Checklist for International Buyers: From Offer to Closing on a French Home

Buy a €1M+ French home from abroad: your practical timeline and checklist

Buying a high-value home in France from overseas creates two big fears: losing months to red tape and getting surprised by tax, legal, or technical problems at closing. This guide gives a clear, step-by-step timeline and checklist — inspections, notary process, currency transfer, and local representation — tailored for international buyers purchasing properties priced at €1,000,000 or more in 2026.

Why the 2026 playbook is different

Late 2025 and early 2026 brought three changes every international buyer must plan for:

• Tighter AML and source-of-funds checks: French notaires and banks increased Know-Your-Customer checks following EU and French regulatory updates. Expect detailed documentation on funds and beneficiaries.
• More digital notariat options: Remote signing pilots and expanded electronic acte authentique workflows are widely available — but require early coordination and specific power-of-attorney language.
• FX volatility awareness: rising global market sensitivity means currency-transfer strategy is now a closing-stage negotiation lever: forward contracts and staged transfers are commonly used to protect buyers over a 4–12 week window.

Quick overview: the primary phases

1. Preparation & financing (3–6 months)
2. Offer, negotiation & compromis de vente (days to 4 weeks)
3. Due diligence, surveys & mortgage condition (4–12 weeks)
4. Final signing (acte authentique) & funds transfer (day of closing)
5. Post-closing: registrations, taxes & property handover (2–8 weeks)

Phase 1 — Preparation & financing (3–6 months)

Start here. Everything else moves faster when the basics are in place.

Checklist

• Engage a local buyer's agent (chasseur immobilier): For €1M+ homes, a specialist buyer’s agent with luxury market experience will identify off-market opportunities and negotiate terms that favor due diligence windows and certified deposits.
• Select a notaire early: You may use the seller’s notaire, but appointing your own French notaire provides direct representation during title searches and tax calculations.
• Open a French bank account: Helpful but not mandatory — it simplifies ongoing payments (taxes, utilities, staff) and speeds wire transfers at closing.
• Get pre-approval from domestic and French lenders: Late 2025 lenders increasingly offer tailored mortgages to high-net-worth non-residents. Compare margin, loan-to-value (usually lower for non-residents), and currency clauses.
• Assemble source-of-funds documentation: certified bank statements, sale proceeds paperwork, corporate documentation if funds come from a company, proof of tax residency — prepare notarized translations if required.
• Tax & estate advisor: Book a French fiscalist early to model IFI exposure (real-estate wealth tax applies above threshold), inheritance implications, and rental taxation if you plan seasonal lets.

Phase 2 — Offer, negotiation & compromis de vente (days to 4 weeks)

The offer and preliminary contract set the schedule. For high-value properties, clauses matter.

Key contract rights and clauses to insist on

• Clear price and inclusions: Specify chattels, fixtures and any landscaping/equipment conveyances. Luxury sales often hinge on bespoke lists (pools, generators, furniture).
• Deposit amount and holder: Typical deposit ranges from 5–10%; for €1M+ deals negotiate deposit percentage and confirm it will be held in escrow by the notaire or an agent’s regulated escrow account.
• Cooling-off (délai de rétractation): French law gives private buyers a statutory 10-day withdrawal right after signing the compromis. Ensure the compromis is clear about the start date of this window.
• Mortgage condition precedent: If you are financing, include a financing clause with a realistic bank approval timeline (often 30–90 days) and an exit if the mortgage is refused.
• Survey and defect clauses: Specify rights to commission independent structural, roofing and drainage surveys, particularly for older or rural properties. Consider low-cost appraisal options when appropriate: designing appraisal micro-apps can help standardize field reports.

Phase 3 — Due diligence and inspections (4–12 weeks)

This is the most active phase for international buyers. The seller must provide mandatory diagnostics, but you should also run independent inspections.

Mandatory seller diagnostics (diagnostics immobiliers)

• DPE (Energy Performance Certificate): required for all sales; important for running cost expectations and future regulation.
• Lead (plomb), asbestos (amiante), termites: Department-specific obligations — termite certificates are compulsory in many southern departments.
• Gaz and electricity safety certificates: especially important in older properties where rewiring may be needed.
• ERP/Etat des Risques et Pollution: shows flood, seismic or pollution risks tied to the property location.
• Loi Carrez mesurage (for condominiums): exact living area must be declared for copropriété units.

Recommended independent inspections

• Full structural survey: roof, foundations, drainage, chimneys and subsidence risk. For large estates, commission a chartered structural engineer familiar with French building methods — or standardize intake with a specialist appraisal tool like the micro-app concept above (appraisal micro-apps).
• Mechanical systems survey: heating, boilers, hot water, septic systems, pool equipment.
• Pest and timber report: mandatory in some areas and strongly advisable for older rural homes.
• Co-ownership file review (if applicable): request the syndic’s procès-verbaux (minutes) for the last 3 years, the budget, and any planned works that could trigger a special levy.
• Title and servitude search via the notaire: the notaire will check the cadastre and conservation des hypothèques for mortgages, liens, or servitudes (rights of way, easements).

Tip: For overseas buyers, schedule in-person or remote guided inspections using a bilingual expert — 3D tours and detailed photo/video reports are now standard for €1M+ homes.

Phase 4 — Financing, currency transfer & the notaire (2–8 weeks)

This phase ends at signing the acte authentique — the moment title transfers and funds are paid. For international buyers the critical coordination is between your lender, FX provider, and the notaire.

The role of the notaire

• Neutral public official: The notaire prepares title searches, clears encumbrances, calculates transfer taxes and publishes the new title. They also hold funds in their regulated account to complete the payment.
• Timing: The notaire’s final deed file is usually ready 4–8 weeks after the compromis, once administrative checks are complete.
• Fees and taxes: For resale homes expect approximately 7–8% of the purchase price in notaire fees and transfer taxes (droits de mutation). For new-build (neuf) purchases, fees are typically lower (around 2–3%), though TVA may apply. Because percentages change, request an itemised quote from the notaire early.

Currency transfer best practices (for €1M+ transfers)

• Use a regulated FX provider: banks can be convenient but often offer weaker rates and higher fees than specialist brokers regulated in the EU/UK/US.
• Lock a rate with a forward contract: For high-value purchases, a forward contract (4–12 weeks) protects you from short-term currency swings between exchange and closing.
• Staged transfers: Transfer the deposit under instructions from the notaire first, then the balance on the day of the acte authentique. Never pre-transfer the full amount without a written notaire instruction.
• Confirm beneficiary details with the notaire: use the notaire’s precise account identifiers (IBAN/BIC) and request a written confirmation that the account is their regulated escrow account.
• Provide provenance paperwork early: Notaires and banks now require clear evidence of the source of large incoming funds — sale proceeds, investor statements, loans, or corporate distributions. Have certified translations ready.

Power of attorney and remote signing

If you cannot be present for the acte authentique, a power of attorney (procuration) allows a trusted representative (often your notaire) to sign on your behalf.

• Draft the procuration carefully: It must specify the exact powers, include ID verification clauses, and often requires apostille/legalisation or an embassy attestation depending on your country.
• Electronic acte options: Since 2023–2026 the notariat has expanded electronic signing possibilities. If using remote signing, confirm notarisation procedures early — the notaire will advise whether an authorised electronic signature or an in-person proxy is needed.

Phase 5 — Final signing and funds release (day of closing)

On the day of the acte authentique the notaire reads the deed (often summarised in advance), the buyer pays, and title transfers. For internationals it usually happens this way:

1. Notaire sends final acte draft 1–2 weeks before closing for review.
2. Buyer confirms mortgage funds and FX transfer timing with both lender and FX provider.
3. Deposit (if not yet paid) is transferred to the notaire’s escrow IBAN with a clear payment reference.
4. On the closing date the notaire executes the acte; the notaire then publishes the new title and instructs the seller’s bank and mortgage holders to clear any encumbrances.

Expect the notaire to provide a final financial statement (compte définitif) showing the purchase price, fees, taxes, and net payable to the seller.

Post-closing tasks (2–8 weeks)

• Registration and title: the notaire publishes the new deed in the land registry and provides an official attestation of ownership.
• Arrange insurance: for most properties building insurance (assurance habitation) should start on closing day; for large estates consider specialist policies covering pools, outbuildings and high-value contents. Also consider smart home security options to protect a newly acquired estate.
• Set up utilities and ongoing payments: gas, water, electricity, broadband, property taxes (taxe foncière), and the syndic if in copropriété.
• File taxes: register with French tax authorities for IFI and rental obligations if applicable — non-resident tax compliance can be complex; use a local fiscalist.
• Inventory and handover: schedule final walkthrough and handover of keys, codes, and maintenance manuals. For furnished luxury homes, do an inventory of furniture and art. If you need staging advice for sale or handover, see tips on how to stage your home.

Special considerations for €1M+ properties

Co-ownership (copropriété)

If your property is a flat in a building, demand the dossier de copropriété and the last three years of AGM minutes. Large works and special assessments can be expensive and mandatory.

Country estates and agricultural land

Check servitudes, access rights, irrigation/water rights, and any agricultural tenancy arrangements. Rural properties can have complex historic servitudes. For restoration timelines and specialist contractor quotes consider sourcing local technical teams and field service operators familiar with estate work.

Heritage and listing constraints

Properties with historic classification (Monuments Historiques, secteur sauvegardé) require consent for works and can bring both restrictions and tax advantages. Factor restoration timelines and specialist contractor quotes into your purchase plan; you may need quotes from specialist trades and mobile services used on large estates (mobile fitment & contractor services).

IFI and wealth planning

As of 2026 the Impôt sur la Fortune Immobilière (IFI) applies to net real-estate assets above the statutory threshold (commonly referenced near €1.3M). For portfolios and cross-border estates, work with a French tax lawyer to optimize structures — trusts, sociétés civiles immobilières (SCI), and succession planning can materially affect long-term costs.

Who to hire: your international closing team

• Bilingual buyer’s agent (chasseur immobilier) – negotiates and protects your interests on the ground.
• French notaire – handles title, taxes and the official deed.
• Independent surveyor/engineer – performs technical inspections; critical for older luxury properties. Consider digital appraisal tools and field reporting workflows (appraisal micro-apps).
• FX provider – regulated broker for rate locks and large transfers.
• French fiscalist/avocat fiscal – handles IFI, rental tax, and inheritance planning.
• Property manager – for upkeep, rentals and local staff management post-closing; if you plan seasonal lets, think about short-term rental operations and last-minute booking strategies (microcations & last-minute bookings).

Common pitfalls and how to avoid them

• Underestimating total acquisition costs: get early estimates of notaire fees, transfer taxes, agency commissions, and expected remediation costs discovered in surveys.
• Late FX planning: on large purchases a 1–2% swing in EUR exchange can mean €10k+ difference. Lock rates for part or all of the transfer when realistic.
• Ignoring the copropriété file: undisclosed future works can create sudden major charges.
• Assuming seller diagnostics tell the whole story: independent surveys often reveal issues sellers’ certificates don’t cover (roof integrity, drainage and damp in older stone houses).
• Not arranging power of attorney correctly: incorrect notarisation or missing embassy steps can force buyers to travel last-minute. For embassy/legalisation guidance, check procedures for consular attestations and apostilles (embassy attestation).

Actionable 10-point closing-day checklist (printable)

1. Confirm the notaire has the final acte and the date/time for signature.
2. Verify notaire’s escrow IBAN and request written confirmation of account ownership.
3. Have FX provider confirm the rate and timed transfer window for the balance amount.
4. Ensure mortgage funds (if any) will be released to notaire on the closing date; get bank contact and reference.
5. Provide any final ID documents or notarised signatures required for the acte (including apostille if needed).
6. Confirm keys and property access procedures (vault codes, pool keys, maintenance manuals).
7. Confirm the inventory (état des lieux) and list of included items are signed at handover — staging and inventory practices help with a smooth handover (how to stage your home).
8. Arrange immediate insurance start date with insurer and provide proof to the notaire.
9. Request one-week expedited certificate of ownership (attestation) from notaire to prove title transfer to banks or insurers.
10. Ask for a detailed final account (compte définitif) showing purchase price, notaire fees, and net to seller.

Final checklist summary — what to have ready before making an offer

• Buyer’s agent and notaire appointed
• Pre-approval or financing strategy documented
• FX provider researched with quote for forward cover
• Source-of-funds evidence assembled and translated
• Plan for inspections and specialist surveys
• Tax contact for IFI/rental/capital gains mapping
• Power of attorney template ready if you cannot attend

2026 market note: speed beats guesswork

In 2026 the French prime market remains competitive in key regions — Paris, Provence, Côte d’Azur, and the Languedoc — and late-2025 policy updates mean procedures are faster but stricter on compliance. Well-prepared international buyers who lock financing, secure a robust FX plan, and appoint trusted local advisors complete purchases smoothly and often gain negotiating leverage on timing and contingency terms.

Closing thought

Buying a €1M+ property in France from abroad is a high-value project: it requires project management, legal finesse, currency strategy and local technical expertise. Follow this timeline, build the right team, and you turn a complex international closing into a predictable outcome.

Ready to move forward? If you’re preparing an offer on a French property, start by downloading our printable international buyer’s checklist and request a tailored closing timeline from one of our vetted French notaires and bilingual buyer’s agents. We'll coordinate the first 90 days and connect you with FX providers experienced with luxury closings.