French Farm Sales and the Role of SAFER

http://www.quickhousesales4u.co.uk

SAFER (Société d’aménagement foncier et d’établissement rural) is a body you will certainly come across if you are seeking to buy property in the French countryside.

This government agency has the right of first purchase on most rural property that comes onto the market in France.

So although you may think you have sealed the deal when you sign the sale contract with your seller, in fact the property is not quite yours until SAFER have had their say.

The right of first refusal by SAFER is called the droit de pre-emption.

This is effectively a right of substitution, in which the original buyer of the property is obliged to give way to the public agency.

In the process of purchase of the property, ‘purging’ of the rights of SAFER is carried out by the notaire, whose responsibility it is to write to SAFER asking them if they want to buy the property.

SAFER have two months from the date they are notified of the details of the prospective sale to make up their mind. If you are in a hurry, there is an ‘express’ service to get their response, provided you are prepared to pay extra for it.

Within each department there is a minimal land area determined by the prefecture below which SAFER does not have the right of pre-emption.

However, in some areas of the country this threshold is very low, so a small house in the country with an acre of land may still be subject to the pre-emption process!

In practice, although SAFER are omnipresent in the sale of strictly agricultural land and buildings, the vast majority of other rural property sales go through without them showing any interest.

Not Compulsory Purchase

Contrary to popular belief, their right of first purchase is not a right of expropriation; SAFER do not have powers of compulsory purchase, and no owner is obliged to sell to them.

SAFER can only pre-empt at the sale price and on the other terms stated in the sale contract. However, if they disagree with the price, then they can bring a legal action in the courts for a judge to make a decision on the sale price. If the owner is in a hurry to sell, it does then put heavy pressure on them to deal with SAFER, or face years of litigation.

Nothing prevents the owner from taking the property off the market if they do not agree with SAFER, but more often than not, a negotiated price is agreed...

Read the entire article at http://www.quickhousesales4u.co.uk/french-farm-sales-and-the-role-of-safer/.

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A Place in The Sun Property Exhibition

A Place in the Sun Live features thousands of overseas properties for sale, by hundreds of exhibitors from more than 40 countries worldwide. And with homes from less than £20,000 to over £1 million, there really is something to suit almost every taste - and budget.

The next A Place in the Sun Live takes place at Earls Court, London on 26th - 28th March 2010.

With everything you need all under one roof, you'll have a unique opportunity to compare properties and talk to the agents and developers face-to-face, all in one place!

Whether you are in the market for a great investment property, idyllic holiday home, a place to retire to or a permanent residence abroad, A Place in the Sun Live will bring you a step closer to owning your place in the sun. There's everything from new and off-plan apartments and developments, houses, villas and unique character properties.

Full details and tickets available at http://www.aplaceinthesun.com/visitorinfo.

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This 25m² (270 sq. ft.) studio pied-à-terre in the heart of the Haut Marais just off rue de Bretagne is on the first floor (European -- one short flight of stairs) on a quiet street, rue de Picardie, near the Mairie of the 3rd district and the Square du Temple. This historically designated apartment has all new furnishings and a brand new well-equipped kitchen. The three large windows can be opened for ventilation with little street noise. The exposed oak beamed ceiling adds charm and character and is testament to the 1700s construction. The apartment accommodates four on a double bed and a double futon. A drop-leaf table allows up to six to dine. For guests' clothing there is a large armoire. The bathroom is large enough for a bathtub with a shower. This apartment is a proven short-term vacation apartment and comes furnished and ready to go! Nothing to do but 'sign on the dotted line.'

Asking Price €237,500. For more photos, visit http://www.vacationinparis.com/apts/sub/49_photos.htm, and for more information contact j_buzek@hotmail.com.

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www.adrianleeds.com/frenchproperty/fractional

If you are interested in traditional fractional ownership properties currently offered by ourFractional Ownership partners, see below:

Paris: LE PALACE DES VOSGES	Paris: LE NOTRE DAME
Paris: LE ROYAL du MARAIS	Paris: L'ABBAYE LUTÈCE
Paris: CHEZ LA TOUR	Paris: La Résidence Luxembourg
Paris: LE PETIT TRESOR	Languedoc-Roussillon: MAISON BLEUE
Paris: PARIS RESIDENCE CLUB	Languedoc-Roussillon: NOTRE MAISON DANS TOULOUGES

To see our latest Fractional offerings go to http://adrianleeds.com/frenchproperty/fractional/fractional_offerings.html

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Ski Property Faces Meltdown as Global Warming Chills the Market
By Graham Norwood

http://www.guardian.co.uk/

There may be a global freeze on at the moment but Britons who own and let flats and chalets at ski resorts could face a threat to their investments – thanks to a long-term shortage of snow.

Recent weeks have seen huge snowfalls in the UK, on mainland Europe and across North America, but research by Unesco's environment programme suggests long-term global warming will push the snowline up worldwide in years to come.

European ski resorts range from very low-lying ones, such as Lillehammer in Norway which is just 180 metres above sea level, to a few approaching 4,000 metres at Chamonix in the French Alps. In North America resorts are generally higher, ranging from 1,500 to 4,000 metres, especially in the most mountainous areas like Colorado.

If scientists are correct, Austria might see the most spectacular change; its snowline will rise a startling 300 metres by 2050. Sooner than that, the French Snow Research Centre says a 1.8C rise in temperature will shorten France's snow cover above 1,500 metres from 170 days to 135. Switzerland's Association of Winter Sports Resorts says its annual season has been cut by 12 days, just since 1995.

There are no authoritative figures on the international ownership of ski homes but between 2004 and 2007, around 70% of all flats and chalets sold in one large resort in the French Alps were bought by Britons, and dozens of British estate agents market ski properties in Europe and North America. Now they – and the developers behind the resorts – are trying to avoid this lucrative market being consigned to history.

"Many ski towns have been trying to ensure that they're 'year round' to attract visitors in the summer as well as the winter," says Andrew Hawkins of Chesterton Humberts estate agency...

Read the entire article at http://www.guardian.co.uk/money/2010/jan/17/global-warming-threat-britons-ski-property-alps.

Photo credit: Gavin Hellier

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Watch Adrian Leeds and French Property Consultation on
House Hunters International

***"Settling Down in Paris" - Episode HHINT- 402

AIR TIME:
February 18, 2010 12:00 PM ET/PT

http://www.hgtv.com/house-hunters-international/settling-down-in-paris/index.html

To learn more, visit http://www.AdrianLeeds.com or email Adrian Leeds, at adrian@adrianleeds.com.

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Take the Risk Out of Currency Conversion

If you’re buying a holiday home or investment property overseas, when you trade your currency is crucial. The euro exchange rate is constantly fluctuating, so trading at the right time will mean your money goes a lot further. Adrian Leeds Group LLC and Moneycorp are working together to ensure you make the most of your Dollar or Sterling when buying a property in France.

For the latest exchange rate use our currency converter at http://www.adrianleeds.com/frenchproperty/loan/moneycorpconvertor and learn more about moneycorp here:
http://www.moneycorp.com/affiliates/microsite/index.cfm?agentid=10168408.

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One-Hour Consultation with Adrian Leeds Free!If you are a guest staying in any one of our luxurious Parler Paris Apartments, and would like to consider having your own "pied-à-terre" for your pleasure and profit, contact Adrian Leeds for a FREE one-hour consultation while you're enjoying the apartment in the City of Light. Visit http://www.adrianleeds.com/parlerparis/apartments for more information or email me at adrian@adrianleeds.com.

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Parler Paris Apartments

http://www.adrianleeds.com/parlerparis/apartments

Welcome to your home in Paris. Home is how you will feel in a private apartment in Paris that has the "seal of approval" from Parler Paris Apartments andme, Adrian Leeds. Parler Paris Apartments offers high quality accommodations to make your stay in the City of Light as enjoyable and memorable as possible.We at Parler Paris know each and every apartment owner or manager personally, and stand behind thequality of those we represent. We understand your needs and desires, all the small details that make a rental apartment a warm and welcoming home ­ and a much better alternative to an impersonal hotel!Parler Paris Apartments is administered and serviced by the same greatteam as Parler Paris, French Property Insider and French Property Consultation. You can trust that Parler Paris Apartments and all those with whom it is associated will do heir best for your 100% guaranteed satisfaction.

SPOTLIGHT APARTMENT(S): Le Bac Marché

Rue du Bac, 7th Arrondissement
Studio Apartment, with Air Conditioning
Sleeps up to 2

Le Bac Marché is equipped with a Murphy bed which descends from its hiding spot at night to provide a comfortable sleeping experience, and then goes neatly back into place to provide plenty of daytime living space. Also in this room is a dining table, a plush sofa with ample pillows and a beautiful, large cabinet with dishes and storage space. There is hanging space along an adjoining wall. Also provided is a flat screen television, telephone and high-speed Internet, all included in the price of your rental. Calls to over 50 international destinations are free of charge. In the next room is the well equipped kitchen, with a modern two-burner stove, a full sized traditional oven, as well as a microwave and refrigerator. All cookware and utensils are provided should you want to make your own meals. The bathroom comes with a toilet, full sized stand up shower stall and a separate washer and dryer. High quality sheets and towels are provided for your stay.

http://www.adrianleeds.com/parlerparis/apartments/rentals/bac.html.

For more information go to www.adrianleeds.com/parlerparis/apartments or mail:apartments@adrianleeds.com.

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HOT PROPERTY PICKS: Fancying French Farms

Each week French Property Insider features a range of properties which we believe are on the market at the time of writing. These properties are featured in order to give readers a sample of what is currently available and a working example of prices being asked in various regions of France and districts of Paris.

This week we focus on rural and farm properties throughout France.

	*** Midi-Pyrenees, Auch: Three-bedroom, approx. 180m² Stone farmhouse with large outbuildings to restore set on 1.5 hectares of land in the Gers. The main house offers over 180m² of living space which includes three bedrooms, a kitchen with fireplace and dining room, also with a fireplace, all on the ground floor. Upstairs is a convertible attic. The three outbuildings are a large cowshed and wine cellar, a large barn and another large building. It would be possible to purchase additional land. Asking Price: € 214 000 + 2% finders fee
	*** Aquitaine, Saint-Pardoux-La-Riviere: Three-bedroom, approx. 147m² This spacious rural property is well maintained but needs a little additional care and attention. Sitting in 12 hectares of good grazing land it has all sorts of potential as a family home, a tourist stop-off, or even a small equestrian center. The house is a sturdy, exposed stone-built, partially single-storey with thick walls for winter warmth and for summer coolness. Among its abundance of attractive feature is a cantilevered tiled porch over the main entrance. Inside some of the ceilings are close-boarded with exposed timber beams. Asking Price: €299 000 + 2% finders fee
	***Western Loire, La Roche sur Yon: Two-bedroom, approx. 45m² Traditional Stone Farmhouse set on over 20 acres of land suitable for horses, with good views over valley located in a small hamlet on the outskirts of a popular village with shops and services. The main house is comprised of a large living area with stone walls, tiled floor, fireplace and beams, large kitchen with plenty of storage and fireplace, large reception area/dining room with tiled floor and fireplace and bedroom/office. Upstairs is a vast master bedroom with wooden floors and beams (can be split), child's bedroom, plus another large bathroom with wc and separate shower. The property was renovated in 2003. Asking Price: € 330 000 + 2% finders fee
	*** Languedoc-Roussillon, Perpignan: Six-bedroom, approx. 200m² In the heart of the Vallespir area, south facing and offering breathtaking views over the mountains. This property consists of two houses, one a beautiful stone farmhouse, the other a smaller house. All on 7 hectares of land. The main farmhouse is around 130m² total living space and offers four bedrooms. The other house is around 70m² and not attached to the main one. It has two bedrooms (actually rented as a gite business). The property is enchanting with around 3000m² that is flat on terraces. Asking Price: € 475 000 + 2% finders fee

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Results of the Notaires' Property Auction January 19,2010

Notaires de Paris
Place du Châtelet
12 avenue Victoria
Paris 1st

 

Additional information on Les Ventes aux Enchères des Notaires can be found on the Web site at www.encheres-Paris.com.

To read Schuyler Hoffman's article about the property auctions in Paris, click on: www.adrianleeds.com/frenchproperty/insider/members/content/articles/auctions1.html.

>

	The following properties were auctioned off January 19,2010:
	2010-01-02 2 Rooms 59m² plus garage 78 rue de la Tour Maubourg 750014- PARIS 7eme Starting Bid: 946 000,00 € Sold For: 1 100 000,00 €
	2010-01-05 2 Rooms 35m² 188 bis rue de Crimée 75019 - PARIS 19eme Starting Bid: 89 600,00 € Sold For: 132 000,00 €
	2010-01-06 2 Rooms 38m² 20 Cour des Petites Ecuries 75010 - PARIS 10eme Starting Bid: 120 000,00 € Sold For: 230 000,00 €
	2010-01-07 2 Rooms 40m² 7 rue de la Durance 75012 - PARIS 12eme Starting Bid: 160 000,00 € Sold For: 250 000,00 €

Editor's Note: If you look at the properties on the Notaire's site (www.encheres-paris.com), when you click on the information for a particular property there is also a link to Google Maps to show you exactly where the property is located.

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Squatters of the World, Unite!
By Jessica Reed

http://www.guardian.co.uk

It's a well-known fact that renting a flat in Paris is a arduous process with many socioeconomic barriers. It is exceptionally hard when you are not well off, and almost impossible, as French-Algerian writer Faiza Guene explained, if you are also from a visible minority: many estate agents will just not allow you to visit flats and ignore your phonecalls. If you are looking to rent while at university, when rent will be up to 60% of an average student's budget, it might be best to give up now and, like some do every year, live on a campsite.

Back when I briefly entertained the idea of moving to Paris at 17 to attend university, my mother was adamant I would never manage to find a place to live (and as it turned out, I studied in Brittany). We didn't have any friends or relatives looking to rent their place and crucially, my mother did not have the means to co-sign any rental contract which would guarantee payments every month. This may sound archaic, but most landlords in Paris not only demand a hefty deposit, but also string of legal documents proving that a third party, usually the parents, have the monetary means to act as a buffer and pay rent when the occupant fails to do so. This clause is the most important impediment to young people with a modest income wanting to rent their own place, and government-led alternatives are few and far between: there are 350,000 scholarship students in Paris, but only 30,000 rooms in student residences offered by the university association Crous.

Faced with the impossibility of proving they're reliable renters, students and impoverished workers turn to other alternatives: intergenerational colocations (in which a student will help an elderly person in exchange for cheap rent), sublettings, squatting, staying with relatives or even turning to arrangements made with unscrupulous men looking for "housemates with benefits".

This housing crisis spurted the growth of Jeudi Noir (Black Thursday, named after the weekly release of the PAP, the main publication in France for classified housing ads) a group aiming to put housing issues on the political agenda. For the last two and a half months, activists have occupied the very posh 1er Place des Vosges, a luxurious Parisian address which once housed Madame de Sévigné and Isadora Duncan. The building, owned by the 87-year-old banking heiress Béatrice ­Cottin, had been empty for four decades. By squatting the 1,300sq-metre building, Jeudi Noir hopes to highlight the fact that one out of 10 buildings in Paris are vacant premises, which they think could be put to good use. While some of the squatters are students, many are also professionals: architects, journalists, even a violinist. They are probably there to make a point, rather than out of sheer necessity, and can afford to be under the media spotlight (as sans-papiers could not).

The collective is drawing increasing support from the public, as well as respected NGOs such the Fondation Abbé Pierre. Politicians have also joined the debate: the Green party has voiced its cautious backing and socialist Jean-Yves Mano, who oversees housing strategy for the mayor's office, publicly lauded the group...

Read the entire article at http://www.guardian.co.uk/commentisfree/2010/jan/20/paris-squat-eviction-activist.

Photo credit: Neno° on Flickr (http://www.flickr.com/photos/ernest-morales/2459223267/).

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SEEKING A MORTGAGE IN FRANCE?

When you make a purchase as important as a piece of real estate in a foreign country, you ant to know that you can trust the people you are dealing with. Adrian Leeds has developed a network of professionals that meet only the highest of standards. With the expertise and experience of Adrian and her team, you can depend on getting the best advice and support to feel completely confident that you are making an informed investment decision.

Let us help you secure a mortgage in France at a competitive interest rate. Visit www.adrianleeds.com/frenchproperty/loan for more information or contact Loan@AdrianLeeds.com

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HELPFUL CONVERSIONS FOR REAL ESTATE

1 square meter = 10.7639104 square feet

1 hectare = 2.4710538 acres

For more conversions, refer to: www.onlineconversion.com/

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Parler Paris Après Midi: Next Meeting

 

www.adrianleeds.com/parlerparis/apresmidi.html

The second Tuesday of every month, Parler Paris and French Property Insider readers gather at La Pierre du Marais for a drink and a "schmooze" --It's an opportunity to meet and chat with other like-minded people and a great way to make friends! Costs nothing except your drinks. Don't miss the next gathering Tuesday, February 9th, 2010 from 3 to 5 p.m. and every second Tuesday of the month (except August).

 

 

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Managing Your French Property Insider Subscription is Easy!

We receive many emails from French Property Insider Subscribers who want to change their email address, or update personal information. But did you know that you can make these changes yourself?

It's easy...

1. Go to adrianleeds.com/frenchproperty/insider

2. Click on "Manage Subscription." You'll find it under the "Subscribers Only" section in the sidebar.

3. Enter your username and password.

4. On the Welcome Page, go to "Manage Your Account" and click on "Change Password/Edit Profile"

5. Once you've made the changes, scroll down to the bottom of the page and click on "Save Profile."

Simple!

Of course, we're always happy to help, so if you do need assistance, send an email to fpi@adrianleeds.com.

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THINGS YOU NEED TO KNOW

To access password protected pages: click on any of the links on the left panel of the home page of FrenchPropertyInsider.com under "Subscriber's Only," then type in your personal username and password.

Past issues of FPI are available on the Web site. You will find the
"Past Issues" link on the left under "Subscribers Only" or by going to
www.adrianleeds.com/frenchproperty/insider/membersTo receive your free French Leaseback Report or the Paris Property
Report, click on
www.adrianleeds.com/frenchproperty/insider/members

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We wanted better guides, So we wrote them!

Insider Paris Guides are written for people who love the City of Light. You'll get a Paris insider perspective on Restaurants... Making a Life... Black Culture... Expat Writers...and the newest guide, Practical Paris!

French Property Insider subscribers receive a discount of 10% off any uide and up to 25% off the entire purchase (if two or more guides are purchased at the same time). Here's how it works:

1. Click on special Web link we give you just for FPI subscribers.

2. Then order one or more guide(s) and use the promotion
code "ED762." This promotion code gives you 10% off your total
order.

3. If you order two or more guides, then an additional 15% will be
taken off automatically. There is no promotion code needed.

Here is the special "coupon" Web link just for you:
www.insiderparisguides.com/offer

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SUBSCRIBE TO PARLER PARIS

If you're not a regular reader of the Parler Paris daily e-letter, and would like to be, simply enter your e-mail address here (it's free!): www.adrianleeds.com/parlerparis

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