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PROPERTY

Courtier: Should you hire a broker when buying property in France?

If you're researching the French property market, you might have come across mentions of 'courtiers' - here's what they do and whether they are necessary.

Courtier: Should you hire a broker when buying property in France?
(Photo by FRED TANNEAU / AFP)

The French ‘courtier‘ is usually translated as a broker, and the Notaires Association describes their role like this: “the broker is a true intermediary in banking operations. His/her role is to negotiate the best rates for you, but not only that: they will also find the most advantageous financing conditions for the realisation of your project.”

Essentially they act as an intermediary between you and the banks, so they’re only required if you need a mortgage or a loan in order to buy your French property. 

Their job is to research the best deals for you and then to help you put together your application and ensure that all your paperwork is correct – unlike the notaire, instructing a courtier is not a required part of the process, so the decision on whether to instruct one is up to you. 

So is it worth it?

Among French buyers, around 30 percent of mortgages are obtained using the services of a courtier, and this rises to 60 percent among young, first-time buyers, who generally find it harder to access credit.

Some of things to consider are your level of French and confidence in negotiating French bureaucracy, your financial situation (since French mortgage lenders tend to be stricter than those in the UK or US) and whether you currently live in France or not (since there are extra hoops to jump through for overseas buyers).

READ ALSO Is now a good time to buy a home in France?

“Things have changed,” Trevor Leggett, group president of Leggett International estate agents, told The Local. “It’s now more important than ever to work closely with a reputable broker.

“In France it is all paper-based, very old-school and extremely bureaucratic, a different world entirely to the UK. Preparing the client “dossier” so that it will be accepted is an art form.”

READ ALSO MAP: Where in France can you buy property for less than €100k?

He advised non-resident international clients, particularly, who may not be au fait with the French system to seek the help of a broker who knows the ropes.

“The question is no longer really about savings,” he said. “It is about finding a bank that can actually lend to the client profile, interests rate are secondary. 

“It occasionally happens that one bank can be played off against another, or to shop around, but it’s a rare event nowadays.”

READ ALSO Revealed: The ‘hidden’ extra costs when buying property in France

And he had no hesitation in recommending that prospective buyers find a broker to sort out the financing.

“The lending market has tightened for international buyers and a good one is worth their weight in gold,” he said.

READ ALSO EXPLAINED: Time-frame for buying and selling property in France

In France, you make an offer on a property and then you begin the mortgage process (while in the UK it’s the other way round) so problems in getting your mortgage approved could lead to you losing your dream property.

“[Using a courtier] can be the difference between buying and not,” added Trevor.

“It’s not just any possible language barrier – but understanding the process and the different players in the market.”

How much?

The cost of hiring a courtier is borne by the buyer – but how much do they charge?

The courtier usually charges a percentage of the total mortgage amount – fees must be fixed in advance and are only payable once your mortgage application has been approved. 

Fees vary between different areas and different businesses, but the average fee is €2,000, which amounts to around one percent of the purchase price.

Many brokers set a minimum amount – around €1,500 – for smaller loans, and take a percentage of larger loans, so how much you pay depends on your property budget. 

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POLITICS

Rugby tickets, coffee and stickers – French presidential candidates chastised over expenses claims

From coffee runs to rugby tickets and professional photos - France's election financing body has revealed some of the items it has refused to reimburse from the 2022 presidential race.

Rugby tickets, coffee and stickers - French presidential candidates chastised over expenses claims

Spending on the election trail is tightly regulated in France, with maximum campaign spends per candidate as well as a list of acceptable expenses that can be reimbursed.

In France the State pays at least some of the election campaign costs, with the budget calculated according to how many votes the candidate ends up getting. 

READ MORE: 5 things to know about French election campaign financing

On Friday, the government body (la Commission nationale des comptes de campagne et des financements politiques – or CNCCFP) released its findings for the 12 candidates who ran in the April 2022 presidential campaign. 

All of the candidates had their accounts approved, but 11 out of the 12 were refused reimbursement on certain items. Here are some of the items that did not get CNCCFP approval;

Rugby tickets 

Jean Lassalle – the wildcard ‘pro farmer’ candidate who received about three percent of votes cast in the first round of the 2022 election – bought “19 tickets to attend a rugby match” according to the CNCCFP’s findings. The organisation said it would not be reimbursing the tickets and questioned “the electoral nature of the event”. 

The total cost of the tickets was €465 (or €24.50 each).

Too many coffees

Socialist candidate, and current mayor of Paris, Anne Hidalgo reportedly spent at least €1,600 on coffee for her team during the campaign.

According to the CNCCFP, however, the caffeine needed to keep a presidential campaign running did not qualify under the country’s strict campaign financing rules.

Too many stickers

Hard-left candidate Jean-Luc Mélenchon’s was told that the 1.2 million stickers that were bought – to the tune of €28,875 – to advertise the campaign would not be reimbursed. Mélenchon justified the purchasing of the stickers – saying that in the vast majority of cases they were used to build up visibility for campaign events, but CNCCFP ruled that “such a large number” was not justified. 

Mélenchon was not the only one to get in trouble for his signage. Extreme-right candidate Éric Zemmour was accused of having put up over 10,000 posters outside official places reserved for signage. The same went for the far-right’s Marine Le Pen, who decided to appeal the CNCCFP’s decision not to reimburse €300,000 spent on putting posters of her face with the phrase “M la France” on 12 campaign buses.

Poster pictures

Emmanuel Macron – who won re-election in 2022 – will not be reimbursed for the €30,000 spent on a professional photographer Soazig de la Moissonière, who works as his official photographer and took the picture for his campaign poster. 

The CNCCFP said that Macron’s team had “not sufficiently justified” the expenditure.

Expensive Airbnbs

Green party member Yannick Jadot reportedly spent €6,048 on Airbnbs in the city of Paris for some of his campaign employees – an expense that the CNCCFP said that public funds would not cover.

Translating posters

The campaign finance body also refused to reimburse the Mélenchon campaign’s decision to translate its programme into several foreign languages at a cost of €5,398.

The CNCCFP said that they did not consider the translations to be “an expense specifically intended to obtain votes” in a French election.

Best and worst in class

The extreme-right pundit Zemmour had the largest amount of money not reimbursed. Zemmour created a campaign video that used film clips and historic news footage without permission and also appeared on CNews without declaring his candidacy – because of these two offences, CNCCFP has reduced his reimbursement by €200,000. He has been hit with a separate bill of €70,000 after he was found guilty of copyright infringement over the campaign video. 

The star pupil was Nathalie Arthaud, high-school teacher and candidate for the far-left Lutte Ouvriere party, who apparently had “completely clean accounts”. A CNCCFP spokesperson told Le Parisien that if all candidate accounts were like Arthauds’, then “we would be unemployed”.

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