the day. When spinning you travel light and you can circle the whole of the lake as much or as little as you want.

As we were fishing, you could hear the frogs all around the margins. I have eaten frogs legs a few times and to be honest, they didn't do much for me, but there will be plenty to go at soon in the lake if you do like them. Actually I found that the legs tasted like chicken, isn't it strange how different types of edible meat are often compared with the humble chicken? All around the edge of the lake the tadpoles were busy doing whatever it is tadpoles do in the murky water. They needed to keep a look out though as there were a lot of pond skaters or water boatmen as we used to call them as kids, racing around looking for lunch.

The fish were feeding under the lily pads. It is almost impossible to fish under the pads but satisfying to catch a fish near the edge of them as it tests your casting skills.

The lake is very pretty and belongs to a friend. It is private and we were very fortunate to be fishing here, a real privilege.

We saw a red kite mobbing a cuckoo, and heard a couple of woodpeckers boring holes in a dead tree. Also, we could hear but didn't see, one of my favourites pictured above, the Hoopoe. There were also ducks flying over the lake plus a buzzard hunting for food. This lake is a real haven for bird life.

At the back of the lake is an area which is like a swamp. It is perhaps stretching the imagination a little too much to say it is a mini everglades but from the photo, I hope you can see where I am coming from. This ground has not been touched for years.

The lake has a small weir and even this early in the year, you can see the water is already quite low.

By lunch we had caught and released eleven fish between us with my mate, as always, catching the lions share. We decided that was sufficient and had a simple lunch with fresh bread, cheese and game pate sat on the dam reflecting as we ate on a morning that was not just about fishing, in fact it never is. It's much more than that....

www.frenchwatersideproperties4sale.com

Snail hunting in the vines

We were driving back from Angouleme today when we came across a snail hunter in the vines. Snail hunting is a fairly sedentary sport but you still need a keen eye if not a turn of speed. He had a galvanised metal keep net similar to something a coarse fisherman would keep his fish in, but it was made of wire and it was bulging. We stared at him and he smiled and stared at us, it would be considered discriminatory if you ignored someone in the countryside, whilst we admired his collection of unsuspecting molluscs.

We had a similar hunter outside our house one morning. His wire net almost full, I bumped into him in the orchard whilst taking Tilly for a walk. It seemed totally normal exchanging pleasantries as he extracted the still sleepy snails from their early morning measured occupations. Tilly looked disappointed as she is rather partial to an occasional snail when the fruit is all over and the walnuts have been gathered. On average a snail will live between 2 and 7 years in the wild, normally succumbing to predation. They have been known to live for 15 years in captivity so perhaps they initially view the hunter as a saviour before learning of their true fate.

Having lunch in the Coq D'Or restaurant in Cognac with friends here on holiday in the summer, I ordered fifty snails from the menu. Sounds a lot you might think but the only alternative was a hundred! They were not the large Bourgogne snails but the smaller Charentais ones or Cagouille. I had eaten enough at thirty two and it was only when I was relating the story to a friend later, I was advised that normally the plate would be shared amongst those sat at the table. It was no wonder the always very attentive waitress looked a little perplexed as she saw me manfully battling through them.

If you are intending to eat wild snails, it is very important to clean them properly first and there are different ways of doing this. We were on holiday many years ago, staying in a caravan with friends on the wind swept coast of Cornwall. Their method of purging the snails found on a coastal cliff walk was keeping them imprisoned in a Sainsbury's freezer bag under the caravan for three days. It seemed a good idea at the time, although in those days neither Sarah or I were keen to join in this culinary feast. Unfortunately, an intestinal tract only contains one thing and these snails still had an abundance of it when they were carefully taken from the bag and placed in the pan. I have never forgotten the smell of the all day vomiting, but strangely enough, I am happy to eat snails now, not necessarily fifty at a time though.  So a warning there, as a badly prepared snail can be truly poisonous.

They are readily available in the supermarkets in tins and a lot of recipes refer to tinned snails. But for the enthusiasts at the many snail fests in the villages across France at this time of year, only the wild ones will do and they are served on large trays in a bewildering range of recipes. Of course attending the festival as a non snail eater you could be concerned at being vilified by the enthusiasts but usually there will be alternative food on offer.

So dispelling the thought of the Cornish snails, perhaps a little recipe to tempt you out of your shell so to speak.  This recipe uses tinned snails and makes a tasty appetizer.

• 6 tablespoons softened butter
• 2 teaspoons finely chopped shallots
• 1 clove garlic, crushed and finely chopped
• 1 tablespoon finely chopped celery
• 1 tablespoon finely chopped fresh parsley
• ¼ teaspoon salt
• 1/8 teaspoon ground black pepper
• 12 large mushrooms, cleaned with stems removed
• 12 large canned snails

Preparation:

Preheat an oven to 375F. Mix together 6 tablespoons of the softened butter with the shallots, garlic, celery, parsley, salt, and pepper. Place a small spoonful of herb butter and a snail in each mushroom cap, and then brush the exterior of the mushroom with a bit of the herb butter. Arrange the mushrooms in a shallow baking dish and bake them for 15 minutes. Serve hot. Serves six.

Whilst the consumption of snails is considered to be classically French they are in fact eaten all over the world. So next time you are out and see snails on the menu give them a try, and when you are eating them, cast a thought to that hardy bespectacled hunter with his wire keep net in the vines. It's a tough job, but.................

www.frenchwatersideproperties4sale.com

The French property buying process

 

Whether you are taking your first tentative steps to buying a property in France or are a seasoned international investor we thought you might appreciate this guide to the process of buying a house in France.

Viewing

 

You should only view properties through a licenced immobilier, these agencies must have a carte professionnelle as well as full professional indemnity insurance.

By buying through us you can rest assured that you are in safe hands.

Making an offer

 

The process in France is not too dissimilar to the UK and other European countries.

Once you have found a property that you like you should make an offer (preferably in writing) to the agent.

Make sure that all parties know exactly what is included in the offer and don’t forget to set aside a budget for the notaires fees and taxes.

There is no hard & fast rule as to how low your offer should be. In a “hot” market you may well need to pay the asking price, in turbulent times you may well be able to negotiate a discount.

You should have all of your financing in place before you make the offer.

Structural survey

 

As you probably know most French purchasers do not bother to have a house surveyed.

There are a list of tests that the vendor must pay for and have undertaken by professionals. This is called the Dossier de Diagnostic Technique (DDT).

Up to seven surveys must now be undertaken. These are for asbestos, electrics, energy efficiency, gas, lead, “natural or technological risks” and termites.

Most sellers wait until they have an offer agreed before commissioning the reports, some of which have a short “shelf life” before they need to be undertaken again.

If you would like a more comprehensive survey you will find plenty of RICS registered surveyors offering a service throughout France.

Legal representation

 

Contrary to popular opinion, the Notaire is not there to represent you. They represent the state and undertake planning and other searches with the local authorities.

If you want to have someone representing your legal interests there are many UK legal practices who employ French notaries and offer this service (for a fee).

Preliminary sale agreement (Compromis de Vente)

 

Once your offer is accepted and the compulsory tests have been undertaken you will be asked to sign the compromise de vente.

This will either have been drafted by the agent or notaire. It is a binding agreement between the vendor and the buyer, subject to any conditions that may be stipulated in the contract. The most common such condition is that relating to a mortgage being secured but others could include planning consent, rights of way etc.

Once signed you do have a seven day cooling off period – during which you may pull out of the transaction at any time, without explanation, but you must do this by registered letter.

You will usually pay a deposit (between 5-10%) to the agent or notaire and this will be kept in a special bank account as a guarantee until the purchase is completed.

Completion (Acte de Vente)

 

It usually takes between eight – twelve weeks from signing the compromis for the final acte de vente to be completed and ready for signature.

The signing is at the notaires office and they will confirm the final time and date a short time beforehand. Beware, the date set in the compromis is a target date and not set in stone.

You must have transferred the balance of funds in advance (make sure you shop around using specialist currency brokers). You must also provide proof that the house is insured.

Once the signing is complete you are given the keys and the house is yours.

www.frenchwatersideproperties4sale.com 

How to compare house prices in France

The cost of buying fisheries or waterside property in France varies greatly from region to region.

Don't forget that France is the biggest country in western Europe covering over 550,000 km2 and property prices are driven by many factors (geography, climate, proximity to major cities, infrastructure).

The Notaires de France have an excellent website that allows you to see average house prices by region, department and even town - you can access the site at www.immoprix.com.

The website also shows price rises/falls over the last five years.

As an example, you will see that the average house price throughout the country (but excluding Paris) is €167,000 at the time of writing.

So, Brittany has slightly lower prices than average (at €158,000), lower Normandy is even better value at €140,900 and average prices in Limousin are a staggeringly low €115,700.

Of course these figures include many smaller renovation projects as well as first time buyer statistics and the cost of a working fishery with accommodation and family home will be much higher. Similarly prime riverside property will always attract a premium price.

They do however give you a good flavour as to how the regions compare pricewise and the site is a good place to begin researching your move to France.

www.frenchwatersideproperties4sale.com 

A nice spot for a picnic

When people think about moving to a new country one of the first items on the "wish list" is better weather. This is an area where France does not disappoint. As a result, the lifestyle tends to be more geared up for living outdoors during the long summer months. It is not unusual when out and about or travelling on longer journeys to regularly come across picnic areas harbouring a family that, in an ideal world, has scoured the market the same morning for some regional delicacies and maybe even a bottle of local wine to share, depending on the journey. One of my favourite spots is on the river Charente pictured above, to the West of Cognac.

It is arguable that the ultimate solution to counter my comments above would be to have your own house on the river where you could sit in the garden and have the best of both worlds. The pretty three bedroomed house above sits at the side of The Dordogne river with views to the rear over parkland as well as the water. A light airy characterful house with a pool in a very pretty spot.

As a bonus this is in Cahors country. If you like strong fruity Australian and South American red wine and find French wine a bit "thin" sometimes, Cahor wine could be just what you have been looking for. Known during the middle ages as "the black wine of Lot" due to the strong colour from the Malbec grape, Cahor wine was said to have been a major competitor with the stronger Bordeaux wines shipped to England in the mid 18th Century by sailing ships. The Cahors and Bordeaux wines quenching the thirsts of the voraciously enthusiastic claret drinkers of the day.

The owners of this house also own a restaurant which is a few doors away and which also sits on the river and is for sale. Capable of covering over 200 diners, the restaurant includes 3 letting rooms and an owners flat, all of which is currently let to tourists in the summer and students in the winter. With a Californian style pool this "mini resort" enjoys a good passing trade, particularly during the summer months as well as strong local support throughout the year. There is also an opportunity to develop the letting side with additional rooms.

You can find the house at www.frenchwatersideproperties4sale.com. 

Similarly the restaurant is on this direct link www.frenchwatersideproperties4sale.com.

So, a post that started out talking about a picnic by the river ends up recommending that you buy a waterside house and restaurant.

Hard work and a big leap of faith but it could be the best thing you ever did.......

Waterside property in France

Welcome to our new blog where we hope to bring you tales and pictures of our life in France, as well as an individual selection of French fisheries and waterside properties for sale.

We have been working as fully licenced estate agents in France since 2003 and earlier this year we formed an alliance with the respected & experienced fisheries team at Fenn Wright to create an unrivalled partnership.

We have a passion both for the lifestyle and the incredible opportunities available to purchase some of the finest properties and fisheries in the world.

Our hope is that we can inspire you to fulfil your dreams by buying a property here and that you can join us in this amazing country.

We would love to have your feedback on the blog and our web site as we develop and grow our business.

If you want to look at our full property portfolio you can see it at www.frenchwatersideproperties4sale.com

www.frenchwatersideproperties4sale.com