In brief
Buying a home in France takes two signatures. First comes a preliminary contract, either a compromis de vente (both parties bound) or a promesse unilatérale de vente (the seller bound, the buyer holding an option). A buyer who is not a property professional then has ten days to withdraw without giving a reason. Conditions written into that contract, most often a mortgage condition and the commune's right of pre-emption, must be met. Finally a notaire draws up and signs the acte authentique, the balance of the price is paid through the notaire's account and the keys are handed over. Allow about three months between the two signatures.
This guide is general information, not legal or tax advice. Your notaire or an avocat will advise on your own purchase.
The purchase in eight steps
- Prepare. Decide your budget including purchase costs (see buying costs in France), arrange finance in principle if you will borrow (see mortgages for non-residents) and decide in whose name you will buy (see own name or SCI).
- Find the property. Read the diagnostics file the seller must provide (see property diagnostics) and check planning matters such as the pool and any extensions (see pools, extensions and planning).
- Make an offer. An offer is usually made in writing at a stated price, often with a time limit. Once the seller accepts, the parties move to the preliminary contract.
- Sign the compromis or the promesse. It is drafted by a notaire or by the agent and lists the price, the date for the final deed, the conditions and the documents annexed.
- Ten-day withdrawal period. It runs from the day after the signed contract is first presented to you by registered letter or handed to you.
- Conditions are met. Your loan is approved, the commune waives pre-emption and any other agreed condition is satisfied.
- The notaire prepares the deed. Title, planning information, mortgages registered on the property and the seller's tax position are checked. You transfer the balance of the price and the costs to the notaire's account.
- Sign the acte authentique and receive the keys. Ownership passes on signature and the notaire registers the sale with the land registry service.
Compromis or promesse
| Point | Compromis de vente | Promesse unilatérale de vente |
|---|---|---|
| Who is bound | Seller and buyer | Seller only; the buyer holds an option |
| Sum paid by the buyer | Dépôt de garantie, usually 5% to 10% of the price | Indemnité d'immobilisation, in principle 10% of the price |
| If the buyer walks away without a valid reason | The seller can claim the sum agreed, often under a penalty clause | The seller keeps the indemnité |
| Registration | Not required | Authentic deed or private agreement registered within ten days of the buyer's acceptance; otherwise void |
The percentages are usual practice described by the notaires, not legal requirements. Both sums are credited against the price at completion.
The ten-day withdrawal period
The Code de la construction et de l'habitation gives every non-professional buyer of a home ten days to withdraw. The period starts the day after the signed contract is first presented by registered letter or after it is handed to you by the professional who arranged the sale. You withdraw by registered letter with acknowledgement of receipt or an equivalent electronic method. You need give no reason.
No money may be taken from you during those ten days, with one exception: a deposit may be paid into the hands of a professional who holds a financial guarantee for client funds, such as the notaire. If you withdraw, it must be returned within 21 days. The seller has no equivalent right; once the seller has signed, the seller is committed.
Conditions suspensives
A condition suspensive suspends the sale until an event occurs. If it fails, the contract lapses and your deposit is returned.
| Condition | What the law or practice says |
|---|---|
| Mortgage | Compulsory whenever the price is paid even partly with a loan. It must last at least one month from signature. Contracts often allow 45 to 60 days. |
| Pre-emption by the commune | The seller files a declaration of intention to sell. The commune has two months to respond; silence means it waives its right. |
| Planning and title | Often included: no easement or planning measure that would seriously reduce the value of the property. |
| Specific conditions | By agreement: for example a planning permit for a pool or extension or the sale of your current home. |
If you are a cash buyer, the contract records that you are not borrowing. You then lose the protection of the mortgage condition.
The notaire and the acte authentique
In France the sale must be recorded in an authentic deed signed before a notaire, a public official appointed by the state. The notaire checks title, collects the transfer duties for the state, registers the sale and holds the funds. Buyer and seller may each instruct their own notaire at no extra cost: the two share the regulated fee.
Before signing you transfer the balance of the price and the purchase costs to the notaire's client account. Payments above €3,000 for deeds of this kind must be made by bank transfer. The notaire will also ask where the funds come from. On the day, the notaire reads the deed with you, you sign and the keys are usually handed over at once. The original deed stays in the notaire's records; you receive a certificate of ownership and later a copy of the registered deed.
Buying from abroad
You do not need to live in France to buy. French law places no nationality condition on buying a home. If you cannot attend, the notaire can prepare a power of attorney for you to sign in advance. If you do not read French, ask for a translation of the deed or bring an interpreter; sworn translators are listed in our useful contacts. For words you meet along the way, see the glossary of French property terms. For the calendar see from offer to keys.
Agnieszka works through each of these steps in English, French and Polish, from the first viewing to the signature. See buying with Amber Connections or, if you want someone to search and negotiate on your behalf, the search mandate.
Frequently asked questions
Is a verbal offer binding in France?
No. An offer only leads to a binding sale once both parties sign the compromis or the promesse and the ten-day withdrawal period has passed. Until then either side can change course, although a seller who accepts a written offer at the asking price should expect to proceed.
How much deposit do I pay when I sign the compromis?
Usually 5% to 10% of the price, paid to the notaire or to a professional holding a financial guarantee. It is credited against the price at completion and refunded if you withdraw within ten days or if a condition such as your mortgage fails.
Can the seller withdraw during the ten days?
No. The ten-day period protects the buyer only. Once the seller has signed, the seller is bound by the contract.
Can I use the same notaire as the seller?
Yes. You may also appoint your own notaire at no extra cost, because the two notaires share the regulated emoluments. Many international buyers choose their own notaire to have someone who acts only for them.
Do I have to be in France to sign?
No. You can sign the preliminary contract and the final deed through a power of attorney prepared by the notaire. Ask the notaire early, because a power of attorney signed abroad may need to be certified.
What happens if my mortgage is refused?
If the contract contains a mortgage condition and you applied for the loan on the terms it describes, the sale lapses and your deposit is returned in full. Keep the refusal letters from the banks as proof.
Last updated: 11 October 2026