Home Hunts local Blogs

Home Hunts the luxury property specialists now also have a number of blogs for the local markets in which they work. You can find them here:

For luxury french riviera property, chateau in Provence, cote d`azur property details you can visit the Riviera Provence property blog - http://riviera-provence.home-hunts.com/

For luxury property in Languedoc Roussillon, perpignan property, vineyards in languedoc for sale, nimes villas or properties around Montpellier, you can visit the Languedoc Roussillon property blog - http://languedoc-roussillon.home-hunts.com/

For property in the South West of France, Aquitaine properties, vineyards for sale in Bordeaux, Dordogne property and all properties for sale South West France, visit the Aquitaine blog - http://aquitaine-france.home-hunts.com/

For information regarding property for sale in Portugal, golf homes in the Algarve, Vale do Lobo villas or any Portuguese properties for sale, visit the Portugal Algarve blog - http://portugal-algarve.home-hunts.com/

For properties for sale in Florida, Miami condos, Luxury palm beach property or any type of luxury homes in Florida visit the USA Florida Blog - http://usa-florida.home-hunts.com/

OR, Finally, for luxury homes for sale around the world, international property, luxury homes in Dubai, Morocco, Italy, Carribean or many other luxury overseas properties, visit our international luxury property blog - http://international.home-hunts.com/

The main Home Hunts website remains available for all of your luxury property needs - www.home-hunts.com

Nîmes Property

Nîmes

What British investor could resist Nîmes, the “Rome” of France, a dream place in the sun? Only 5 hours from Waterloo and sandwiched between the Basses-Alpes and the Mediterranean - you will soon be savouring the scents of wild thyme, lavender and the salty coastal air. Situated east of the Camargue and the Cevennes, (where R.L.Stephenson walked with his donkey Modestine), west of the garden of Provence, and north-west of Marseilles, Nîmes is one of France’s most delightful cities.

Nîmes - ‘the city with an accent’ - has a beautiful Roman heritage and is famous as the place where the material denim was invented – although Gênes (Genoa) in Italy also claims this distinction. The asteroid 51 Nemausa is named after the city. Nîmes has plenty to offer Brits who are searching for a home in the South of France – there is a friendly ex-pat community in this, the capital city of the Gard Department (pop.145,000) which is just half-an-hour from Montpellier and convenient for access to both Italy and Spain. Located on the temperate coastal plains of the Languedoc region, summer temperatures are frequently in the eighties (30ºC +) and rarely drop to freezing in winter. Nîmes is accessible from the UK by Eurostar to Lille, connecting with the TGV services straight to Nîmes, or by plane with Ryanair flying from Liverpool, London, and East Midlands.

Nîmes is a medium sized city; small enough to have an intimate feel, and large enough to have good amenities; theatres, cinemas, galleries, museums, sports and festivals. Shopping is best in the pedestrianised historic city centre or at the Coupole shopping centre. The star attraction is the Arenes, the best-preserved Roman amphitheatre in Europe, a smaller version of the Colosseum in Rome. It has fantastic views of the surrounding area and hosts displays of gladiators, bullfighting, and pop concerts. The Jardins de la Fontaine, France’s first public garden, conserves the natural spring around which the Romans built their city, on a site sacred to the Gauls. The Maison Carrée, a Roman temple, and the Carré d'Art, a modern art museum, are not far away.

There are many smart restaurants and bars in Nîmes throughout the city centre. Whether for coffee in the daytime, cocktails or late night drinks, there is always atmosphere and a real buzz about the city. The biggest annual event is the Feria de Nîmes, held over Pentecost (Whitsun) weekend, a celebration of Nîmes' greatest tradition: bullfighting. Outside Nîmes, La Gard Department has much to offer, with beaches on the Mediterranean close by, walking in the picturesque Cevennes, skiing at Mont Aigoual, and the charming villages of Provence within easy reach

In terms of property, Nîmes and the Gard have much to offer. In Nîmes itself, the choices are essentially as in any major city. There are one bedroom apartments from 130 000€, increasing to around 500 000€ and more for a large bourgeois apartment in a sought-after location, such as overlooking the Maison Carrée. Houses are to be found in the centre but obviously they are few and far between and so command higher prices, from around 300 000€ for something with a garden within walking distance of the centre. There is some exciting new modern architecture set in the city's famous Roman ruins and some great properties to buy especially on the outskirts where a 3-bedroom house with a garden starts at just over £160,000.

As you go north towards Alès and the Cévennes or west to Le Vigan prices are very good. A village house with an exterior (and there are more of these around than in, say, the Aude) can be found from around 140 000€. Alès offers very good value for money and with the new dual carriageway due for completion late in 2007 it will be only a 20-minute journey to Nîmes, and an hour to the coast.

Another popular town is Uzès, to the north west of Nîmes. A very old and historic market town it is well preserved (part of Cyrano de Bergerac was filmed there), and very beautiful; very much a Sunday trip type of place, it has a distinctly Provençal feel to it. Properties in Uzès itself are quite expensive and many don't have any exterior space, but better value is to be found in the surrounding villages.


It is fair to say that the Gard has been slower to 'boom' than other areas of the Languedoc, but if you are looking for a mixture of Languedoc and Provence, the climate and the pace of life of the south, with the buzz of a cosmopolitan city, then Nîmes could be for you. It's certainly worth a visit! Like the rest of Languedoc, property for sale in Nîmes has risen in value recently - a property hotspot in the South of France.

HOMEHUNTS specialise in finding properties throughout the South of France. Phillippa Bowman manages our team throughout the Languedoc Roussillon region. Phillippa lives and works in Nimes, and is happy to organise your trip to visit properties in Nimes, Le Gard or anywhere in Languedoc. Please check out our Nimes properties available on http://www.home-hunts.com , or contact us on info@home-hunts.com for more information about our property search services in the South of France.

Rumble Romagnoli
www.relevanceweb.com
Optimize your Potential

Monaco, Cannes, or St Tropez!

Monaco, Cannes, St Tropez; there are no better playgrounds for the rich and famous than these jewels in the crown of the Cote D’Azur. But how much do we really know about these places? With a choice of exquisite property in Monaco, attractive apartments in Cannes and luxury villas in St Tropez, we chat to the property consultants from Home Hunts working in the area to decide where Brits might buy.

Monaco’s notoriety as a tax haven has made the British elite some of the major players within this rich and cultural principality. Once favoured by the Russian Mafia, but now regarded as the safest travel destination in the world (with a ratio of one policeman to every 100 residents), Monaco’s insistence on tracing a person’s wealth back to legitimate origins has made the British wealthy enough to live there, favourites amongst the banks and property markets.

You need to be wealthy when buying a Monaco property; a three bedroom apartment in Monaco costs over 3 million euros. However, once installed, there are benefits of being here. The luxury lifestyle that this money affords means that British people in Monaco are amongst the happiest and healthiest in the world, with a life expectancy of a fraction off 80 years, and there can be no doubt that the first class cuisine at the luxury restaurants contribute to that longevity.
The breathtaking journey along the warm and varied Riviera coastline from Monaco brings you to Cannes. The bay is beautiful, with hills that provide a shelter against winds, the Frejus promontory overlooking the beach, and the two Isles of Lerins hugging and protecting the coast. Cannes suites a different type of property buyer, and is mainly recognized today for the International Film Festival. An event not to be missed if you are anyone of note within the film and entertainment industry, making property for sale in Cannes very sought after. The lure of the famous faces, (many owning apartments in Cannes ) and luxury living is too much to resist for most who can afford it, and the summer in Cannes is packed full of holidaymakers wanting to sample a taste of the movie-set glitz, the richer of whom often end up buying properties in Cannes.

As we move further westward along the coast we come to St Tropez. In the fifties, this charming little port became a favourite with the world’s artistic jet set, who started buying property in St Tropez. In the beginning, there was Pablo Picasso, now there’s Kate Moss; all drawn by the glorious weather and tranquil blue waters of the bay. The port is now filled with the grand luxury yachts of the rich and famous, making the summer months an idyllic time to sit in a café and watch the world go by.



For people looking for private property for sale, St Tropez has few equals. The true enchantment of the place takes hold in the less busy periods, with temperatures that allow you to enjoy the beach all year long and an “ambiance” that doesn’t leave when the bulk of the tourists do. The off season is a great time to own an apartment in St Tropez with more opportunity to enjoy the charming medieval architecture that dominates the old part of the town and attractions such as Place aux Herbes, the bustling and lively square at the centre of the town. There are regular markets and the converted chapel that is now the Musee de L’annonciade is the perfect place to enjoy peace of mind, and has a collection of paintings boasting Derain and Matisse. St Tropez is proven to successfully combine the jet set lifestyle with the charm of the area, illustrated well at the Place de Lices, where the stars with St Tropez properties, can be seen playing boules alongside the local faces.

Lavish boutiques, splendid boats, and luxury villas complimented by the finest food and natural beauty so great, that the Cote d’Azur is regarded in local legend as part of the paradise created in the story of creation. If these are the sorts of delights you enjoy, Monaco and the towns along the Cote d’Azur such as Cannes and St Tropez are going to be for you. Make an appointment to see Tim Swannie or one of the Home Hunts team, who offer a property search service for French property for sale on the Cote D’Azur, South of France.

Home Hunts consultants would be happy to send you information about properties in Monaco, Cannes, and St Tropez, and can organise holiday property visits for you on the Cote d’Azur. See their website http://www.home-hunts.com/, or blog http://homehunts.blogspot.com/

Alex Wood
www.relevanceweb.com
Web Optimisation South of France
Optimize your Potential

New homes - Buying off plan

For some people, the idea of owning a home in the South of France conjures up the image of rambling stone cottage in Provence or on the Riviera. For these people, the thought of doing renovation works and paying for ongoing maintenance comes with the territory and actually adds to the charm.

Many others however, are looking for a hassle free purchase, a safe investment property which needs little or no work. Whether buying purely as an investment or looking for a holiday home, a growing number of overseas buyers opt for a new build development of villas or apartments.

There are many advantages to buying newly built property. As well as the fact that the property will be brand new and pristine when delivered, there are also builders’ guarantees for 10 years, you pay reduced notaires fees and you are also exempt from paying some local taxes etc for the first two years.

Many developments are marketed weeks or months before construction works begin, and properties are available to buy “Off-plan”. Purchasing off-plan (or pre-construction) is when a buyer commits to a purchase from architects drawings before building work has commenced. Buyers who are prepared to move quickly pre-construction will find that they are more likely to be able to secure the plot of their choice and have more input in the layout and finishing of the property. Not to mention that as building work starts and the development progresses, prices for subsequent homes are usually adjusted upwards – a satisfying outcome for purchasers.

Aside from all the benefits however, it is important to buy through a reputable company. A bank guarantee is required by law to be in place to protect the clients funds, this means that in the unlikely event that the project does not reach completion, all monies are returned to the purchasers – plus interest.

The South of France has a large range of developments available, under construction or planned for the near future ranging from studio apartments to state of the art villas. A particularly interesting investment scheme which is extremely popular with the overseas buyer is the “Leaseback scheme”.











This unique, government backed scheme enables people to afford to buy their dream holiday home or investment property in France and to cover most or all of the mortgage costs with a guaranteed rental income (typically 3-6%). An established management or holiday company will rent out your property on your behalf for typically 9 years and they will be responsible for the upkeep of the property.

You do not have to pay VAT on the property which saves you the 19.6% charge that normally applies to all new property - a nice discount!

As the owner of a leaseback property, you usually have use of the property for holidays for a few weeks of the year if you wish (there is usually a choice – check each individual scheme).

As well as the guaranteed rental income and tax benefits, there is also the added bonus of getting the property fully furnished and fitted with kitchen and bathroom appliances, knowing that your property is not left empty and unattended for weeks or months at a time and that the maintenance is paid for by someone else! Too good to be true? Well there is only a limited amount of property available at any time under this scheme - that is the catch!

The majority of people who own holiday homes in France, only actually live in them for a few weeks of the year. In addition, French inheritance laws mean that many properties are owned by many family members who cannot agree what to do with the property - this also leaves many properties empty. This is why the French government has introduced 'Residence de Tourisme', or 'Leaseback' schemes to try and increase the quantity of holiday accommodation available in tourist hot-spots in order to cater for more tourists and increase the tourist revenues of France!

Basically you get a holiday home you own, usually with use of it for several weeks of the year with a fixed rental income guaranteed for the rest of the year and a discount to market value of the property represented by a 19.6% VAT refund on the whole property from the French government. (All new property has VAT in the total price; this refund represents a 16.4% discount to market value).

How It All Works

Some new properties for sale in France have negotiated a 'Residence de Tourisme' status. This means that a purchaser can buy the freehold of the property with or without a mortgage and then lease it back to the developer or a rentals company for a pre-determined period (usually around 9 years) at a fixed rental. At the end of the lease period, the property will be returned to the owner in perfect condition. Most of these properties include pools which can be accessed free of charge. Other facilities that a development may have, such as a gym, may be charged for. During the 'off-season' periods, although the property can be used, the extra facilities may not be available.





Each property purchased in this way usually has options for the purchaser to make use of the property for a few weeks of the year at no cost. Each development has its own definition of Very High, High and Low season. At the time of your purchase you would define how many weeks of each period you would like to keep for your own use, normally from zero to six weeks depending on the scheme. The owner of each property has first choice of which weeks to spend at the property, and would be sent a form at the beginning of each year to request their preferred weeks.

In order for the rentals company to guarantee the rent for 9 years it is vital that the development is in a high demand location with good facilities - the same attributes that tend to drive a good capital gain in a property!

French Property Leasebacks F.A.Q
These are general questions regarding leasebacks and the answers will vary slightly between each individual scheme.

Where are Leaseback properties available? Leaseback properties are available in many parts of France, including the Alps, Cote D'Azur, Languedoc and the Aquitaine region. The locations of leaseback properties vary, but often they are built in and around alpine/skiing, coastal or golf/sporting areas.How many Leaseback properties can I own? As many as you like. You do not have to be a French (or even an EU) resident.

What's the difference between a leaseback scheme and a time-share?
When you purchase a time-share, all you are getting are specific periods of time which you can use within certain locations over a set number of years. Once the term comes to an end, you are left with nothing. With a leaseback scheme, you are the actual freehold owner of the property and have simply entered into a 9-year or so lease agreement. After this agreement ends, the property is still yours to do with as you wish within certain rules. The only thing in common with both schemes is that you only have specific times you can use the property during the 9 years.

What happens if I have to sell the property before the end of the leaseback term?

As the freeholder of the property, you can sell it at any time. However, you would have to take into consideration that you would be selling the property with the residue of the lease term in place for the new buyer, and whatever period was remaining on the lease would have to be reflected in the sale price and also a proportion of the VAT discount would have to be refunded to the Government.

Who will look after my property during the leaseback period?

The management company looks after all of the properties on the development and, because of the high standards required, all properties and their grounds are maintained during the 9 year period.




Who is responsible for paying all the bills during the leaseback period?
All the utility bills are paid for by the management company who are also responsible for the upkeep and general maintenance of the property during the term. The local “Taxe foncière” (local rates) would be the responsibility of you, the owner. No “Taxe foncière” is due on new properties for the first 2 years.
What type of finance is available?
Leaseback property purchases are normally financed on a repayment mortgage basis rather than interest-only, over either 15 or 20 years. As a non-resident in a good financial position you could expect to qualify for 75% - 80% loan-to-value.

Why is there a discount on the purchase price?
The French government has given tax breaks to developers in order to encourage them to build “Residence de Tourisme” developments. This discount or VAT refund is passed on to purchasers to act as an incentive to get them involved in the scheme. There is a great shortage of holiday accommodation in the summer and France earns a lot of its' Gross National Product from tourism.

When I book my preferred week, will I be able to live in my own property?
As long as you have booked on time, you will usually be able to live in your own property. If you are late in booking, it may have to be another similar property.

What happens if I can't use all my allocated weeks?
Owners often arrange to sub-let the property, although you would have to do this privately. Some leases restrict this.

What happens if I wish to use more than my allocated weeks?
Generally you would get a discounted rate on any extra weeks you required over and above those allocated to you.

Can I use the property during the off-seasons?
Yes, but a small administration fee will be charged or a discount given on the price list from the rentals company.
Is my rental income guaranteed?
The rental income is guaranteed throughout the period and is usually paid quarterly in arrears. The rent is not guaranteed by the French government, it is usually paid by large holiday companies with substantial numbers of clients and assets. Your return is evaluated each year and can potentially increase. The worst case scenario is that you always get your original guaranteed return.








What happens when the Leaseback period comes to an end?

The lease will not automatically renew when it expires, unless this is stated in your contract. According to French law, unless you choose to live in it or are selling the property, then at the end of the lease, you have to initially try and renegotiate with the same management company, as they have first refusal on a new letting contract. This normally occurs 6 to 12 months before the end of the lease. Generally the easiest and most common decision is to sign a new commercial lease with the management company as the benefits of the scheme will still outweigh the inconvenience of letting it yourself. Alternatively you can sell it, live in it yourself or rent it out privately. Bear in mind that this may result in you having to pay some of your VAT refund back to the government, if it is less than 20 years since your original purchase of the property. If you decide to live in the property yourself or rent it out privately you will also be responsible for paying management fees to a new management company.How long have leaseback schemes operated in France?
Leaseback schemes have operated successfully for more than twenty years in France.
Is the lease always for nine years? No, although nine years is the most common period, the leaseback companies can ask for any period from nine years (the minimum) upwards. Another common length for a lease is 11 years or even 15 years. Do I have to buy the property furnished? Yes. All leaseback properties are sold fully furnished and equipped ready for letting. You become the owner of the furniture at the end of the lease. It is not uncommon for the price of the furniture not to be included in the purchase price, so you should check the terms of the individual development.Are leaseback properties always new builds? Generally, most leaseback schemes involve newly built apartments, although some major renovations or refurbishments can be included in the scheme. The scheme allows a full VAT refund if the development is brand new but in the cases of refurbishment or renovations, the amount of the VAT refund is substantially lower. It is generally proportional to the amount of renovation/refurbishment that has taken place. (Please note that Notaire fees will be up to 5% higher if the development is not new).

Do I pay interest on a mortgage on a leaseback as stage payments are made?

As leaseback properties are usually bought off plan 12-24 months before they are complete, do I have to pay the mortgage repayments while it's being built - before I receive any income? There are French mortgage companies who offer a grace period called "franchise" during the construction of the property. This arrangement lets you defer the full mortgage repayments during the build; you only pay the life insurance and a very small percentage of interest on the amount of money which has not yet been transferred to the developer. This usually works out at around €40 - €100 per month depending on the purchase price. It is easy to see that for investments or investments with holiday use the leaseback scheme is a very appealing choice.
What are the other fees in a purchase? Notaires fees are 2-3% for a new property, up to 7-8% on refurbished. How do I get back the VAT on the property? This will depend on the leaseback management company. Some will absorb the cost, charge you less and get the refund themselves; others can take a year or longer to claim your VAT back for you ( this will usually be done by the management company for you)Do I have to pay Capital Gains Tax if I resell? Yes, unless you keep the property for at least 22 years. French Capital Gains Tax starts at 25% for residents and 33% for non-residents. It reduces after 5 years until it is zero after 22 years. Tax is payable on the gain less Notaire fees, agency fees and costs of major work carried out. Can I use a company to buy a leaseback property? It can be possible to buy a leaseback property through a UK, French or offshore company. However, some developers may have restrictions on this and you would need to get specialist legal and tax advice.

More Information:
Home Hunts, the Property search specialists have a team of consultants based throughout the South of France who are available to offer advice and assistance through the French buying process. They work will all of the best selling agents, builders and developers in Southern France and have access to the whole marketplace. They can help you to buy ANY property in the South of France – from the Brand new to the ancient! For more information, visit their website – http://www.home-hunts.com/ send them an email info@home-hunts.com or call their office – 0870 44 66 43

New Developments - South of France

Looking for an investment property in the South of France?
Considering buying off plan?
Interested in Leasebacks?

Home Hunts, the Property search specialists have just signed contracts to work with three of the largest property developers in France. We are about to promote all of their developments throughout the South of France. We will begin with the Riviera and the Var where we have a wide range of new developments available ranging from studio apartments to large individual villas.

Many of these new developments can come with a guaranteed rental income which make for a very interesting investment opportunity. Most developments allow you the opportunity to choose internal finishings and so on and all benefit from reduced notaires fees.

FOR FULL INFORMATION ON ALL OF THESE INTERESTING OPPORTUNITIES EMAIL US INFO@HOME-HUNTS.COM OR CALL ON 0033 4.92.28.05.42

Moving House in France

This information has been provided courtesy of www.angloinfo.com


Moving house always requires endless planning and preparation, but there are some specifics you must remember when doing it in France. Here are some tips and points to remind you of all that must be done, and when.

Services:

EDF and GDF and Water: Notify the local agencies 10 days before you move, giving them your account number and new address. They will arrange to read the meter and send the bill for the service to your new address.

Notify the appropriate agency in your new area, to establish a new contract or to take over your existing one.

Telephone:

Contact your local France Télécom office about 10 days before you move, giving them notice of termination of contract (unless you are staying within the same exchange area, in which case they need a notice of change of address).

You can request to have a recorded message to be put on your old number informing callers of your new number.

Post:

Five days before you move, request from La Poste a faire-suivre to forward your mail to your new address. There is a charge for this mail forwarding service. Mail can be forwarded to a new address in France for up to six months and to an address outside of France for three or six months. Mail can also be forwarded on a temporary basis.

To request mail forwarding you need to provide:
proof of identity
proof of "old" and details of the new addresses

Motor registration & Carte Grise:

You must notify the authorities with your change of address within one month of moving. If you move to a new département, you must re-register your car.

Insurance:

Notify insurance companies of your change of address. Your home insurance can be transferred to your new property, but if the new home is a dramatically different size, you may need/want to have the property re-assessed.

Identity documents:

Arrange at the Préfecture for a change of address on your carte de séjour. Remember to apply for a change of address on your passport.

Bank:

Notify your bank of your new address, allowing them time to print new cheque books.

Municipal Schools:

Crêche: As soon as possible, contact the Mairie of your new area to enrol your child. Observe the one-month notice period at your current crèche.
Primary school: contact the Mairie in your new area to find out which schools are in the mayoral area, and arrange for entry for your child. Request a certificat de radiation from the current school. This is a notice to remove your child from the school register.
Collège/Lycée: Request a certificat de sortie. The necessary documents will be transferred to the new school.

Changing Tax & Social Security
The French government has provided an online system for changing your French address. All social security and tax details will be updated. Note that you need your tax numbers and French social security number to use this service:
Click here for: Changement d'adress en lingne

Remember to also contact:
Shops with which you have an account;
Unless you have used the government's online version, your social security office (caisse d'assurance maladie), so that they can transfer your files to a new office if necessary.
Tax office/your accountant
If you have been renting, be conscious of the notice period in the agreement made with your landlord.


IF YOU HAVE ANY QUESTIONS VISIT THE WEBSITE FOR SOUTH OF FRANCE PROPERTY OR EMAIL HOME HUNTS AT INFO@HOME-HUNTS.COM

HOME HUNTS AQUITAINE COMING SOON......

If you are looking for property in the Aquitaine region of France then look no further. Home Hunts will shortly open operations in the South West of France covering Bordeaux, Biarritz, Pau and so on.

For more details please email us on info@home-hunts.com or keep your eyes on THE website for property in the South of France

French Property Tax

When buying in France, get to know two local taxes in France which you will have to pay if you buy a property in france. If the property is sold during the year, the seller and the buyer often agree to share the tax.

Taxe d’habitation is a residential tax (or rates) and is paid by the occupier of the property.
The taxe d’habitation is:

• payable to your local council for the provision of council services (e.g roads and rubbish men e.t.c)
• based on the notional rental value of your property; this rate is often substantially lower than the market rental value
• payable on January 1 by the person who was the occupier at that date
• payable if a home it is furnished and supplied with water and electricity
• is calculated by multiplying the net rental value by a locally fixed tax rate
• calculated on the surface area of the house or apartment, the construction and amenities
• paid in one lump sum or in ten monthly installments from a French bank account
  exempt for over 60s, if the property is incapable of occupation, and for low income households
  

Another property tax is the taxe foncière, which is paid by the owners of a property or land.
The tax foncière is:

• a land tax: this tax is even payable on un-built land
• calculated by reference to the notional rental value of the premises
• reduced accordingly for second homes
• exempt for two years for newly built homes
• TVA free
• payable unless it is being used for agricultural purposes.

Please check the information section on the Homehunts website for more details on french property taxes

http://www.home-hunts.com/