Living inFRAnCEThe essenTial emigraTion guide

everything you need toknow about moving toand residing in France eBooks Online Apps

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ContentsINTRODUCTION

About this guideCHAPTER 1Why France? CHAPTER 2

Where to live in FranceCHAPTER 3Finding WorkCHAPTER 4

Visas, Permits and other red tapeCHAPTER 5

Retiring to FranceCHAPTER 6

HealthCHAPTER 7

Schools & CollegesCHAPTER 8

FinancesCHAPTER 9

CultureCHAPTER 10

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INTRODUCTIONAbout this guide

TOWER POWER: Britons thinking of moving to France do not always think of Paris, unless they need to live there for work. But it is one of the world’s most exciting cities and once away from the popular tourist sites like the Eiffel Tower, the city has beautiful parks and friendly neighbourhoods.

The Telegraph’s Living In France guide has been compiled using a variety of source material. some has come from our correspondents who are lucky enough to be paid by us to live there, or other journalists who have made occasional visits, to write travel features or to cover sporting events. Other information has come from official sources such as the French government’s Department of Immigration and Citizenship or the French High Commission in London.

By far the most useful info on life in France in this guide, however, has come from many ordinary people – ordinary French citizens willing to share insights into their country and ordinary Britons, many of them Telegraph readers, who have already made the move you are contemplating, and are now residents. They have discovered what worked and what didn’t, and gone through the highs and lows that accompany any Expat journey. It is their experiences that I believe will be most valuable for you as you make your plans to follow them.

Our aim is to provide you with the most comprehensive, up-to-date guide to your destination, with everything you need in one place, in an easy-to-use format. Our aim is not to sell the country to you, but to give you an honest account of what relocating and living there is really like.

We hope you will find this guide of some use, and we wish you well with your adventure. If we can be of any further assistance, or if you have suggestions as to the content of this book, please don’t hesitate to contact us.

If you have purchased this book through iTunes, Amazon or another online book store (that is, other than directly through the Telegraph website), then please do introduce yourself to us; we’d be delighted to hear from you and get your views on the book. As an incentive to do so, if you register your details at our website, www.telegraph.co.uk/expatguides, then we will send you an updated and enhanced version of this book when it is released, absolutely free-of-charge.

Richard EllisPublisher

Email: countryguides@telegraph.co.ukWebsite: www.telegraph.co.uk/expatMail: 111 Buckingham Palace, London, sW1W 0DTTelephone: +44 207 931 2000

CHAPTER 1Why France?

Picture yourself gently swinging in a hammock in your French garden. Your convertible 2Cv is parked in the drive, the warm sun is making you doze, or maybe it was the wine at lunch - perhaps made from your own grapes,

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or donated by a kindly neighbour in a black beret and stripy T-shirt.many of us have dreamt of such a life in France. The countryside is large, beautiful and empty. Wine is cheap,

houses are chic. The food is, well, French. It all looks so easy. But there is so much more to France than these comforting stereotypes. From the busy, stylish cities, to the remote forests and mountains, lovely beaches and vast national parks.

Its reputation as a country of food-lovers is well established. Weekly food markets continue to thrive in even the smallest villages. The French revere good food, but they also love the ritual of sharing it. sunday lunch en famille is sacred. Large dining tables are the heart of the home. As Jean Anouilh, the French writer, said: ‘Everything ends this way in France - everything. Weddings, christenings, duels, burials, swindlings, diplomatic affairs - everything is a pretext for a good dinner.’

But Anouilh might have been surprised to hear that now the French also love their malbouffe (fast food), especially mcDonald’s. After the United states, France is now the fast food chain’s second largest market. Lunchtime queues at mcDonald’s grow longer as the small restaurants, with their plat du jour, struggle to keep up. many rural bistros have already closed, as fast food replaces long lunches across the country.

But France’s current flirtation with American hamburgers is unlikely to become a love affair with America. The French government is determined to ward off any perceived Anglophone threats to its heritage, culture and language. The battle to protect the French language has been taken up by the government, which regulates the use of English in everyday life. French is the mandatory language in all commercial and business communications, and French radio stations are forced to play a quota of indigenous music. But even these measures have done little to hold back creeping Anglicisation. Franglais is the new French and words like cool, buzz, chat, email, le jogging, now pepper daily conversation.

Critics argue (passionately - it is France) that this Anglophone attack on their language is undermining their national identity in an increasingly homogenous world. They claim that French is the only language that can properly express beauty, poetry and romance. And romance is very important to the French. Paris, its capital, is considered a city for lovers and over the last few years couples have continued to reinforce that reputation. As part of a new craze, it has become the fashion for lovers to engrave their names onto a padlock, lock the padlock onto a bridge, and throw the key into the river to signify their unbreakable bond. Thousands of these ‘lovelocks’ now cover the pedestrian Pont des Arts by the Notre Dame cathedral in Paris.

Paris is also the home of haute couture: Chanel, Dior, Lacroix, are all based in Paris, along with France’s new0generation of designers, such as Isabel marant and Alexandre vauthier. Paris always seems to grab the headlines, but there are dozens of other beautiful, sophisticated cities all over France. Toulouse, known for art, Nice for the Riviera coast, Reims for Champagne, Lyon for food.

If the prospect of living in a country which offers some of the world’s best food, romance and fashion is not enough to persuade you to move, consider skiing in some of Europe’s best resorts, or sunbathing anywhere along France’s 7,400 kilometres of coast.

France is the third most popular destination for migrating Britons, after Australia and the United states. Every year, around 18,000 Britons emigrate there and more than 250,000 Britons now live there permanently. It is not surprising that the figures are so high. Education is considered excellent and the health system is currently rated one of the best in the world (the UK is 18th).

But France is now struggling to pay for its expensive health system. The country is experiencing its highest ever unemployment, a stagnant economy, and a trade deficit of over 60 billion euros. Austerity measures, including higher taxes and spending cuts, introduced by an unpopular new government, have yet to make a difference. Although the populations of France and the UK are the same, France is twice the size of the UK and so it feels much emptier. In some parts of France they say there are more cows than people, even in summer, when 75 million people holiday there.

most (89%) emigrating Britons have chosen to move to the countryside. This is largely because rural property is cheap compared to housing in the UK. The French largely abandoned their countryside and moved to the cities in the 60s, 70s and 80s, which were the country’s boom years. Beautiful old farms fell into disrepair, too expensive to

maintain compared with modern houses, which were cheaper to build and manage. But the French countryside is vast and transport infrastructure is often poor. This may make it charming to the British, especially in the summer, but it can seem unforgiving, remote and lonely in the winter.

many of those who choose to move to France fell in love with the country while on holiday. Nearly 20 million British nationals travel to France annually - it is one of our favourite places to visit. But living there can be a challenge. For every 10 Britons who move to France, it is estimated that two return within five years; defeated by language and cultural differences, the rising cost of living, or simply because they are homesick.

As michael Wright, the Telegraph columnist and best-selling author of C’est La Folie, which charts one man’s attempt to start a new life in rural France, claims: “The average length of stay for les Anglais has always been two winters, which is roughly how long it takes for the money to run out, and for the realisation to dawn that – even in Arcadia – there are gas bills to pay.”

Thankfully for Telegraph readers, michael Wright is still on his Limousin farm and, apart from a few run-ins with tractors and wild boars, he seems to have settled in. most of the British living in France that we spoke to for this guide put their successful transition to a new life abroad down to one thing - preparation. We hope that this guide will help you thoroughly prepare for a life in France. We have covered everything from getting a job, to knowing who to kiss, where, and when. There is a comprehensive chapter on the health system and another on education. Information on French culture, so you can cheer, or tut, knowingly when the French mention Zidane, Bourvil or Besson. There is a chapter on retiring to France, including the story of one couple who loved their time there but are moving back to the UK to be closer to their family, and others who love the beauty and peace but warn against relying on a British pension.

most of the expats we spoke to said they would never return to the UK. And of those who have returned or are planning to, none of them have any regrets about the time they spent in France.

We hope this guide will help you to live your French dream, and to rest more peacefully on your hammock. But also help you to ensure you approach the move knowing the potential pitfalls, and that you are well prepared for a new life in a beautiful country.

Deciding you want to move to France is the easy bit. Deciding exactly where to settle may be more of a challenge. Where do you start? At twice the size of the United Kingdom, France is large and very diverse. Do you prefer sunbathing or skiing? Is your dream to live in the middle of the countryside, or in a city?

Do you need to be close to a good school or university, or prefer the peace and quiet of living miles from your nearest neighbour?

If you are moving to France for a job, you will probably want to be close to your workplace, but those planning to work from home or retire can be more flexible.

For some Britons the choice is made easier if they have visited France for holidays. many have already fallen in love with an area before deciding to move there. some prefer the north of country, in regions such as Normandy and Brittany which offer easier access to the UK. Others prefer warmer, mediterranean climates in the southern part of France. But there are vast areas of France in between each with their own character.

There are 22 administrative regions of France. many of these correspond largely to the provinces of pre- revolutionary France, and share the same name. Others, such as the midi Pyrenees, are modern creations that include areas from different historic provinces.

This chapter looks at the pros and cons of different regions of France. It contains an overview of the property market for 2013, and details how to rent and how to buy a home in France. Estate agents predict that 2013 will be a buyers market in France. Latest figures released by the French estate agents professional body, the FNAIm, show that property sales fell by a quarter (25%) in 2012.

The lack of movement in the market has been put down to the recent change of government in France, as well as uncertainty over the new President’s fiscal policies. Newly introduced Capital gains Tax and rental income tax increases, particularly aimed at second home owners, have had a negative impact on house sales. many predict this

economic uncertainty will continue over the next few years as higher taxes, especially on property and income, continue to be debated.

Although there were fewer sales across France last year, prices have not dipped much below 2011 levels but only a few areas saw price increases. Alpine ski resorts, including meribel, bucked the trend with increases of up to 15%. Prices also increased by around 1% in Paris and surrounding areas.

When browsing through the internet at home and marveling at the price of seemingly idyllic stone cottages, don’t forget that there is usually a reason why they are so cheap. Country property often holds little more than emotional value. The market is limited because the French consider many rural areas too remote. France is a much bigger country than the UK, and it is just not possible to commute from the depths of the country to urban centres, unless, perhaps, you live next to a Tgv line. Also, do not underestimate the cost of renovating an old property in France. Or the difficulties in doing it yourself.

Before you commit, take expert - and very importantly - independent advice. In most cases, we have put the sterling equivalent to a price in brackets, but please note the exchange rate fluctuates and these prices were correct as of April 2013.

France, by department (département), starting from the north and working south:

Nord Pas-de-Calais

COASTLINE COUNTRY: Calais is only just over 20 miles from the English coast and may be bit too close to home for some, but the climate is similar to the UK and Eurotunnel makes it easily accessible

Although most people consider this part of France as the bit you drive through on the way south, it has a lot of

advantages as a place to live, too. Its coastline is on the English Channel, and it is bordered on the other two sides by Belgium and Picardy to the south. It is flat, relatively industrial and not the prettiest part of the country, but itsregional capital, Lille, is a thriving city with a population of one million people in the metropolitan region, including students at the city’s university. The area has some beautiful countryside and unspoilt sandy beaches and chalk cliffs along the coast - and all only a short train ride from London by Eurostar (Lille to st Pancras is onlyone hour 20 minutes; Calais to st Pancras is 55 mins).Why live here? Not many other British as neighbours. You can buy a lot more for your euro than in the south. Close to home. Why not? A bit too close to home for some. The climate is similar to the UK.

Property prices and trends for 2013 in Nord Pas-de-Calais

• Prices back at 2004 levels • General feeling that prices will remain low in 2013• Average property price in this region 250,000 euros

Picardy

COASTAL DELIGHT: Le Touquet in Picardy, is only 40 minutes drive down the coast from Calais and has a delightful picture postcard seafront. It has good transport links to the UK and Paris alike

Another region not normally considered by Britons in search of the good life. Yet Picardy, like Nord Pas-de-Calais, should not be dismissed. It has rolling valleys and lush meadows as well as a small coastline with chalk cliffs and

sandy beaches. It is an area with a very rich history as it was in this part of France that some of the most famous battles in European history have been fought, including the battle of the somme. The regional capital is Amiens (pop 137,800), which is well known for its impressive gothic cathedral and less well known for the fact that the writer Jules verne spent the last two decades of his life here. And if it’s good enough for the author of Twenty Thousand Leagues Under the sea and Journey to the Centre of the Earth…Why live here? Close to Paris, with good transport links to the UK and rest of France. Property is good value; Amiens is a beautiful and busy city. Why not? Uncertain weather as it is in the north of the country.

Property prices and trends for 2013 in Picardy

• Prices have been increasing steadily since 2011, especially in the Somme region of Picardy, which is closest to Paris• Picardy prices are still lower than the rest of France• Its location, close to Paris, should ensure property values remain strong

Normandy

NORMAN CONQUEST: Loved the world over for its cheese, calvados and seafood, Normandy has a mild climate due to its proximity to the Atlantic.

William the Conqueror left Normandy to come to England in 1066 and Britons have been going back there ever since. It is popular with expats for its pretty rolling countryside, good cheese, crepes, calvados and lovely beaches,

small fishing ports and large portions of fresh shellfish. The ancient city of Rouen (pop: 120,000) was the place where Joan of Arc was tried and burned in 1431. Although parts of the city were bombed in the second World War, much of its stunning architecture has survived including the city’s gothic cathedral. The north-west of France, including Normandy and Brittany (below) have a milder, wetter climate, with warmer winters and more humid summers than the east, due to its proximity to the Atlantic. This makes it popular with expats who seek better weather than the UK, without going too far from home.Why live here? Cheese, crepes, calvados, seafood. Why not? Uncertain weather and not ideal if you are watching your cholesterol levels.

Property prices and trends for 2013 in Normandy

• Estate agents report lots of viewings, but not many buyers• Most buyers looking to make money, so properties with gîtes, that can be rented as holiday accommodation, tend to sell first, along with houses with potential for renovation

Brittany

POPULAR CHOICE: Brittany is very popular with Britons moving to France and has some beautiful rugged coastline. Mont Saint Michel is a well-known tourist attraction

Like Normandy, Brittany - in the furthest northwestern corner of France - is known for its dramatic coastline and good seafood. But, of course, there is far more to this vast region. Agriculture and fishing are the two main

industries and they do their farming on an industrial scale. Forget free range here, drive through the Brittany countryside and you will see vast sheds housing thousands of animals. High rainfall in Brittany makes this part of France particularly lush and green and Brittany produces some of the world’s best cream and butter. This region is extremely popular with Britons moving to France. Although the weather is as unpredictable as it is in the UK, the houses are cheaper and it is convenient to those who need to return home for work or family reasons.Why live here? Property is good value, plenty of houses to renovate, beautiful countryside. Why not? No reason why not, but be careful not to move to a house upwind of one of Brittany’s industrial pig farms.

Property prices and trends for 2013 in Brittany

• Sales have been made where prices had been reduced, or negotiated down. This may continue into 2013, depending on how pressed people are to sell their assets• The market is generally subdued: up to €100,000 (approximately £83,000) is selling, normally cash with no mortgage• A lot of properties on the market. More Brits selling than buying

Ile de France (Paris)

PPARIS BY NIGHT: One of the world’s most exciting cities with more than its fair share of landmarks including the Seine with Notre Dame Cathedral on its banks

Britons thinking of moving to France do not always think of Paris, unless they need to live there for work. Perhaps

it is the cost of living, which is as high as in London, or perhaps it seems too impossibly chic for an expat looking for a relaxing way of life. But Paris (pop: 2.2m) is one of the world’s most exciting cities. Don’t let the French drivers put you off, Paris is full of contrasts (and the efficient metro system means you never have to negotiate the capital’s notorious streets in a car). Once away from the best-known tourist areas, the city has beautiful parks and friendlyneighbourhoods. However, crime continues to be a problem in this city, which has a surprisingly, and sometimes shockingly, large homeless population.Why live here? shopping. Why not? shopping.

Paris property prices and trends for 2013 in Paris

• Recent property price increases in Paris have slowed following the introduction of new property taxes by President Hollande’s socialist government• Districts with highest growth in prices were the third and fourth arrondissements• The number of properties available for sale continues to be lower than the number of people looking to purchase. • Paris is likely to remain a good investment and continue to experience value growth in the long term.

Pays de la Loire

GO WITH THE FLOW: Bridge over the river Indre at Montbazon south of Tours Indre et Loire

The Pays de la Loire covers the area to the south of Brittany and Normandy, along the lower stretches of the river Loire, the longest river in France. The region is France’s fifth most populated, although its size means that

population density is still quite low. Nantes, the regional capital, is the sixth largest city in France, (pop 270,000). It is located on the Loire, 50 kilometres away from the beautiful coast with wonderful beaches and tiny islands off the coast. The Nantes area is the largest economic hub in the north-west of France. In the eighteenth century, Nantes was a flourishing seaport and so became very wealthy. Today, most of the shipping activity has moved to the mouth of the Loire, to the port of saint Nazaire, which is also one of the major shipbuilding cities in Europe. It was in the saint Nazaire dockyards that the world’s largest passenger ship, the Queen mary 2, was built. Tourism is one of the region’s main industries. more than two million tourists visit the region’s many beautiful chateaux, abbeys and manor houses each year.Why live here? The weather is warm, the countryside and beaches are stunning. There is a two-hour Tgv link between Nantes and Paris. Why not? The coastal towns, which are extremely busy in the summer, largely shut down in the winter.

Property prices and trends for 2013 in Pays de la Loire

• Prices going up particularly along the coast and in the Loire• Favoured price bracket around €200,000 (£166,000), which can buy you a stone house with some land• Saumur is a focal point for people with horses and there is always interest in houses with land• Older houses on the edge of small towns in short supply

Centre

GRAND DESIGNS?: Famous for elegant chateaus and white stone houses, Paris, Le Centre is popular as a

weekend retreat for Parisians which has a very positive effect on the housing market

Although this area is called the Centre, it is not really in the centre of the country. Lying to the south-west of Paris, Le Centre covers a large part of the beautiful Loire valley with its elegant chateaux and white stone houses. To many this is quintessential France. The weather is warm enough for vineyards and the region produces well- known dry white Loire wines including, most notably, Touraine and vouvray. The capital, Orléans, (pop 116,500), has an outstanding art museum and cathedral as well as a beautiful medieval quarter.Why live there? Beautiful architecture, white wine, sunshine. Why not? It’s so close to Paris, yet it’s not Paris.

Property prices and trends for 2013 in Pays de la Loire

• Old houses on the edge of nice villages are very popular and their prices have remained strong. There has been increased interest from buyers in the Us and Australia, although overall there have been fewer buyers around.• The region’s proximity to Paris means there will always be demand from Parisians looking for weekend homes and this has an overall positive affect on the market. This is one of the few regions in which agents reported price increases over the past 12 months.

Poitou Charentes

ON YOUR BIKE: La Rochelle is major port in the area. Popular with Parisians in the summer and exploring by bike is the perfect way to see this beautiful coastal city and visit nearby islands

On the west coast of France, this region has one of the mildest and sunniest climates in France. The region is

largely rural and the capital city, Poitiers, only has 100,000 inhabitants. Niort, another city, specialises in financial services, notably insurance and mail order, despite having only 60,000 inhabitants. many of those not employedin the financial services work in alcohol-related industries. Poitou Charentes has extensive vineyards that provide the grapes for Cognac and the regional aperitif, Pineau, which are produced in and around the town of Cognac. La Rochelle, a major port in the region, is the gateway to the islands of Ile de Ré and Oléron, particularly fashionable amongst Parisians (and the occasional Hollywood drop-in - watch out for Johnny Depp) in the summer, when they bring their bicycles and blue and white striped Breton T-shirts and pretend to be fishermen for a fortnightWhy live there? Oysters, sunshine and vsOP Cognac. Why not? Despite its popularity as a tourist destination, the region struggles economically and parts of it are noticeably depressed.

Property prices and trends for 2013 in Poitou Charentes:

• Most popular price range is still between: €70,000-€110,000 (£60,000 to £93,000). Still some bargains to be had in the €30,000 - €40,000 range (£26,000 to £34,000)• Still a relatively affordable part of France• In the Charente river valley, there were slightly fewer British buyers in 2013 compared with 2012• Most British buyers were interested in older, but renovated properties.

Champagne

‘MUMMS’ THE WORD: Despite the region being the producer of one of the world’s most exclusive tipples, house prices in Champagne are 50% lower than elsewhere in France

Lying to the east of the Paris region, Champagne is one of the great historic provinces of France. A rich agricultural area once famous for its fairs, now more famous for its sparkling wine. However, champagne was not invented here. According to legend, monks brought the recipe for the drink up from the southern region of Languedoc, but they soon discovered that the region’s chalky soil made the drink taste even better than it had further south. The capital of Champagne, Chalons, is not as prosperous as many people assume - despite Champagne’s associations with luxury. Its gDP comes 17th out of France’s 22 regions. This is mainly because it is so sparsely populated. The name Champagne came from the Roman name for the area - Campania, or ‘land of the plains’, referring to the vast flat areas, north of Reims, which can get very cold in winter.Why live here? Champagne and a strong gastronomic tradition, local dishes include pigs trotters. Why not? Drinking Champagne all the time can get a little dull.

Property prices and trends for 2013 in Champagne:

• Prices in the Champagne region have increased 70% in the past five years due to new TGV rail links to the area• Despite this increase, prices in Champagne are still significantly lower than elsewhere in France• Plenty of bargains still to be had, although the areas closest to Paris, including Reims, are popular with Paris commuters and so prices are higher

Lorraine

GERMANIC: Metz old city by night and Temple seen from the banks of the Moselle

Like Alsace, Lorraine lies on the border with germany and has not always been a part of France. As a consequence, it has a different feel to the towns and a dialect of german is widely spoken. The capital city is metz, although it traditionally shares this role with Nancy, another major but much more recent regional city. The region is home to several heavy industries, notably coal, iron and steel. Joan of Arc was born in the region.Why live here? german beer and sausages. Why not? It’s an industrial area and so not as beautiful as other regions of France.

Alsace

HALF TIMBERED: Close to the borders of Germany and Switzerland, Alsace, has many picturesque villages of brightly-painted half-timbered houses. Property prices are amongst the lowest in France

Lies along the west bank of the river Rhine, between the Rhine and the vosges mountains. To the north and east it shares a border with germany; to the south with german-speaking switzerland, and to the west with Lorraine and Franche Comté. A large proportion of the population, of all generations, speak or understand Alsatian, a dialectal form of german closely resembling the german spoken in switzerland. Alsace is noticeably germanic. With its villages of brightly-painted steep-roofed, half-timbered houses, Alsace stands apart from any other region of France. The region’s capital, strasbourg, feels like a central European city. The region has long been one of the most prosperous in France.Why live here? The region produces a delicious white riesling. Cheap property prices and good transport links to France as well as the rest of central and northern Europe. Why not? You might struggle to learn the local

germanic dialect on top of learning French.

Property prices and trends for 2013 in Alsace and Lorraine:

• Lorraine’s prices are amongst the lowest in France• Prices started increasing when the first phase of the new TGV Rhin-Rhone line opened at the end of 2011. Work is continuing and thanks to this new line, the journey time between Belfort and Paris will drop from almost four hours to just 2h20, meaning that Franche-Comté will be just over five hours from London by train• Alsace prices are slightly higher due to Strasbourg’s important role in the EU• Strasbourg is a good buy-to-let investment, particularly when new transport links open

Franche Comté

COSMOPOLITAN: Expats from all over the world live in Franche Comté

A deeply agricultural area that is bordered by switzerland and Lake geneva. It contains the Jura mountains - which at a height of 1500 metres offer good skiing in the winter. Because of its location, next to the international centre of geneva, many expats from all over the world live in Franche Comté. The area by the swiss border has a very cosmopolitan feel, but as a result property is very expensive, and don’t move here if you want to learn French. It often seems as though English is the first language. However, with its winter skiing activities and summer water sports, Franche Comté could be a good investment.Why live here? It’s very close to geneva, yet still undiscovered so prices are affordable compared to neighbouring

switzerland. some villages have their own chair lifts, taking residents to ski resorts higher in the Jura mountains. Why not? Large parts of the region are remote.

Property prices and trends for 2013 in Franche Comté

• Like Alsace and Lorraine, Franche Comté will benefit from the new TGV line that will mean it is only a little over five hours from London• This will impact on property prices, so while prices are still low, it is still a good investment.

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Burgundy

AWAKENING: The distinctive architecture and shops of Place Francois Rude in Dijon

When you think of Burgundy, think of grand Cru - among the world’s finest wines. The region is dominated by vineyards. some of the best-known wine producing chateaux in France, such as the Chateau de Pommard, as well as the area around the 15th century city of Beaune, are in Burgundy. For that reason it is already popular with tourists as well as expats, although it is not one of the classic destinations for Britons moving to France. The countryside is beautiful and accessible to Paris. The regional capital, Dijon (pop 150,000), is one hour forty minutes by Tgv from Paris and also has a small airport which could be developed in the future. Dijon itself is partly pedestrianised, with upmarket shops, beautiful architecture and a busy cultural programme.Why live here? Half-timbered houses in ancient villages and miles of rolling vineyards and good wines. good transport infrastructure and links. Why not? Land values are quite high here and house prices reflect this.

Property prices and trends for 2013 in Burgundy

• Prices still low for older properties

• In the south of the region, it’s possible to find a two-bedroom house in well-known wine villages for under €200,000 (£169,000).

Auvergne

DISTINCT VOLCANO: A Strombolian cone in the Chaine des Puys, Auvergne. A vast and sparsely populated region

Apart from the north of the region, Auvergne is essentially an area of mountains and valleys, with peaks culminating at over 1800 metres (around 6,000 ft) and large areas of rather sparsely inhabited uplands. It is a region reputed for its “great outdoors”, its natural environment, its old towns and villages, and its rich historic heritage. The capital, Clermont Ferrand, (pop 250,000), lies at the foot of an ancient volcano. It is best known in France as the home of the michelin tyre company. It is a busy regional capital with two universities, and is very much the region’s economic hub.Why live here? A vast and beautiful region, with national parks, mountains, even (limited) skiing in the winter, yet low property prices. Why not? It is remote. This is France at its most profonde.

Property prices and trends for 2013 in Auvergne

• Most sales were of properties in need of renovation, under €100,000 (£83,000)• Average prices down over 30% compared with 2008

Limousin

PEACEFULLY QUIET: A view of the old medieval bridge at St Leonard de Noblat in Limousin

For a long time the region was known as the ‘empty’ part of France. But now, due to an influx of people from Holland and Britain, attracted by the low prices and rural way of life, Limousin’s decline has been reversed. The Telegraph columnist and author of best-selling C’est La Folie, michael Wright, lives here and writes about it every week. The capital, Limoges (pop 140,000), is famous for Limoges (fine porcelain).Why live here? miles of empty landscape and low property prices. Why not? miles of empty landscape - for some it is just too quiet.

Property prices and trends for 2013 in Limousin

• Because of its reputation for good value, most recent sales are at lower end of the market: properties under €50,000 (£42,000)

• Market for properties €100,000 - €300,000 (£83,000 to £250,000) is still stagnant

Aquitaine

HOME FROM HOME?: Stone houses in the village of Castelnaud la Chapelle on the banks of the Dordogne River. Many say that it is like a little bit of England

If you are hoping to discover your own peaceful corner of France, then Aquitaine will not be for you. This region contains the popular expat destinations of the Dordogne and the Lot et garonne - as well as popular seaside resorts of Biarritz and st Jean de La Luz. more than 100,000 foreigners born outside France have settled in Aquitaine. This number is made up of Britons, as well as germans, Dutch and spanish. The Dordogne is known for its gentle valleys and small villages - some say it is a bit like the Cotswolds, complete with shops selling baked beans and marmalade. The climate is warm and reliable and the region has miles of Atlantic coastline with fine beaches. Aquitaine also has many pre-historic sites including the ancient cave paintings at Lascaux. The capital, Bordeaux, is the centre of the renowned regional wine industry.Why live here? many say it is a little bit of England, but warmer and with better food. Why not? If you want the real French experience, you might not appreciate the high number of other foreigners.

Property prices and trends for 2013 in Aquitaine

• Stone houses needing renovation, usually popular with British buyers, have all been bought and renovated, with a few exceptions, so there are not as many bargains properties left• Market set to remain strong as this area will remain popular with foreigners• A surge in sales in 2012 in the €1,000,000 - €2,000,000 (£833,000 to £1.6m) bracket buoyed the market and was attributed to wealthy turning to bricks and mortar for solid returns.• However recent capital gains and rental income taxation has slowed the market at the beginning of 2013.

midi Pyrenees

Medieval villages and Cathar Castles: this beautiful and historic area remains a good investment

This is the largest region in France, larger than switzerland or Belgium, and was designated a region in the 20th century, incorporating some smaller, well-known departments, such as the Aveyron, Haute Pyrenees, Ariege and Tarn. Although it is such a large area, more than one third of its population live in Toulouse, the regional capital. The Aerospace industry is important - 57,000 are employed in it, mainly in and around Toulouse. Agriculture is still the region’s main industry however, and it remains a very rural part of France, with approximately 54 people per square kilometre. Although there are vineyards here, they are less well known, apart from some fine wines from the areas around gaillac and Cahors. Other crops include sunflowers, wheat and maize. The weather is reliably hot in the summer, with skiing in the winter in the Pyrenees in the south of the region, on the border with spain.Why live here? Toulouse is a beautiful, progressive city with a lively nightlife and culture. The region is known for its stunning medieval bastide villages, Cathar castles and white stone houses. Hot summers. Why not? The wine is not as good as in Burgundy or Bordeaux, and some of the region’s more remote areas might not suit everybody.

Property prices and trends for 2013 in Midi-Pyrénées

• Prices vary across the region, from expensive in Toulouse, because of its role as a base for the aerospace industry, to relatively low in the Ariege region, which is close to the Pyrenees, yet quite remote• Prices have increased by 120% in the last 10 years, because of the region’s worldwide reputation and good transport links• Midi remains a good investment because of its popularity with second home owners, and reliable climate.

Languedoc Roussillon

HAPPY HOURS: Place de la Comedie (Comedy Square) in Herault, Montpellier, an area very popular with second home owners

One of the southernmost regions of France, it is spread along the mediterranean coast, and includes popular tourist cities of montpellier and Carcassonne. Languedoc Roussillon is very popular with second home owners - there are over 315,000 second homes in the region - because of its proximity to the sea, stunning scenery and reliable climate. The weather is mediterranean, with hot, dry summers and warmer winters.Why live here? see above. Why not? It is further from London and Paris, for those needing to commute or work. Therefore it has more of a holiday feel and can be very quiet in the winter.

Property prices and trends for 2013 in Languedoc Roussillon

• By far the most popular request this year has been for 2-3 bed renovated village houses. Ranging from €150,000 – €250,000 (£125,000 to £208,000)• Bargains can still be found if you are prepared to live in a village house without much of a garden.• The region is a hive of building and construction work, much of which is in anticipation of the opening of the Tgv link to Barcelona. It should be possible to travel from Perpignan to Barcelona in 50 minutes by the end of this year. Property prices are creeping up again.

Rhone Alpes

LIGHTS, CAMERA, ACTION: Lyon is the home of the Lumiere Festival. The Lumiere brothers were pioneers in the advent of the moving film process and lived in the city

As its name suggests, this region has two distinct personalities: the Alpes; and the Rhone. While the ski resorts and villages in the Alps can be astronomically expensive, further west in the more industrial Rhone valley, property prices are much lower. If you like skiing, the French Alps have a lot to offer. They are well-maintained, with a good variety of skiing and all levels and are fairly easily accessible to the rest of Europe. However, they are not the cheapest option for European skiing, and property prices, especially in the most popular resorts, such as val d’Isere, are extremely high. Lyon, the region’s capital, is also an expensive place to buy. Known for its gastronomy and as the home of lace in France, prices in Lyon are almost as high as they are in the mountains. However, areas around Lyon, such as Bourg en Bresse, can still be good valueWhy live here? good potential market for Britons who want to set up a business linked to winter sports, such as ski-guiding or gîtes/bed and breakfast. Also good place to go if you like skiing. Why not? It is very expensive, unless you are prepared to live in the less fashionable, out of the way areas. The weather can be particularly cold and wet in winter.

Property prices and trends for 2013 in Rhone Alpes

• The market in this region continues to be shaped by one nation in 2013: the Swiss. With the Swiss franc strengthening, as well as very low mortgage rates, those fortunate enough to be earning their money in switzerland

drove the market to levels not seen since late 2007• New leaseback development apartments in the Alps can offer good value, particularly in the higher resorts - look for those developments with green credentials, as many now have.

Provence Alpes Cote d’Azur

STAR: Cannes harbour is one of the best places in France to enjoy a good time but beware: property prices can be astronomic

What more can be said about the south of France that has not already been written, painted, or photographed? Home to st Tropez, Nice, Cannes, topless sunbathing and Picasso, the Cote d’Azur region is internationally renowned as THE place to go to have a good time. Hot, dry, mediterranean summers make this region an attractive place to live if you are looking for sunshine - but beware, it does get very hot and this might not suit everyone.Why live there? see above. Why not? Have you seen the house prices (and the traffic along st Tropez’s corniche during the summer)?

Property prices and trends for 2013 in Provence, Cote d’Azur

• Once the default department for Brits, estate agents report that there were hardly any inquiries from the British in 2012, perhaps frightened off by the prices• But unsurprisingly, inland farmhouses and Provençal-style villas proved popular as ever, selling for €600,000 -

€1,500,000 (£500,000 to £1.25m)• On the Riviera, the best houses are strictly p.o.a

Corsica

RUGGED: Mountain biking in Bonifacio, Corsicans have long fought for independence from France. In the summer tourists outnumber residents by seven to one

This beautiful, mountainous island, in the mediterranean, an overnight boat trip fromNice, is often overlooked by Britons thinking of moving to France. Corsican people have long fought a battle for independence from France that, at one point, grew violent, although has been quiet for some time. During the summer, tourists outnumber residents by seven to one, however development has been well managed, with high rise developments confined to the towns.Why live here? The mountains, white sandy beaches, blue sea and hot summers. Why not? You would never get any work done, it is too beautiful.

Property prices and trends for 2013 in Corsica

• Property is expensive due to the limited nature of building on the island but it does offer guaranteed rental through the summer months and its exclusivity can justify the investment• Stone and terracotta style villas are the most common buildings here.

so, you know where to live, what next?

FINDING A PROPERTY: Many expats moving to France choose to rent before they buy. This enables them to be really sure of an area before they commit. An area that is lively and pretty in the summer might be too quiet in the winter, when many areas of France empty of tourists.

Richard and Karen Bickerne decided to move to France with their two young children in 2005. Richard, 44, had been working in the south of England as an IT salesman and Karen, 45, as a teacher. “We had a rough idea of where we wanted to buy,” said Richard. “But we needed to be sure, and wanted time to explore the area properly.” Richard and Karen rented a house belonging to another Briton, in the midi-Pyrenees. The house they rented was a gîte, used as a holiday house during the summer but often empty over the winter months.

“Although the house was a bit cold and uncomfortable it was an absolutely essential time for us,” said Karen. “We thought we wanted to buy close to the place we had rented but it very quickly became clear it was not the area for us at all. When we eventually bought somewhere we ended up more than 100 kilometres away, in the Tarn.”

Richard and Karen were looking for somewhere to set up their own gîte business and realised that they needed to research the market as well as the area. Was it going to appeal to future paying guests? Was the countryside too remote? How close was it to an airport? They also had to think of themselves and their children’s future schools.

“We underestimated the difficulties of finding the right place by looking on the internet at home in the UK,” said Richard. It eventually took them nearly a year of house hunting, but they say it was definitely worth it. “We were so excited about moving to France, we almost would have bought the first nice house we saw, anything that fitted the dream, without considering the boring but practical details,” said Richard. “Because we did take our time, we now have a home and a business that we will happily stay in all our lives - we hope.”

Renting a propertyIf the property you are renting is furnished and it will be your main residence, then under French law a year-long contract is required, according to Rentaplaceinfrance.com. However, if you want to rent for less time than this, you can simply give a month’s notice.

Rental prices in France can be a lot cheaper than the UK, depending on where you are planning to live. For example, Limousin was recently named as the cheapest place to rent in France, with the average property commanding €8.30 (£7.21) per metre. The national average was €12.20 (£10) per square metre, while in Paris, you could expect to pay €17.60 (£14.60) per square metre.

There is another solution. Rentaplaceinfrance.com states: “many furnished rentals are for considerably less than one year and rentals of several months are common. In these cases, both owner and tenant are unlikely to feel happy signing a one-year lease. The tenant can end the rental by giving one month’s notice, but many will still feel uncomfortable signing a one-year lease for what may be only a four-month rental.

“To help resolve this, Rent A Place In France has had forms professionally drawn up by a French notaire. These will, in effect, be the tenant’s written notice. The notice would be signed by the tenant several days after signing the lease. By signing a notice to quit at the outset for a given date, say four months from date of entry, the one-year lease is effectively transformed into a four-month lease. Both tenant and owner know where they stand, and the owner is then free to take on further lets after the notice period ends.”

If the property is unfurnished, you cannot be asked for more than one month’s rent as a deposit, but there is no stipulation for a furnished property. However, if the rent is paid more than two months in advance, then the landlord cannot insist on you paying a deposit.

You can find information on properties to rent at sites such as french-property.com or primelocation.com.

Catherine Leeson and her family lived on the French side of the border close to geneva for three years. she warned that the experience of renting was difficult, especially compared with the UK. “We were quite surprised that tenants seem to have few rights. There seems to be a ‘take it or leave it’ attitude and that includes towards the deposit. When we left the house it was in perfect condition but the landlord seemed to think he could take - and keep - our deposit. French lettings agents are quite tough too,” said Leeson, “they seem to represent the landlord, not the tenant, and if we had any problems with the house it was considered our responsibility, not the landlord’s.”

Buying a propertyThere are five key stages to the buying process in France, in many ways it is similar to the UK, but there are key differences that you should be aware of, particularly when making an offer and signing contracts.

Decide where you want to live

Although French transport infrastructure is expanding all the time, rural France is a lot further from metropolitan areas than the British countryside. Consider proximity to airports and Tgv lines if you envisage needing to return to the UK for work, or if you expect family and friends to visit.

Budget and sort out a mortgage

Contact a mortgage advisor to establish how much you can afford in euros. You can either borrow in your own country or borrow in France through French banks. There are advantages and disadvantages to both, so you should always obtain professional advice from a qualified mortgage adviser to review your situation.

Go to see the property you are considering

make sure you have appointments booked with agents - don’t expect to just walk in and see someone. There are companies that offer a property finding service across France, which may be a useful option if you do not have the time to house hunt for yourself, especially if you are still based in the UK.

Put in an offer

Using a property finder might be wise. You may not have the language skills, or the time, to negotiate with the vendor. A property finder will probably know the vendor, or at least be known by the vendor. These relationships matter, and it is in the interests of independent agents to secure a good deal for their clients. Their reputation depends on it.

Sign the contracts

The Compromis de Vente is the first formal and legally binding stage in the property purchase process in France. Once signed, the notaire will carry on the process of checking records and documentation regarding the property and land. Two to three months is normal but it is possible to move more swiftly.

The role of the Notaire

A good notaire will make sure that both the buyer and the seller understand what is expected of them throughout the buying process, by keeping in contact with both parties and preparing them for signing of contracts and exchanging of funds.

The notaire charges a fee - usually between 2% and 8% of the net property price (the cheaper the property, the higher the percentage). This may be included in the price if buying via an estate agent but it is always important to check for sure. If two notaires are used, they will split the fee between them.

The Notaires de France organisation has recently upgraded its website and includes a lot of useful information in English: www.notaires.fr

Buying a property in France – the lawyer’s words

Fabien Cordiez - avocat (solicitor-advocate) and partner at ECDAs based in Aix-en-Provence and marseille.

Bilingual advice on all property and inheritance law.House buyers in France need to hire a notaire to handle the sale for them. Nominally, only one notaire – a

public official charged with managing all property conveyancing, and paid for by the buyer - is needed as he or she will act for both buyer and seller. All legal documents are drafted in French, and attention is often not drawn to pertinent points, according to mr Cordiez. most notaires don’t speak English, so won’t be much help in elucidating this information; it might be advisable to enlist the services of a solicitor. If you do use a second notaire, for language purposes or for any other reason, there is no additional charge.

Buying through an estate agent: estate agents have their preferred notaire. He or she will usually be in the locality of the property for sale, but they can act anywhere in France.

After agreeing the purchase price, the first document issued is the legally binding Compromis de Vente. This should set out all the particulars of the sale, including mortgage lending requirements. “This is an important point to highlight”, says mr Cordiez. “Often, an estate agent will advise that a client avoid mention of intention to raise capital through a loan. sellers often want cash buyers. But if you don’t mention a mortgage requirement, and then, after exchanging contracts, you can’t raise the money, there is no legal redress. You will lose your deposit, which is usually 10-15%.”

The seller has a mandatory obligation to complete surveys on the property for sale before exchange of contract. An organised seller will have this done before putting their property on the market. These are not structural surveys, as an estate agent would commission before a sale in the UK. Rather, they pertain to:

Environmental risks. “Often, a property won’t even be on a map, so this kind of information is only available from the local mayor’s office. He’ll know whether there has been any flooding, for example.”• Electrical and gas safety checks• Whether there are any other parties implicated in the sale of the property• Termite problems• The surface area of the property• Lead – e.g. in paint (does not relate to water systems)• Whether, in the case of property needing renovation, there is the correct planning permission• The property’s “eco-rating” e.g. degree of insulation

The temptation is to get a structural survey done before entering into the initial agreement – but mr Cordiez advises against this. From a negotiation point of view, “it’s better if you wait until the cooling off period, which is a statutory seven days. During this time, a buyer can withdraw – but a seller can’t. There’s no danger of being gazumped.” If there are problems, you can either renegotiate or formally cancel without impunity.

Next stage is exchange of contracts. In France, with each new owner, there is a new set of deeds. These also fulfil the role of a contract of ownership. They must be signed, by both parties, before a notaire. This could happen on a date different from the theoretical date on the initial agreement – the Compromis de Vente. so don’t turn up at the notaire’s office without making sure that everything is in order. For example, all monies to pay the full purchase have to be in the notaire’s ‘escrow’ account before exchanging contracts.

It is possible to use a proxy to do the signing of contracts. This is usually a clerk in the notaire’s office, who is empowered to act on the buyer’s behalf. Alternatively, it can be a UK high-street solicitor with notary rights. In this case, though, there is an archaic procedure to complete the process. The documents must be legalised by apostille – a governmental authorisation stamp issued by the Foreign and Commonwealth Office in milton Keynes.

mr Cordiez advises using a broker to search for a mortgage in France. There are some banks that specialise in providing services for English speakers, like gE money Bank, but they do charge a premium – and you’re not necessarily receiving the best deal.

ESTATE AGENTS Professional qualifications

All estate agents are governed by the loi huguet. This codifies the criteria needed to operate legitimately, these include a carte professionelle; a financial guarantee; and professional indemnity insurance.

The carte must be renewed every 10 years. The financial guarantee and insurance must be renewed annually.

Estate agents - role

The seller will often ask agents for an estimate, but the list price - known as the net price - is the owner’s decision. The vendor will then send a mandate to the estate agents, which describes the house, net price and pre-agreed agency fees.

more than one estate agent can be commissioned to sell a house. This is why you can be walking down a street and see two different prices for the same house. One estate agent might charge a higher commission than another.

In rural areas, some businesses are still a little reluctant to fully embrace the internet and email. While bigger players will have websites, be prepared for phone calls and La Poste in the provinces.

Buying agents or property finders

Buying agents represent the buyer’s interests and normally undertake negotiations on their behalf to acquire a property for the best possible price and terms.

Having someone represent your interests comes at a cost (usually 2%-3% of the purchase price) but a good buying agent will usually save you far more than this, as well as giving you peace of mind.

For a start, they will scour the market including private sales (which make up around half of all houses bought and sold in France), sales through notaires and, of course, houses marketed by all the local agents.

secondly, they will use their local knowledge and experience to collect enough comparable evidence to ensure that you pay what the house is worth rather than what the vendor wants for it. You have peace of mind knowing that they are acting purely on your behalf and will have no conflicts of interest whilst they negotiate the lowest price possible.

Just as traditional agents have the FNAIm (French National Real Estate Federation), French buying agents have a national body called the FNCI (International Traders and Brokers Association), and members abide by a common charter of rules and regulations. This is a relatively new business model in France (although well recognised in the UK and UsA).

Do use a registered, qualified property finder and get more than one recommendation. There are a number of people - British and French - who offer the service but are not governed by any professional body. They might also offer to project manage the renovations for you if you need the work done while you are still in the UK and so it is in their interests that you buy somewhere.

Kate Walker, who bought a house in the midi region, found that this was an expensive option: “We were introduced to a small British ‘renovation‘ company who also offered to help us find a house. Every house they suggested belonged to British friends of theirs who were trying to sell up. When we did finally find a house we liked by ourselves, they became our ‘project managers’ and charged us 10% of the cost of renovating it. We found out later that if we had used different builders, or obtained competitive quotes, we could have saved around 50% of the costs. The builders did a good job, but charged us much more than local rates because we were British. my advice is to shop around!”

THE BUYING PROCESS IN DETAIL Surveys

If you need a structural survey, but do not have time to carry it out before you sign a contract, you should either get it done after you have signed the Compromis de Vente but during the seven day cooling off period, if you cannot do this, ask the notaire to include a “Clause Suspensive” in the Compromis de Vente to ensure that your purchase is subject to a satisfactory survey (see below).

The Compromis de Vente (first contract)

The Compromis is usually the first document you will sign. It sets out the main terms of the agreement between the buyer and the seller. Normally the buyer will pay a 10% deposit on signing the agreement, which is held by the notaire. The agreement has to be signed by both parties and- after an initial seven day ‘cooling off’ period in which the buyer can withdraw - is legally binding. The only exception is if one of the obligations in the conditional clauses is not met (see below).

The Compromis will include a date when it is expected to sign the Acte Authentique (the main contract – see below). Note that this is not legally binding and is really used as a target date which both parties aim for.

For the notaire to draw up the agreement you will need to provide your passport and marriage papers. If you’re borrowing money, you will also need paperwork with details of the loan.

Clauses Suspensives (conditional clauses)

Clauses Suspensives permit you to withdraw from the purchase under certain circumstances so it important to give this some thought before you sign the Compromis de Vente. You can add any clauses you like to the contract (provided of course that the vendor is willing to accept them). If you are obtaining a mortgage the notaire will automatically include this fact as a conditional clause in the contract – this means if your mortgage provider turns you down or refuses to lend on the property you are not obliged to go ahead with the purchase.

Other typical clauses you might include: ensuring that you are able to obtain planning permission, ensuring that certain works or repairs are carried out. You need to discuss these clauses very carefully with your agent and with the notaire at the time of making the offer.

many problematic purchases or disputes could have been avoided if the purchasers had introduced clauses to protect themselves at this stage.

Catherine Leeson, who lived in France for three years, signed a Compromis de Vente on a house in the midi. “We loved the house but it did not have a pool. We were worried about whether we would get permission for a pool as the house itself was part of an ancient abbey. The owners assured us it would be alright, but thankfully we had a Clauses Suspensives put into the Compromis de Vente which would allow us to pull out if we were refused permission for a pool. About two months later, after we had paid the 10% deposit, we heard that permission would not be granted because the house was an ancient monument.”

“The vendors were very good and immediately returned our deposit. We had to start looking for another house.”

Reports

These reports are grouped together in a single report known as the Technical Diagnosis Dossier (Dossier de Diagnostic Technique) or “DDT”. The reports are all required by law and it is the obligation of the vendor to commission and pay for up-to-date reports to be attached to the Compromis de Vente. The notaire will ensure that the law is complied with. Termite reports are dependent on the area of France. Property vendors with swimming pools are obliged to commission a report on the safety features of the pool.

Cooling off period

Once you have both signed the Compromis, the buyer has a seven day cooling-off period. During this time, you can withdraw from the sale without incurring a penalty, but the seller cannot.

Once the cooling-off period is over, the contract becomes binding on both parties. Therefore it is crucial that you do not sign the Compromis lightly.

Funds

During this period, assuming you intend to go ahead, you will need to arrange transfer of funds to pay the deposit (in euros).

Your deposit is usually 10% of the net purchase price. From this point on, if you withdraw from the sale, you

could lose your deposit, unless it is for one of the reasons listed in your Clauses Suspensives.

Local Authority Searches

Once the Compromis is signed, the notaire will begin the legal process, including the searches on the property, including land registry, rights to ownership, boundaries and rights of way.

It is important to note that in France the searches do not include looking at any private planning permissions that may exist near your house. To ensure your neighbour is not about to build a new house next to your boundary visit the local Mairie and ask to see the “plan communale” (any recent planning application) or ask the agent to obtain this information.

How long does it take?

The whole process should take three or four months from making the offer to signing the final contract.

Tax and Legal matters

Aside from the purchase contracts, you may have concerns about your situation regarding inheritance law, residency issues, income and capital gains tax or other legal and tax issues, in which case you may wish to consult an English speaking legal adviser who specialises in French property law.

The final signing – Acte Authentique (Acte de Vente)

At some point. your agent or the notaire will advise you of the proposed date to sign the full contract – the Acte de Vente.

You should be present for the signing of the completion document if at all possible. If you aren’t able to attend, you can arrange a power of attorney.

Arrange to view the property on the day of the signing. The final contract has a clause saying ‘sold as seen on signing date’, so you need to know that the property is exactly as you expect it to be, and not with floors, walls or windows missing!

You need to plan ahead in order to transfer the balance of your payment to the notaire’s account in plenty of time for the signing date. The house will not become yours until all the funds required (including mortgage funds) for the house purchase and all associated fees have been sent to the notaire’s bank account.

Even if you speak good French, buying a house can be very complicated, so ensure you do read the small print on the contract - or get it translated. small misunderstandings can prove expensive.

Catherine Leeson recently bought a house in the midi: “I was very proud that I had gone through the whole buying process using my French without asking for any translation help. However, I felt a bit less pleased with myself when a neighbour asked me if I realised that a public road cut right through the centre of the property.... although it is more of a right of way for sheep and is out of use... it was still a bit embarrassing, I had to pretend to my husband that I knew about it all along.”

Best places to live with children - a surveyL’Express, a French national newspaper, conducted a recent survey of the best schools and educational facilities, the best shopping and also employment prospects. Based on those criteria, L’Express has rated the following departments as the top three for families: -

HAUTE-GARONNE IN THE MIDI PYRENEES

The Haute-garonne department has different landscapes, offering visitors both mountain views and rolling countryside. The climate is affected by both the mediterranean and Atlantic Ocean. The area has a number of ski resorts and attracts those interested in winter sports. The average prices in the area are fairly high - although there are many properties available at a much lower price if you are prepared to look outside of town.

Pebble houses are common in certain areas, and these can have pebble walls on the outside, inside or both. They are layered with bricks and are very solid structures, but houses of this type can prove to be costly if requiring renovation.

Barns and farmhouses are the most popular property types among expats and there are many available in this area, often very cheaply if they are run down. Those that have already been renovated have been done very sympathetically and most will have some of the original features such as fireplaces.

TOULOUSE

Not only is Toulouse often at the top of the “foreign” desirability tables, it also hankered after by the French. The home of Airbus, the city has become home to many industries since World War II and is economically very successful as a result.

These industries are fed and bolstered by the University of Toulouse, the biggest higher-education institution outside of Paris. And all those students keep the place hip and happening - in a sophisticated kind of way.

Expat bloggers in Toulouse say that there are some less salubrious neighbourhoods around mirail University, Reynerie and Basso Campo, but that centre ville and most of the suburbs are very appealing.

MONTESQUIEU VOLVESTRE

montesquieu volvestre is a lively but small bastide (walled) town situated on an historically important crossroads between Toulouse, Foix, st gaudens and st girons. With a population of around 3,000, it’s on a loop of the Arize River, it has a fortified church and city walls surrounding a central square.

The town has excellent amenities, with shops, schools and sporting facilities as well as a traditional street market held every saturday morning with excellent fresh produce.

RIEUx–VOLVESTRE

Prettily situated on a bend of the river Arize, Rieux’s half-timbered, medieval houses, the lovely bridges and the stunning cathedral make the small town a veritable museum. Around the town there are more than 40 kilometres of walking paths, sailing at the garonne lake and horse riding at the volvestre Centre d’Equitation.

SALIES DU SALAT

The Romans loved salies, with its sunny and windless climate. This small spa town was built around a salty spring that gives the town its motto sale salus (health through salt). The town’s slightly faded but very elegant architecture has gradually been restored over recent years in an unusually energetic (for the French) conservation effort.

There are numerous shops, a primary and secondary school, tennis and sporting facilities as well as a casino. There is a lively local market here on a monday.

AURIGNAC

In this medieval village nestling at the foot of a magnificent fortified chateau, remains have been discovered of people who lived here nearly 300 centuries ago. The shaped flints and bones found here in 1860 gave the name to the Aurignacian period of Palaeolithic culture.

Aurignac is a vibrant market town with a thriving community and plenty of shops and facilities including a primary school, doctors and library.

SAINT GAUDENS

saint gaudens is an ancient, fortified town and evidence of life stretching over 30,000 years has been found here, including the oldest gallo-Roman villa discovered.

It also has a useful modern side to it, and as a sizeable town of 12,000, it can offer pretty much everything you may need for a comfortable modern existence. There are a number of shops and large supermarkets, doctors, dentists, schools and banks.

saint gaudens is well placed for sports enthusiasts, as it offers easy access to the mountains and all the wonderful sporting opportunities found there.

BOULOGNE SUR GESSE

The most prominent feature is the viaduct with its eight arches, on which the Toulouse-Boulogne railway line was built. No longer in operation (last used in 1949) you can now hike along parts of the route.Boulogne is quite a busy market town though small in size, with a population of just 1500.

MONTRéjEAU

The town is small but busy and thriving, with a great atmosphere, friendly inhabitants and all modern amenities, with good shops, banks and schools. There is also a good selection of bars, cafés and restaurants and montréjeau is also known for its great festivals held throughout the summer.

sports facilities include a golf course - golf de Comminges in montréjeau - beside the garonne River. scenic and friendly, it’s a great place to spend time getting a little gentle exercise and improving your handicap. For those so inclined, hang gliding, fishing and rock climbing are all on offer in the area and the town lies only a very short drive from the ski resorts for summer and winter sports.

SAINT-BERTRAND-DE-COMMINGES

The town was originally founded by the Romans, who knew it as Lugdunum. Next to the cathedral there is a magnificent cloister and at the foot of the hill a large part of the Roman town (1st Century AD) has been unearthed which clearly show the former hot baths, the temple, the theatre, the market place and the basilica.

BAGNèRES DE LUCHON

Bagnères de Luchon is an ancient, elegant spa town and ski resort with grand houses and hotels which betray its appeal to past gitterati. Flaubert, Bismarck and mata Hari all popped by for a dip.

Known as “the Queen of the Pyrenees”, the centre of Luchon is a little slice of Paris. The busy, tree-lined, boulevard Allées d’Etigny, has rows of restaurants and street cafes, boulangèries and chocolateries with the accompanying enticing aromas of coffee, wine and food. The town is full of flowers, fountains and gardens and well equipped with shops; and you can buy pretty much anything you need in the town itself. Luchon also produces 30 million bottles per year of its own mineral water which has been classified since 1990 and is said to be particularly therapeutic and refreshing.

PYRéNéES-ATLANTIQUES IN AQUITAINE

The Pyrénées-Atlantiques department has mountainous and coastal regions. Due to its location, it is the most expensive department in the Aquitaine region. The average cost of a house is €277,000. Popular towns in the area include Biarritz, which attracts wealthy people and surfers and Pau, situated in the mountains, which attracts those who want a more rural, traditional lifestyle.

Bastide-type houses are one of the most typical in the region. These are large style farmhouses which are usually fortified and come with courtyards and outbuildings. The name is taken from the fortified towns which are often seen in the area. These are popular with expats as they are older properties which are filled with character.

Longère houses are another popular choice. These are one storey houses which are long and rectangular. They usually have outbuildings attached and come with large gardens and are a traditional housing style that can be

seen across the whole of the country.Chateaux are a feature of the area, and despite the name, these are not always castles in the traditional sense of

the word. Often they are large farmhouses which were fortified with added features such as turrets.‘Maisons de Notable’ are popular with house buyers. They usually have a great deal of land with them, so are

ideal for those who want a smallholding. They often have a number of outbuildings and vary between one and two storeys. There are many ‘maisons de maître’ available on farmland now given over to vineyards. These are generally a good size but just come with a large garden rather than a lot of land.

Oustau houses are often seen in the Landes department. These are usually half-timbered properties which are built with the back of the house facing the incoming winds from the direction of the Atlantic.

The ‘maisons basques’ are houses built in the style of a villa and are usually coloured red and white. Older houses are made from timber although more recent versions are built from stone. They are a large rectangular shape and offer the buyer a lot in the way of space and tradition.

The ‘maisons béarnaises’ come from the Béarn province and are distinctive, with walls constructed from cob, stone and pebbles and roofs which are steeply pitched. Together with the outhouses the buildings are usually in a ‘U’ or ‘L’ shape and are based around a courtyard. These houses offer the buyer a traditional home with many typically French features.

LABOURD

Labourd extends from the Pyrenees to the river Adour, along the Bay of Biscay. To the south is gipuzkoa and Navarre in spain, to the east is Basse-Navarre, to the north are the Landes. Over 25% of the inhabitants speak Basque. Labourd has also long had a gascon-speaking tradition, noticeably next to the banks of the river Adour.

The main town of Labourd is Bayonne, although the capital, where local Basque leaders assembled, is Ustaritz, 13 km away. Other important towns are Biarritz, Hendaye, Hasparren, Ciboure and saint Jean de Luz. The area is famous for the five-day Fêtes de Bayonne and the red peppers of Espelette. many tourists come to the coast, especially at Biarritz, and the hills and mountains of the interior, for walking and agri-tourism.

SAINT jEAN PIED DE PORT

saint Jean Pied de Port is the last stop before the mountain pass of Roncevaux (Roncesvalles) on the pilgrimage to the tomb of saint James in santiago de Compostela, spain. Pilgrims have been making the trek since the 10th Century, their routes intersecting in this medieval village surrounded by the red Pyrenees hills.

In the village, a single cobblestone street marks the steep ascent through the haute ville to the dilapidated fortress, offering ever expanding vistas of the rolling hills and red-tiled roofs of the surrounding villages. First built by sancho the strong, King of Navarra in the 13th Century, the walls of saint Jean Pied de Port have withstood attack from visigoths, Charlemagne’s men, the moors, and the spanish army.

Outside the walls, visitors can set off on numerous hikes into the French and spanish mountains. The Foret d’Iraty, a mecca for hikers and cross-country skiers, is only 25km away.

PAU AND AROUND

From humble beginnings as a crossing on the gave de Pau (“gave” roughly translates as valley) for flocks en route to and from the mountains, Pau became the capital of the ancient viscountcy of Béarn in 1464, and of the French part of the kingdom of Navarre in 1512.

In 1567, its sovereign, Henri d’Albret, married the sister of the king of France, marguerite d’Angoulême, friend and protector of artists and intellectuals and herself the author of a celebrated Boccaccio-like tale, (The Heptameron), who transformed the town into a centre of the arts and non-conformist thinking.

NIVE VALLEY

The Nive valley is the only public-transport artery south-east into the Basque interior, with four or five trains a day making the riverside journey from Bayonne to st-Jean-Pied-de-Port in about an hour. The luminous green landscape on the approach to the mountains is scattered with traditional villages untouched by speculative

development, and remains as peaceful and harmonious as in the lowlands.

HAUTE SOULE

On the banks of the mountain river, the former fortified town of Tardets is the nerve centre of Haute soule, with its weekly market and traditional crafts and shops.

VENDEE IN PAYS DE LA LOIRE

To the south of Brittany, it has Atlantic beaches that stretch endlessly and shelve gently. Fishermen and sailors give the coast a saltier texture, notably at Les sables d’Alene, from where the quadrennial Vendee Globe round-the-world yacht race sets out.

There are over 240km of stunning coastline and over 140km of fine, sandy beaches. The breakers of the Atlantic provide hours of amusement to surfers and sailors alike, and families love to take a cooling lunch break in the pine forests that flank the beaches. The sun setting over the Atlantic provides a fitting end to many magnificent summer days.

It is a well known fact that the climate generally improves south of the River Loire and the guide books proclaim that the vendee coast basks in 2,500 hours of sunshine in a typical year, making the area the second sunniest in France. The fine standard of year-round living on offer may explain why the vendee is becoming increasingly sought after by people of all ages who are relocating to France.

massive investment has taken place in the transport infrastructure, resulting in the vendee becoming one of the least congested areas of western France. This means that the area can be accessed by the British via a number of methods. Regular low-cost flights are available to Nantes and La Rochelle and the more distant, but still feasible, destinations of Poitiers and Tours give further options. The road system has improved year on year and the A87 autoroute will soon link Paris to Les sables d’Olonne on the coast by uninterrupted dual carriageway, while the A83 fires traffic from Nantes airport to the area without undue delay. The excellent road links north make the ferry port of st malo less than two-and-a-half hours drive. The ever reliable Tgv extends to Nantes and will shortly continue to La Roche sur Yon and Les sables d’Olonne.

A mild and sunny climate provides a sound base for agriculture and the interior of the region gives way to wonderful scenic pastureland cut by sauntering rivers and canal systems making up the fabulous fens and natural marshes. There are the plains of the marais Breton to the north, and the marais Poitevin in the south otherwise known as green venice. Traditional rural French living is in abundance and a huge variety of settings and house types are available.

The majority of inland areas still offer good value for money with traditional stone property generally available at lower prices than the surrounding departments. However, buyers should be aware that coastal properties, particularly coast fronted, sell at a premium.

The vendée coast is dotted with stylish resorts which ooze charm in summer but can be quieter in winter resulting in a strong demand for second homes. many of these resorts offer a wide range of smart restaurants and shops and a real feeling of being at one of the more glitzy resorts on the mediterranean coast.

many of the inland villages boast a fine Romanesque church and superb examples of medieval castles throw back echoes of the stormy past. The history of the area is much in evidence with shrines and museums dedicated to the vendée war when the inhabitants of the area fought the Republican troops in full support of the disposed monarchy.

The vendée has the highest proportion of owner occupation in the whole of France, at over 70%, and a strong local market reinforced by foreign buyers has led to sound capital growth over the years. more recently, property in the area has increased in value by over 20% per annum. This rate of growth diminished last year in common with most areas of France, but the market currently remains steady. Inland areas such as Fontenay-le-Comte, Chantonnay and Pouzauges have stone properties available, requiring modernisation, from €70,000. A four-bedroom farmhouse with land and outbuildings can be bought for as little as €250,000.

Coastal properties tend to be more modern and two-bedroom apartments and houses sell in the €140,000 to €220,000 bracket, dependent on location. Life remains reasonably animated in these inland areas outside the summer months and the fine and imposing Napoleonic city of La Roche sur Yon, site of the préfecture, has numerous cultural attractions including theatres, museums and the National stud.

To find out more about places to live in France and see what expats have to say about their local areas go to:

www.telegraph.co.uk/bestplacestolive

http://www.telegraph.co.uk/bestplacestolive

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Stephen Pilkington, 45, and Darren Woodrow, 38, have lived in St Malo, Brittany, since December 2011. Having worked in contract catering in the UK, they now specialise in helping would-be expats find properties in France through their company Brittany Gems.

What prompted you to want to move to France and why?We’ve been together for 12 years and ever since we met we’ve been over to France regularly. We’ve always had a fascination for all things French. Darren came over when he was 17 and worked under a michelin-starred chef, michel Bras, so he became fluent in the language then. We eventually bought an apartment here which we used as a holiday home for about four years. Then last year we were both made redundant. It was unfortunate but it was an opportunity. We’d always planned to move over to France and when that happened our immediate thought was: “someone’s trying to tell us something.”

How long did it take from making the decision to actually moving?It took about five months from making the decision, getting the house on the market and selling it, and clearing out all our things. We decided we wanted to move in July and soon after came over to the apartment for about two and a half months of chill-out time. We put our property in the UK on the market, went back at the end of september to tidy up loose ends, and we made the fina