There are to start with a number of cases where an architect is compulsory.

First of all, in the case of works requiring planning permission (a ‘permis de construire’), an architect must be appointed. These include in particular the creation of apertures on external walls, the creation of a loft area of over 20 m2 of habitable surface… In addition, an architect is also compulsory in the case of works for the construction or extension of a property exceeding 170 m² of net habitation surface, when a private individual initiates such works. The same rule applies if the habitable surface of the dwelling is less than 170 m² if the consequence of the works envisaged would be to increase such surface to over 170 m². This 170 m² rule does not apply to works ordered by a corporate body.

In the case of a collective building it is always recommended to consult with the Syndic and this is compulsory if the works have any impact on common areas. In that case, the works will need to be authorised by the general meeting of co-owners. It is also essential to check the co-owners regulations (‘réglement de copropriété’) as they usually contain provisions on the procedure to be followed depending on the type of works involved. The Syndic may wish to impose an architect that they usually use and the ultimate architect chosen will be a matter of negotiation with them. In most cases (except emergency situations) the choice of an architect will require the approval of the general meeting of co-owners under a procedure of call for tenders.

On the opportunity of using the services of an architect, which may be a fairly costly exercise, certain works will not necessarily, as a matter of course, call for the recourse of an architect such as for the renovation of heating installation or the upgrading of a lift installation to current norms. For such works, a ‘bureau d’etudes’ or even the Town Hall (‘Mairie’), in particular with town planning issues, may be able to assist.

There is also a grey area where a mere declaration of works, as opposed to an actual planning permission, is required. In theory, the recourse to an architect for such works is not compulsory. However, it may be advisable in some cases to have one on board, in particular if the consent of the ‘Architecte des Bâtiments de France’ (“ABF”) is required, e.g. for listed buildings or for buildings situated within 500 meters of a historical monument. (e.g. a church) if the works planned affect the external appearance of the building. Again, the architect can help in smoothing out difficulties and finding solutions acceptable by the ABF.

The architect has a duty of information towards you, which extends to the legal, administrative and financial implications of the works which you intend to carry out. His proposals must be compliant with the rights of third parties, but only provided that you have informed him of the same. Information on this will often be contained in the title deed of your property (such as the existence of a right of way, a right of view etc). According to relevant case law, the architect has the duty to inform his client of any increase in the cost of the works compared with the initial quote, and must make enquiries on the client’s financial resources to assess the financial soundness of the enterprise. It is to be noted that the law does not regulate architect’s fees and as a rule, one should obtain a written proposal from the architect on the subject of his fees. A remuneration of between 8% and 12% of the cost of works is not infrequent.

Hervé Blatry Avocat
Stanley Tee LLP TEE FRANCE Ligne directe 01279 710621 Email heb@stanleytee.co.uk

France is by far the biggest beneficiary of the Common Agricultural Policy, receiving about $54 billion a year, but the revenues are unequally distributed. As large exploitations receive huge amounts of money, further encouraging the use intensive agricultural techniques, smallholding farmers’ situation is getting tougher and tougher. Indeed, thanks to industrial techniques, the productivity goes up and fewer farmers are required to produce the same quantity of food. Some farms can afford to lower their prices thanks to their massive production and the subsidies they get, but smaller farms can’t compete against the ever-lower prices.

However, these small declining businesses are now finding other ways to make ends meet, often in both their interest and the tourists’. Some farmers choose to diversify their activity and produce traditional quality products such as cheese and beer, and see their income grow. Others decide to operate more radical change and go from growing cereals to breeding horses, or opening a Bed and Breakfast in the French countryside for example. By going for these alternative solutions, farmers manage to recover from their economical situation and ensure the survival of rural France. It is now possible to enjoy the charm of authentic, rural landscapes by sleeping in an isolated French gite, or by buying a guesthouse in France, and running your own!

Source: Time Magazine

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After exchanging several emails and phone calls with one of Sextant’s agents, they finally went to France in March 2009 to visit some properties. It was not the first trip to France for Elizabeth and her husband. From their travels over the years they knew that they enjoyed several areas of France. It seemed like it was just the right time to make the leap and buy their own place. When they went to visit properties in France, they visited lots of houses, of different kinds. They really liked one of the properties that they saw in Vendee with one of Sextant Properties’ agents on their last day there.
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They immediately knew that it was the one as soon they drove up to the country house. Falling in love with the property, they quickly decided to make an offer even though they’d read many things regarding the complicate process of buying a property in France. In fact, the couple was pleasantly surprised as they had no issues. Within two months they had the keys of their fully renovated old stone property  in their hands.
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More than a year later, Elizabeth and her husband really enjoy spending time in their holiday home in Vendee. There were only a few things to do like fixing the small garden and furnishing the house when they bought the property.  Set in a hamlet in Vendee, even the neighbours are extremely kind and friendly. According to Elizabeth, that is certainly the only bad point of living in France: not being able to easily communicate. But after a few years, they will be able to share their adventures in Sweden with their French neighbours. On the whole, everything is beautiful in Vendee and anyone can feel comfortable in this area of Western France. Set in lush countryside, beaches are not far away. After having looked for a house for nearly three years, Sextant properties really helped them to find the property of their dreams in France in only a few months. Elizabeth and Kenneth only have one suggestion for prospective buyers. Before visiting lots of properties, potential buyers should think carefully about the areas where they would like to live. They shouldn’t hesitate in visiting these areas many times and not only during the summer months.

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If you are interesting in buying a property, visit Sextant French Property Website to take a quick look at our portfolio of more than 12,000 properties in the best corners of France.
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For more tips and advice on acclimatising to life in France, why not check out our blog entries on French living ?

For more advice and information on living in France, check out other entries on the Sextant blog.

The famous race was born in 1903 with its first edition. At this time, the race was shorter with only six stages in the main cities of France. It was “the biggest race ever organised”.  This 97th edition is organized by ASO, Amaury Sport Organisation. In fact, the race was not held every year since 1903 due to the war periods (from 1915 to 1918 and from 1940 to 1946). The race is famous for its yellow race worn by the leader of the race. But it did not exist in 1903. It has only been created after the First World War in 1919. The race also offers also famous jerseys: a green jersey for the best sprinters (created in 1953), a white jersey for the best young cyclist (created in 1970) and finally the white and red dots jersey for the best climber. Cyclists from all over other world play in this race which offers a variety of races in only one race: team race, against the clock, mountain race and plain race.

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If the Tour de France is obviously a huge sport event, it has become also a cultural and historical event. In fact, with the important media exposure, it is a great occasion to discover France, from cities to small villages. The race is also extremely popular in France with the activities that take place before, during and after the race. At the beginning, teams were representing their countries. Since 1930, the companies represent the team that have to cover large expenses such as materials, hotels accommodations. The race has also an important cost. That is why the advertising caravan has been created. It is one of the best moments for the audience. The caravan goes one hour to two hours before the race. Here, the advertisers distribute publicity materials such as caps, shirts or key rings. Of course, the media exposure with the apparition of the television gave a new dimension to the race. People can follow the Tour de France and discover different regions of France. This 2010 edition will go through various towns such as Avoriaz, Revel and Paris.

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Located in the Alps, a mountain race will take place in Avoriaz. At an altitude of 1800m, this ski resort has the advantage to be located in the middle of the “Portes du Soleil” which is a domain of 14 slopes in France and Swiss. Extremely attractive since the sixties, the resort is also known as the capital of snowboarding. If you enjoy spending time in the French Alps, you can buy an amazing new build in Avoriaz with 2 to 4 bedroom apartments available. But there are also various apartments and chalets near the station such in Morzine or Tignes.

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After this demanding step, the cyclists will go to the south region of Midi Pyrenees. It will be the occasion to discover Revel, in the Haute-Garonne department. This village of approximately 8,000 inhabitants is located at 50 km of Toulouse. Revel is also known for its craftsmen and the excellence of its engravers, tapestry-makers or cabinetmakers. Located at the foot of the Black Mountain, Revel is a fortified town created in 1342 by Philippe V de Valois and the region is amazing. You can find many properties for sale in the surroundings of Limoux.

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Like each year during 35 years, the finish line of the Tour de France will be crossed on the Champs Elysees Avenue in Paris. This step will be the smallest of this 2010 edition with only 102.5 km. It is the occasion to celebrate the bicycle in the French capital. This year, the third birthday of the “Velib” (public bicycle rental in Paris) will be celebrated with 600 km of bicycle paths and 71 million of rides available throughout the city. If you are dreaming of your own apartment in Paris or in the surroundings, take a look at those apartments in Paris.

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