P-D de Rouffignac

Just to further clarify/ 1. Full term = 'déclaration préalable de travaux'. Form available. 2. In a commune where there is a PLU ('plan local d'urbanisme') building a wall must be declared and may be subject to objections or restrictions (height, materials etc) 3. Always wise to consult the Maririe and/or DDE first, and check boundaries. Regards, P-D de R.

You need to complete a form of 'déclaration de travaux' obtainable from your Mairie before starting work, and allow up to one month for a reply. It is advisable to consult their planning department first and taking their advice, before starting any work, ordering materials etc. You might also need to verify your precise boundary limits using a 'géometre' as any piece of (adjoining) property belongs to someone, and will figure on the 'plan cadastrale'. Hope this helps.   P-D de R

There are indeed very strict regulations concerning both new-builds and renovations in France. In the case of new-builds, planning permission must be applied for and received before work starts (as for most renovations). Of primary concern is the habitable area of the proposed house in relation to the size of the plot, siting and proximity to boundaries/neighbouring properties, height, slope of roof, materials used, wall finishes, colour of tiles, access, position of windows etc etc. Buildings over 170m² require the services of an architect. Authorities concerned include the local mairie, the DDE, possibly Batiments de France (in cases where the site is near a historic monument), environmental agencies etc etc. plus local objectors.   The regulations are anything but lax and must be strictly adhered to. A quick guide might be check the obligatory signboard that should be displayed at the site, which should detail the planning references etc, followed by a visit to the mairie. Cordially, P-D de R.

I think Will's advice is spot on. On a broader issue and more to do with those who have SIRET numbers, there has been a discussion this week on the French www.auto-entrepreneur.fr website about where and when it is obligatory to publish a SIRET number, eg; on flyers, in advertisements etc. I cautioned against this for reasons of privacy and identity fraud - anyone can pinch your SIRET and my feeling is that, like references and my bank account details, I will discuss these with an actual bona fide client (when I have checked him/her out first!), and that my SIRET number is only of concern to the tax and social security people and no-one else. Re websites and others asking for a SIRET number before allowing you to advertise with them, I find that the online checking systems such as infogreffe simply do not work and cannot be relied on. In my own case I don't appear either under my SIRET number or my own name...... Best regards, P-D de R.

I am told by my motor insurers GAN that contested claims can routinely take up to 9 months. I ran over a water filled (therefore, invisible) pot-hole outside my local Mairie at the start of April, and correspondence is still going backwards and forwards between my insurers and there's at the end of August, re 700 euros damage to my car, which I have had to pay for, replacing all four wheels (by the way, not the snazzy alloy ones I used to have but horrible steel ones, whose hub caps were pinched within a week). P-D de R.  

I have some experience of this, about a decade ago, in connexion with someone offering French language learning courses in France by a UK operator. I imagine the same principles apply but at least it may offer some avenues for checking. On the French side, the advice from the French Commercial attaché in London centred on the difference between doing business with France and doing business in France, and being a UK based operator it was more likely to be the former, without leaving a fiscal imprint in France (tax, social security etc). More tricky is the UK side and the rules regarding (licensed) tour operators. A 'package tour' might exclude, for example, travel to the French destination (as you propose) but elements such as providing local transport and accomodation could lead to your being classed as a tour operator - hence needing a licence, bond etc. If there is any doubt, you could face problems of insurance cover, which you would surely need for the transport element and the activity itself - though in the above case, participants were expected to find their own way to the language centre. Perhaps you need to look at these points in relation to your existing operation, and I recall at the time we looked at similar operations and people like 'Cycling for Softies' who were at the time operating in France. At the local level, one of my French neighbours offers fishing trips (by rod and line) out to the wrecks off the Mediterranean coast where I live, at 40 euros per person per trip, including equipment, bait etc.  He tells me the main cost is fuel. Hope this helps, Peter-Danton de ROUFFIGNAC MA LLM www.francemedproperty.blogspot.com

The latest figures I have are: Century 21 (950), Era (395), Guy Hocquet (600+), Laforet (800) and Orpi (1,400+). Note that Orpi is a co-operative and the remainder largely franchise operations involving independent local agencies. As already suggested, I see no particular merit in using a national network - the buyer in Paris does not walk into a local branch to buy a property in Lyon. He visits the region first, then looks around locally. At the local level, as happened in the UK when banks bought up old established local estate agencies (and lost money and re-sold them to their former owners), some of the franchises are losing business against locally established firms, often of long standing. This is because the locals (vendors) do not feel 'comfortable' with the new arrivals, and new staff, parachuted in from outside the region (as happened in the UK), don't know the local territory and market, so flounder a bit, which is not in the best interests of the client. I would recommend you go with a good local agency in your area. Peter-Danton de ROUFFIGNAC MA LLM www.francemedproperty.blogspot.com

Dear Writersblock - Even your brief description of your property fills me with dread. 1) 'Renovated' ie by yourself or do you have artisans' bills and guarantees to show buyers? 2) 'projects to inspire a DIY enthusiast' = unfinished. 3) 'great potential' - Who says? Nos 1 and 2 are guaranteed to deter 95% of buyers, and No 3 impossible to evaluate, especially in these hard times. I think the advice already given about listening to the views of an estate agent (or several) will be of more value than you can imagine. P-D de Rouffignac www.francemedproperty.blogspot.com  

You do not say who the 'bill' is actually from - perhaps you could check and contact the senders. On the French auto-entrepreneurs forum (www.auto-entrepreneur.fr) there have been a number of complaints from auto-entrepreneurs - myself included - who have received estimated bills from the various sickness etc asurance organisations (CIPAV, RSI, URSSAAF etc) when everyone know it is the entrepreneur him/herself who declares the quarter's income online and determines what - if anything - is payable. The site has warning notices about this, as the organisations are clearly at fault and have pleaded 'computer error'. So take heart, you are not alone. Hope this info helps 

You can trying phoning 1014 which is the commercial service of FT or visiting your nearest FT sales outlet if you are in or near a largish town. In either case it helps enormously if you have the name and phone number of the previous occupier as it enables FT locate the address precisely and arrange a connection usually within days if there is a line already installed (this is generally the case with recent apartment blocks in particular). Normally rquires copy of a utility bill; but if you have just moved in take or copy the 'attestation' given to you by the notaire if you have bought or your rental agreement if you are a tenant. Hope this helps. Peter-Danton de ROUFFIGNAC MA LLM www.francemediterraneanproperty.com

When you sign a mandate with an agency to sell you property, the agency commission level (percentage) is clearly stated, together with the agreed sale price and what would be left to you in the event of a sale at the asking price (prix net vendeur). The agency's commission scales should also be clearly posted at the agency. Levels of commission are not regulated and can be freely set by the agency. Agency commission goes to the firm, with a percentage of it paid to the negociator who handles the sale. Note that even 'mandats simples' can have far-reaching effects, such as not selling privately to a client originally introduced by the agency, sometimes for a period up to 24 months. Although you may 'not be in a hurry to sell' note that if the agency introduces a buyer willing to pay the asking price you may well find you are obliged to sell, or risk financial penalties, which can include paying the agency's commission and possibly compensation to the would-be buyer. Mandates are governed by France's strict laws of contract and should not be entered into lightly. Peter-Danton de ROUFFIGNAC MA LLM www.francemediterraneanproperty.com

Just to add to the comments already received. There is a lot of competition not only from the private sector but established public bodies such as the universities, chambers of commerce and 'centres de gestion' who are able to offer English classes (non residential) to their members at very attractive rates. For (intensive) residential language courses French people tend to go to England to learn English, and the English to France to learn French, rather than the other way round! Peter-Danton de ROUFFIGNAC MA LLM www.francemediterraneanproperty.com

Basically they are payments for health, accident, old age, pensions etc and contributions to prop up the ailing French social security system (heavily in debt), made to various collection agencies with unpronouncable names, depending on which area you work in. You could ask your employer for clarification, as he/she is paying the lions share. Hope this helps, Peter-Danton de ROUFFIGNAC MA LLM www.francemediterraneanproperty.com

The subject happens to be under discussion on one of the French websites dealing with the new auto-entrepreneur regime www.auto-entrepreneur.fr as the French 'expert comptable' is a regulated profession, and the debate is about the status of what in English we would call a book-keeper (F = aide-comptable). Perhaps you can check the site and also your own UK professinal association. I am sure you are already aware that the systems are totally different and the payroll/social security element a nightmare! Hope this helps, Peter-Danton de ROUFFIGNAC MA LLM www.francemediterraneanproperty.com  

Thanks again, Will, for your - as always - considered reply. I'll keep you posted - Peter-D de R.

Auto-entrepreneur and retired Brit cont'd: I have just had a reply from the APCE Q and A service and they say that in these circumstances my primary insurance would be via RSI. I frankly don't think this is correct - I retained my CPAM cover (and carte vitale) when employed by a local estate agency, as well as paying (as did the employer) massive additional contributions under 15 different headings! I will await the result of my AE 'declaration' and take up the matter with CPAM or whoever at that point. I will keep you up to date with the result for everyone's information. Peter-D de R.

Just a quick interim Thank-you to Will. I am still awaiting a reply to my emaiked question to APCE (the phone hotline is forever engaged or no operators available!). I will update as soon as I receive clarification. Thanks again, much appreciated - Peter-D de R.

Auto-entrepreneur and CPAM Question for Will, following your last post: can you elaborate on 'the other grounds for staying with CPAM' you mention - does this, for example include British retired residents in France who wish to use the auto-entrepreneur statute to earn some extra cash (I suspect there are quite a few!)? I have put the question directly to the APCE/auto-entrepreneur question box and will post the reply as soon as I receive it. Meanwhile any practical experience would I am sure be useful. On various forums the notion is that you pay/are covered by CPAM continues, and that you pay another 'caisse' for your addtional earnings as an auto-entrepreneur (out of the percentage deducation on earnings) (as you state in point 3). Whether you get anything back that you don't already get as a retired person (CPAM) is another matter. I have mentioned this in other posts and when I challenged the various public bodies their reply as 'But, ah, you are helping the others'. Okay I don't mind doing my bit to reduce France's public healthcare deficit but not at the cost of jeopardising my existing cover. Thanks, Peter-D de R.  

Very quick reply - When I submitted a form in January, the reply came back that it would be held on file for one month, with an expiry date given. Having passed this, I re-submitted this morning on URSSAF's revamped site - they actually mention 'professions libérales' and if you tick that box to start with, the form seems to adjust itself, knowing you are not a plumber etc. Best of luck, Peter-D de R.

According to the excellent French site www.auto-entrepreneur.fr the necessary amendments regarding liberal professions were published in the Official Journal yesterday and you can now register under the scheme from 23.59 tonight. Good luck to everyone! Peter-Danton de ROUFFIGNAC MA LLM www.francemediterraneanproperty.com

First rule - Don't believe the stuff written in the Sunday papers, usually by journalists who do not live and work in France, and have based their "research" from interviews with a couple of estate agents. The reality is that French property prices were unrealistically low, compared with Britain, up till about 2003, just after adoption of the euro. For example, a studio or small two romm apartment on a Mediterranean beach could be had for around 25,000 euros - today's price for the same property is now around 75,000 - 90,000 euros. This is basic price inflation. An owner wishing to buy a second or replacement property hopes to achieve the, say, 75,000 price in order to buy something else, at the new inflated price. No-one is going to sell cheap and buy dear. The margin for negotiation is therefore limited in some circumstances. Developers of new-build properties, for example, need to recover the (high) cost of labour and materials, which are fixed. An owner who has done his/her own renovation, as someone has pointed out, expects to get the cost back - not always achievable as someone's expensive marble jacuzzi can be another person's nightmare.....And so on. Your best approach is to thoroughly research the area you are interested in, look in agents windows to get an idea of the average price for certain types of property, and then begin to view. Even in these hard times, many people are locked into a property and can't or won't sell at a huge discount. The only exception is perhaps a cash-strapped owner of a second home, bought over five years ago, and now wanting to raise some money quickly. But you need to the find them first. Peter-Danton de ROUFFIGNAC MA LLM www.francemediterraneanproperty.com  

Just to add to the replies you have already received. A lot of the Mediterranean resort towns (Argelès, St Cyprien, Canet) close to the Spanish border hold an annual one-day forum ahead of the season, in which employers take a stand and job applicants can find what is on offer. In Argelès, for example, there are usually 800 to 1000 jobs on offer. Best way is to contact the relevant mairie and find out the date(s) and pay a personal visit. A lot of people of recruited who are local to the area so there is a lot of competition. Once the season starts, however, you may find an opening if someone has dropped out or an urgent replacement is required. Hope this helps, Good luck - Peter-D de R.

Auto-entrepreneur - Liberal professions Yesterday M Hervé NOVELLI, the minister responsible, made a short televised statement that enabling legilsation has been drafted and will pass through the Senate and the Assembly 'during the course of February', allowing the inclusion of liberal professions under the scheme. You can see his statement on the opening page of www.auto-entrepreneur.fr Peter-Danton de ROUFFIGNAC MA LLM www.francemediterraneanprperty.com

The problem, which has been explored widely on the www.auto-entrepreneur.fr website, is that many peole trying to register as services have found their application rejected as it was read as a 'profession libérale' - a wide definition that includes anything vaguely intellectual, and including both consultancy and teaching. The lists of services seem to concentrate on businesses like running a launderette. Unfortunately the designated 'mutuelle' for part of the insurances required under the auto-entrepreneur scheme is CIPAV, which apparently has said it is not yet ready to accept new entrepreneurs under this scheme. Although liberal professions were decribed as coming within the AE scheme from 01 January in official websites as late as 18 December (together with a special reduced rate of cotisations at around 18%, against 'services' at 23%) the government announcement on 01 January stated - without explanation - that liberal profession were now excluded. Apparently there are now high level talks going on between CIPAV and the government to resolve the problem, that clearly should have been sorted out before the official launch. The site quoted above cites numerous examples of applications rejected, though on this and other sites (French and English) some people report having successfully registered an intellectual activity. Some suggest you can retry under 'commerce' and it may slip through, but the situation is clearly confused, and one can only hope that the bureaucrats will get their act together as soon as possible. My chief concern, expressed on this forum some months ago, was that the bureaucrats would mess it up. They have. Peter-Danton de Rouffignac MA LLM www.francemediterraneanproperty.com

It looks as though Tursday 18th December is the day! When M Hervé NOVELLI who has pioneered the auto-entrepreneur scheme will announce the final details in a conference at 12.30 pm. They will be available on the French site www.auto-entrepreneur.fr and no doubt elsewhere soon after. Peter-Danton de ROUFFIGNAC www.francemediterraneanproperty.com