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Everything posted by Gb

  1. Hello Hectorsdad! Thank you for your comment on 7 December. This is my first visit since then but I can look in from time to time so it may be a while before you receive an answer to any questions, or you can send a private message which will be picked up more quickly. Exchange rates have been relatively docile or slightly against moving euors into pounds so I'm taking my time. I've put in an alert to 2 currency firms in the hope that the euro will strengthen to E1 buying £0.84. Today's rate between these 2 firms was close to 2 cents which can make a considerable difference when converted to GBP. Interest rates in both France and UK are very poor so I need to make a little on the exchange. Another option may be to book a forward rate but then a contract becomes binding, I believe, and a rate may not reach the desired figure for quite some time. To be explored! All the best for 2022! gb
  2. At 1/12/21Enfin.....The authorisation worked and all funds were paid to me today. Excellent!Just have watch the exchange rate now! A deal done yesterday was at E1 buying £0.8325 done by talking to a dealer rather than an online transaction. The dealer advised that by talking to them one could often get a better rate. See also: http://domainesale.weebly.com gb
  3. Thank you ....banana! As you see it's still ongoing! gb
  4. At Saturday 27/11/21 ….et encore “It's not over till the fat lady sings” - and she ain't done singin' yet! I wrote a few days ago that I thought we were into smooth waters. Well, we're not! Receipt of funds The notaire, at the signing “ceremony”, said sale funds would be transferred to my bank 3 or 4 working days later. She had had my bank's RIB for over 2 weeks. On the 5th day, yesterday, I enquired whether or not the transfer had been effected. A reply from the notaire's accountant's department indicated it had not. This lady revealed that my wife had to receive her half share of the proceeds into her account and mine to my account as we were co-owners of the property. I wondered why the notaire's office, who are the supposed experts in handling property sales whereas I am not, did not inform me that the funds needed to be split. This would not have been a great issue if we had known: my wife would not have closed her bank account. Today I have proposed a solution: my wife gives the notaire authorisation to transfer all funds into my account. I have scanned and sent by email such authorisation. However, I suspect this will not do! My next option is to contact my wife's bank to see if it will re-open her account.
  5. At 24/11/21 Sale completed on 19 November! The leak The plumber phoned back at 21h30 on a Sunday night, agreed to come round the next morning and by 11h00 the leak was repaired. Fault? A perished washer. Completion On 18 November, the day before the signing of the final acte de vente I received by email from the notaire a document entitled “Projet”. It is the draft of the acte final: it runs to 37 pages + annexes! I read through most of it, notified the notaire of 2 minor adjustments needed. Interestingly, I thought, was the history of who had owned the property, all their names, dob, date of marriage and place, going back to the 1930s. There was much else besides, not being enumerated here. Before the signing the buyer and I had agreed he would come to the property before the signing so I could explain how I managed various activities and he could have a good look round, ask questions...... Having had a 6 hour drive from Versailles and then an hour of talk I think he was somewhat overwhelmed by it all! However, he seemed very content. On, then, to the notaire's office at which were present my wife and I as co-owners, the buyer representing his wife and himself, the estate agent and the notaire. The latter, over the course of an hour, went through the 37 pages of the acte de vente + some annexes and including one or 2 modifications which became necessary during the meeting. Several supporting documents needed to be signed including the declaration of plus – value, and, finally, of course, the acte itself by buyer and sellers. Keys were handed over. The notaire made clear that Taxes Foncieres are divided pro-rata between seller and buyer but Taxe Habitation is paid for the whole year by the owner of the property on 1 January. My 2021 bill arrived yesterday - approx E1000 - (and it indicated that in 2023 there would be no Taxe Habitation!) My house insurance can only be cancelled by my sending an attestation de vente, signed by the notaire to the insurance company. The propane gas tank will be removed / cut up within 3 months all at my expense. Summary Some time lines: Date we first contacted estate agent : 8 June, 2021 Two visits to property by potential buyers between 8 June and 30 July. Not what they required. 29 June: Dossier Technique Immobilier / diagnostic immobilier visit 21 July: Inspection of fosses septiques Visit on 30 July: potential buyer (lady on her own) made conditional offer, the condition being that her husband view the property no later than 16 August. We accepted the conditional offer. He visited and agreed verbally that he would buy. 3 September: compromis de vente signed. 1 October: contact made with SARF, ie fiscal representative, to calculate plus-value 19 November: acte de vente signed The sale took 23 weeks from start to finish. See also: http://domainesale.weebly.com
  6. At 14/11/21 Completion The notaire's office advised that the buyer had to change the completion date but they could not understand why. On Tuesday evening, 9th November, the buyer telephoned me, indicated - if I understood correctly – that he had a medical appointement on 22nd November so had to propose a change of date for completion, I decided to accommodate him, agreed the 19th November for signature, and altered all my arrangements which turned out to be easier than I anticipated. The ferry cost £15 more for a week-end crossing, hotels' bookings altered without penalty, lateral flow tests already depatched to await our arrival. So, we were back into smooth waters until........ …...a leak Yesterday, a Saturday, I inspected the attic to see if all was well. It was not! There is a water leak from a pipe join under the water heater. A bucket is in place. So far the plumber has not responded to several 'phone calls. I suspect the leak is from a perished washer but it needs expert attention.
  7. At 6/11/21 Completion The notary made contact yesterday to discuss the date for completion. I agreed 22 November. An earlier date was not possible with the buyers who wish to attend in person. The notary had various questions, eg date chimney last swept (it's not in use), what will happen to propane tank and who will pay for its removal / cutting up. By chance today I met one of the men who did some major decoration on one house 6 years ago and told hime we were selling. He told me he knew. How? The notary had contacted him to verify he had done work on the property. She was in possession of the decoration / work bills I had sent her a few weeks ago. I do not know whether she had contacted other businesses who have done work on the property. See also: http://domainesale.weebly.com
  8. At 4/11/21 Fiscal representation Fiscal representative has sent the plus-value calculation to my notaire. The whole document runs to 10 pages! To me the important part is where the plus-value amount is disclosed. The contract I have with SARF (Societe Accreditee de Representation Fiscale) runs for 4 years and one month and if there is any dispute raised by the fiscal authorities SARF represent my case. Charge for this is E1500, a one off payment. The plus-value has been calculated as follows: Sale price of property less work done to the property during my ownership (which is shown as 15% of original cost price) less SARF fee less Cost of property when acquired plus purchase expenses (notary, agency fee). There are also many other lines of calculations amongst which are a rebate for the number of years the property has been owned over 5 years and which shows a reduction rate of 72%. I am not going into all the detail on the form!
  9. Thanks to ....banana and DB for their observations about the acte de preemption. Interestingly, the notaire made no mention of this when I met her some 3 weeks ago and nor was I informed about this when I originally bid for the property. At 29/10/21 Propane gas tank removal The agence immobilier contacted Butagaz who have confirmed that they will deal with the gas tank after completion either by its removal or, if not possible, by cutting it up after siphoning off the remaining gas for which I may be given credit after all their charges for doing this. They also have my original deposit of E1028 from when I made my first contract with them upon purchase of the property. The buyer is content for this to happen. Fiscal representative I spoke to the fiscal representative in Paris. She assured me that the notaire who certified our original purchase would have the original signed purchase document which I was never given, This, by law, must be retained by the notaire. Yesterday I received a copy of said document by email. The fiscal representative was able to tell me what the plus-value figure isand she will inform the notaire. A date for the acte final should now be able to be arranged. It cannot be before 13 November thus allowing the full 2 months to elapse between signing of the compromis de vente + buyer's period of retraction and notaire's notification to the Mairie.
  10. At 22/10/21 Propane gas tank A slight difficulty with Butagaz over when the gas tank will be removed. They seem to indicate it will be after I have completed the property sale; I want it taken away beforehand. I have asked the estate agent to try to resolve the matter and he will confirm with the buyer that he does not wish to take on the Butagaz contract. Car 2nd car sold after 3 months, done through a concessonnaire - for a fee! Currency movement With a property and car sales come some funds. To move them to the UK is complicated when larger sums than (my) normal amount are involved. My bank has explained what happens. I suspect that I may not get the best exchange rate on any particular transaction as it takes the bank 2 days to carry out a transaction. I try to get quotes from 2 different exchange companies. They offer better rates than a bank doing the currency transaction and on large sums this can make a difference of hundreds or thousands of pounds when converted depending on the amount being exchanged. I need to see the euro to GBP rate increase! Today it's E1 buying £ 0.84 (middle market rate) so, say, E50000 will buy £ 42000. If the rate rises to £ 0.86 E50000 will buy £43000. And then what?! Invest, buy property, crypto (for some), donate to offspring, deposit in a bank / BS (bad rates!).......? Or do what the “super wealthy” do – according to the Panama Papers and Pandora Papers? Completion I have also asked the agent to try and get a date fixed for completion, preferably before 20 November so heis going to liaise with the notaire and the buyer. Now, a new piece of information has come to light both from talking to the estate agent today and to my neighbour who lives some 500m away and runs a farm. His family own the land all around us. Apparently, if I have understood all the information I have been given in French, when a compromis de vente is signed the notaire is advised who in turn advises the local Mairie. This may take a week or so. From about the date of that notification people in the immediate vicinity and / or the Mairie have the right to ask to buy the property at the price asked for by the seller and such a person has first refusal. A different price may not be offered so this takes priority over any other “non vicinity” people making a bid. This period lasts 2 months. I have been told that a local person buying in these circumstances is not a usual occurrence. Extrapolating from the end of this approximate 2 month period the estate agent planned the date for completion, ie 20 November - but I would like an earlier date. I think this "procedure" may be called "Acte de prehension". Any observations? More detail on some of this at http://domainesale.weebly.com
  11. at 11/10/21 The fiscal representative has not responded after one week. The notaire wants to know who is my fiscal representativeand how it's going. The removal firm, due last Wednesday, 6 October, sent an SMS 2 days before to say they were ahead of schedule and would arrive a day early. They duly arrived a day early and had all our effects loaded in just over 3 hours. We departed the property 2 days later for the UK to meet the removal vehicle on 11 October ensuring that we had enough fuel in the car before leaving France because there is a delivery shortage of fuel in the UK. This time no PCR test required before leaving France but a Day 2 test required in England: cost £55 / person, better than £109 each last time. No word yet from the new owner as to whether or not he will take on the propane gas contract. At 14/10/21 Fiscal rep has now responded. Fee to be E1500. She requires a copy of the whole of the original purchase document, the whole of the compromis de vente (each about 8-12 pages), an attestion sur l'honneur that all building / improvement works done during my owner occupation were actually completed and paid for. New owner does not wish to take on the contract for propane gas. I must arrange removal of the propane tank with Butagaz.
  12. Quite right those who read that this was my primary residence. Subsequently, I realised my error as stated later, it is a secondary residence so that is why you see all this, as ...banana calls it"contrick". It's not! As time goes by one realises that mistakes can be made. Here's the next requirement....... Fiscal representative I have heard back from SARF who will represent me. I need to provide various documents and then I will be given an estimate for their work. They need: A copy of the compromis de vente; A copy of the purchase contract when I bought the property; If I have had work done on the property originals of the invoices and estimates, and, Evidence of payment (bank statements). Further comment, if you will, at my blog: domainesale.weebly.com
  13. At 30/9/21 Notaire has clarified my questions, in particular "gros travaux" which includes major structural work outside, complete renovation of bathrooms, kitchens, electrical work..... Invoices were required for such work. The fiscal representaive will not be my bank as they refuse to do it. The notaire recommended an organisation known as SARF who have a Paris address. They have yet to reply to my initial contact. See domainesale.weebly.com for finer details.
  14. UK visit over. No border control problems getting into UK nor into France on our return by Eurotunnel train.


    It's worth setting out here what the notaire requires.

    The notaire, having been informed of our move by our estate agent, has written to me. She wants to know / see the following:

    Latest invoice for central heating boiler maintenance. There should be a boiler man coming tomorrow.

    Are there smoke detectors in the houses? Yes.

    Whether there is a fireplace and whether the chimney has been swept. Invoice required. Chimney has been blocked up by us for about 7 years.

    Have we had any major work done in the last 10 years? Invoices required. I need clarification as to what exactly “gros travaux” means.

    Reveal what has been done to comply with safety rules for the swimming pool. I have just bought a new alarm as the old one was not satisfactory. The new owners can install it as we shall be closing the pool in a day or 2 and covering it with a winter cover.

    There are remarks concerning capital gains tax. The French property is a secondary residence. The notaire stipulates that we must employ a fiscal representative as our main residence is outside the EU. This is required if the property is to be sold for more than E150,000 and has been owned for less than 30 years and also whether or not there is CGT (= plus-value) to pay.

    As I wish to have clarification on some points I have arranged to meet the notaire in a few days time.

    Depot de guarantie now received by agent.

    See domainesale.weebly.com
  15. Compromis de vente signed by estate agent on behalf of buyer and me. Projected date for completion in front of the notaire is another 8 weeks away. It has taken about 9 weeks from engaging the estate agent up to the signing of the compromis.

    Buyer to make a depot de guarantie - about 4% in his case - and he has 10 days from receipt of the signed compromis for cooling off (= retraction) after which the deposit becomes, in principle, non-refundable. There are one or 2 exceptions.

    Now in the UK having brought over a car load of effects. Have collected UK registered car. UK insurance firm have allowed 5 years NCD based on French insurance company's releve d'information, translated into English.

    HMRC have allowed change of date of goods arriving in the UK and additions to the originally submitted list.

    See domainesale.weebly.com

  16. Compromis de vente signed today, some 9 weeks after engaging the estate agent. I think this is quick especially as I was prepared for a sale to take 2 years.

    However, final payment is not due until 20 November.

    We are now looking to see if the buyer wishes to take on those articles we will not be taking with us, eg washing machine, lawnmower, etc. There are quite a few articles.

    Leboncoin.fr has proved an excellent site for selling items we no longer want.

    See domainesale.weebly.com for more detail.
  17. UK car bought. Possibility of compromis de vente being signed within the next few days.

    Transfer of Residence application authorised by UK customs. Will need amendment which apparently we can do.

    See domainesale.weebly.com for more detail.
  18. Visit to property last w/e by potential buyers was encouraging.. They are considering their finances, possible extra expenses before a decision is made.

    Removal estimate is in and I am now working out how to deal with car sales in France and acquiring one in UK while still being in France, and benefitting from full insurance NCD on an English car.

    Details at domainesale.weebly.com
  19. Transfer of Residence (ToR)

    Have I mentioned ToR? No! See some info on it at:

  20. Like yours, Weegie, one of my houses, or part thereof, dates from 1809. When I bought it 17 years ago I had a French architect look it over and he confirmed it was not about to fall down!

    DPEs were not in evidence in 2003 - or I miissed it!
  21. The person making the initial viewing returned with her husband today. The agent reports they wish to see him on 16 August to discuss further. Sounds encouraging - but they have yet to see the DPE and SPANC reports. Both of these amount to a pretty detailed survey, if not even better, so British potential buyers need to study these with some care.

    The link to read the detail: domainesale.weebly.com

  22. I am selling a property in France, my secondary residence. I may, therefore, be considered an expat and I have been living in France for quite a few years.I'd like to do here what I did once before, in a different forum, when walking the Camino de Santiago, namely to post a short summary of the current activity in this forum and provide a link to my blog, for those interested, giving a chronicle of events surrounding the sale as they unfold.An estate agent was engaged and the mandat was signed on 30 June. A DTI took place in early July, a professional photographer was engaged by the agent, a visit by SPANC to assess the fosses septiques was made in mid July. The DTI report has been received; the SPANC report is awaited.The estate agent has advised that any defects highlighted in the DTI report do not necessarily have to be rectified by the seller. However, any dangerous matters should be sorted out asp. There was one, already addressed. He went on to say that a potential buyer will see the report – a very thorough survey – and make an offer in the knowledge of what the report says.To date there have been 2 viewings on successive days. One offer with a condition has been made, and accepted.The link to read the detail: domainesale.weebly.com
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