Finalising the Purchase in France

From “Offer Accepted” to Keys in Hand

Once your offer is accepted and the compromis de vente / promesse de vente has been signed, you’re into the “get it finished” phase. This is where the paperwork turns into a real purchase: mortgage (if needed), the notaire prepares the final deed, funds are gathered and transferred, and you complete (sign) the Acte de Vente.

Below is a practical, step-by-step guide using your five stages — written in the same “do this, then this” style as Making an Offer, with the key French terms, timing notes, and the common snags to avoid.

1) Apply for your mortgage (if needed) and provide the necessary documents

If you’re financing the purchase, this is the single biggest moving part — because the sale usually includes a condition suspensive d’obtention de prêt (a mortgage clause). If the loan isn’t approved in time (and you’ve followed the rules), you can usually withdraw without penalty.

Step 1.1 — Confirm the mortgage clause details (before you do anything else)

Check what was written into the compromis, because it governs what “counts” as a valid mortgage application:

• Maximum interest rate you’re willing to accept

• Loan amount and term (e.g., €240,000 over 20 years)

• Latest date you must have your mortgage offer by

• Whether it allows one application or expects multiple attempts (some wording implies you must show evidence of refusals)

If these details are unrealistic, fix them immediately with the notaire/agent while it’s still easy to adjust.

Step 1.2 — Decide your route: bank, broker, or cash

• French mortgage broker (courtier): often faster and more realistic for non-residents

• French bank direct: can work, but can be slower and more document-heavy

• Cash purchase: skip to Step 2, but still expect checks on source of funds (AML)

Step 1.3 — Assemble the “mortgage file” in one clean bundle

Typical documents requested (varies by bank and whether you’re resident/non-resident):

• Passport/ID + proof of address

• Proof of income (payslips, accounts, tax returns)

• Bank statements (usually 3–6 months)

• Existing loans/commitments

• Deposit evidence and source of funds (gift letters, sale proceeds, savings trail)

• Purchase documents: compromis, diagnostics (DPE etc.), property details, costings

• Insurance info (banks may require life/loan insurance quotes)

Tip: Ask the broker/bank for their checklist and name your PDFs clearly (BankStatements_Jan-Mar, TaxReturn_2024, etc.). French lenders love a tidy file.

Step 1.4 — Track deadlines like a hawk

You’re trying to hit three “gates”:

1. Mortgage application submitted

2. Mortgage approved

3. Mortgage offer issued + accepted (there’s often a mandatory waiting period before acceptance is valid)

If you smell delay, tell the notaire early. Extensions are possible — surprises are what cause collapses.

Step 1.5 — Don’t forget the hidden mortgage costs

Budget for:

• Arrangement fees / broker fees (if applicable)

• Bank guarantees (hypothèque / caution)

• Loan insurance (assurance emprunteur)

• Notaire disbursements tied to the loan security

2) Transfer funds for the notaire fees and purchase balance

In France, the notaire is the financial conductor. On completion day, the seller is paid via the notaire — not you handing money to the seller.

Step 2.1 — Expect a completion statement (“décompte”)

Before completion, your notaire issues a full breakdown showing:

• Purchase price balance due

• Notaire fees (for existing property these are often called “frais de notaire” — mostly taxes)

• Any notaire disbursements

• Adjustments and prorata (see below)

Step 2.2 — Check the prorata items (they matter)

Common adjustments include:

• Taxe foncière (property tax) split between seller/buyer for the year

• Copropriété charges (apartment building service charges) split based on periods

• Sometimes fuel in oil tank, prepaid maintenance contracts, etc.

Step 2.3 — Transfer funds early and in the correct way

• International transfers can take time (and compliance checks can add delays).

• Notaires often require funds cleared in their account before signing day.

• Use the notaire’s provided bank details and follow their reference instructions precisely.

Important: For fraud safety, always verify bank details by calling your notaire using a known phone number. Never rely solely on email for last-minute bank changes.

Step 2.4 — Currency exchange planning (if you’re sending GBP/USD etc.)

If you’re moving large sums into euros, small FX movements can change the cost materially. Many buyers use a specialist currency provider or forward contract so completion isn’t hostage to the market on the week you transfer.

Step 2.5 — Anti–money laundering (AML): be ready for “source of funds”

Even if you’ve already shown deposit proof, the notaire may ask again for:

• Bank trail of savings

• Property sale completion statements

• Gift letters + proof donor funds

• Inheritance paperwork

This is normal — the notaire is legally required to check.

3) Review the Acte de Vente with your notaire

The Acte de Vente is the final deed of sale. This is the “this is now legally yours” document.

Step 3.1 — Receive the draft in advance

You should get the draft before completion. If you haven’t, ask. Don’t leave first reading to signing day.

Step 3.2 — Check the essentials line by line

Key things to verify:

• Names, dates of birth, marital status (important for ownership structure)

• Exact property description: boundaries, outbuildings, land parcels, rights of way

• What’s included: fixtures/fittings list if agreed

• Any easements/servitudes (access rights, drainage, shared driveway)

• Any planning/works declarations referenced

• For apartments: copropriété rules, lot numbers, reserve funds, major works notes

• Conditions satisfied: mortgage clause, pre-emption rights, searches complete

• Completion funds: figures match the décompte

Step 3.3 — Confirm how you will own the property (especially couples)

If you’re buying with a partner/spouse, the ownership structure matters for:

• What happens if one of you dies

• Future sale or inheritance planning

• Protection of children from previous relationships

Common options include buying en indivision, or via tontine clause, or sometimes through an SCI (more complex). If you’re unsure, raise it now — not after you sign.

Step 3.4 — Insurance and practicalities

Many notaires want proof you’ve arranged property insurance (assurance habitation) effective from completion day, especially if a mortgage is involved.

4) Attend (or arrange power of attorney for) the completion meeting

Completion day is usually at the notaire’s office (or sometimes remote signature is possible in certain cases). This is when ownership transfers.

Step 4.1 — What happens in the meeting

Typically:

• The notaire confirms identities and reads/recaps the key legal points

• Final questions are answered

• You sign the Acte de Vente

• The notaire confirms receipt of cleared funds

• The seller is paid (via the notaire)

Step 4.2 — If you can’t attend: organise a Power of Attorney (Procuration)

If you’re not in France:

• Ask the notaire early for the procuration process

• They may require it signed in a specific way (sometimes witnessed/notarised depending on country)

• Provide ID and any requested supporting documents quickly

Tip: Don’t leave POA to the final week — international paperwork can slow things down.

Step 4.3 — Bring (or send) what you’ll need

• Passport/ID

• Proof of funds transfer (if requested)

• Insurance confirmation

• Any outstanding bank documents (if mortgaged)

5) Collect the keys and celebrate your new home in France!

This is the fun bit — but do the “first hour” checks before you pop the champagne.

Step 5.1 — Key handover: confirm what you’re receiving

Make sure you receive:

• All keys (front door, gates, outbuildings, garage, mailbox)

• Alarm codes (if any)

• Remote controls (gates/garage)

• Manuals/warranties for boilers, heat pumps, appliances if included

• For apartments: building access fobs, cellar keys, parking access, syndic contact details

Step 5.2 — Take meter readings immediately

On the day you take possession:

• Electricity

• Water

• Gas (if applicable)

• Oil level (if applicable)

Take photos with timestamps. This avoids billing disputes later.

Step 5.3 — Start the “move-in admin” checklist

As soon as you have keys:

• Set up/transfer utilities into your name

• Arrange internet (can take time in rural areas)

• Update insurance details if needed

• If you’re renovating: line up artisans, quotes, and mairie permissions if required

Step 5.4 — Celebrate properly

This stage deserves a moment: a coffee on the terrace, a first walk around the village, a photo with the keys — because buying in France is a process, and you’ve just completed it.

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Quick “Completion Week” Checklist

✅ Mortgage offer issued and accepted (if applicable)

✅ Notaire sent the final décompte

✅ Funds transferred and cleared in notaire account

✅ Draft Acte de Vente reviewed + questions answered

✅ Insurance in place from completion day

✅ Completion meeting attended / POA completed

✅ Keys collected + meter readings photographed