Why offer your property for sale privately?

One of the best things about selling your house privately in France is potentially avoiding the Immobilier (Estate Agent’s) commission which is typically between 5% and 7% of your sale price. Although it is usually paid by the buyer it obviously factors in the overall cost of your property to them and can run into tens of thousands of pounds. Selling privately does not necessarily have to be complicated and you will have probably been involved in the house buying or selling process at least once if you are reading this, so you do have some experience!

My recommendation for most people would be that you market your property yourself as well as employing one or several estate agents. You will need to be sure that you have a Mandat Succès or Mandat Simple and not a Mandat Exclusive with the Estate Agent so that you have no obligation to pay them a fee if you sell privately. To choose an agent, don’t just pick the one offering the highest valuation – there is no guarantee that they will be able to achieve that price and some less scrupulous agents will deliberately over-value to get the instruction.

Selling your home privately has never been easier and it lets you take control whatever the market is doing – even when it is slower you know that your property is visible, being marketed consistently, proactively and to the highest standard.

You could use a specialist website or websites which will advertise your property and leave you to deal directly with buyers, there will usually be a fee but it will be considerably less than estate agency fees. Alternatively there are some online estate agents which cost more, but are still more economical than the high street version, and will do more work for you.

IF YOU ARE GOING TO USE AN AGENT AS WELL …..

In France estate agents are closely regulated by the Government, they must be qualified, licensed and insured. They must hold a “carte professionelle” which is a proof that they have the relevant qualifications and experience and renew it annually – if in doubt you can ask to see it. For your protection they should also be a member of a professional association – the leading association is the FNAIM, Fédération Nationale del’Immobilier. There is also the SNPI, Syndicat National des Professionels Immobiliers and the UNPI, Union Nationale de la Propriété.

To find an Agency near your property look on www.pagesjaunes.fr and type in Agence Immobilier and your nearest Town. If you can, it is best to go in person and check out the office for yourself. Look at the window space and see if any of the staff can speak English – this will not just help you but also any prospective buyers.

Compare fees and ask what they are offering to do for you. Check testimonials and ask to see examples of properties they have recently sold in your area or other comparable properties.

Check the Agency Mandate and make sure it doesn’t tie you in for too long. Ask where your property will be advertised and whether the Agency works with introducers in the UK, Germany, Holland, Belgium, etc. These are often the countries that your buyers will come from.

Usually in France the Agency commission structure is unchanged whether they act as your sole agent or on a multiple agency basis.

Once you have an agent keep in regular contact and ask for progress reports.

PREPARING YOUR HOUSE FOR THE ESTATE AGENT AND POTENTIAL PURCHASERS ….

Although market conditions are different depending on your area and type of property, today’s vendors cannot afford to be complacent when trying to sell their homes.

Try to be objective before you put your property on the market and if you are using an estate agent ask them to give you an honest appraisal of what to do to help the saleability of your house – there may be some things that you can improve easily and without too much additional expenditure.

Don’t spend lots of money redecorating as a prospective buyer may well not have the same taste, but do spend money on essential repairs and ensuring your house is in good working order where necessary. Concentrate on small things like a coat of paint where there are dirty marks and repairing a trim or banister. Keep decoration simple, using light, neutral colours to make your home seem more spacious and consider painting over old patterned wall paper

Where possible get your timing right – spring and summer are peak selling periods and normally your house is at its best.

Have a look at the outside of your property – first impressions count and prospective buyers will look for an attractive exterior that has been well-maintained. Freshen up any flaking paintwork, pull up the weeds, make sure that any fencing is in good repair and fix any slipping roof slates or tiles.

De-cluttering is vital. Consider moving some larger items of furniture into storage if necessary to create a feeling of space. Tidy and clean the house, open the shutters and clean the windows. Create a light and airy living space that prospective buyers can visualise themselves living in. Keep your house tidy and when you are having a visit put the heating and ambient lighting on and light the woodburner if you have one to make your house more inviting. Disguise odours by using something fresh and natural like a few drops of grapefruit essential oil in hot water instead of strong air freshener sprays.

Dress the rooms – if a bedroom is a double then put a double bed in it. Make it clear to your prospective buyer that each room has a primary purpose and potential. Consider re-instating period features in older properties, such as fireplaces, cornices and ceiling roses and oak flooring. The kitchen remains all-important so if yours is a bit tired you may consider replacing the cupboard doors and worktop which does not have to “break the bank”. You could also update old floor and wall tiles. Create a simple, stylish and functional kitchen space. If you still have a “pampas” coloured bathroom suite, or something similarly dated, consider changing it for a white one which can be inexpensive but will create a completely different impression for your prospective buyers.

Tidy the garden and make sure that it is not overshadowed by children’s toys. An outside eating area is always popular and a couple of well-placed colourful pots and planters will make a big difference.

Be careful to avoid spending money unless it is going to help you achieve a higher price or an easier sale and never improve a property out of its category or neighbourhood!