Find a new home

Where to start?

Before initialising a plan of action, it is primordial to take the necessary time to work out and calculate your borrowing capacity without forgetting the fiscal advantages and potential future income generated by the property. It is important to respect and plan the time scales required when buying a property from the financial structure to the projection of rental income. It must also be made clear whether the property is to be used as a second residence, as a financial placement, as a stepping stone before buying elsewhere or more appropriately as heritage for your children or grandchildren. No stone must be left unturned. During the prospection period so many criteria must be taken into account eg. Geographical zone, price, size, comfort, equipment, proximity to local commerce schools, terrace, exposure and delivery date. The best method is to make a list and weigh up your needs and desires in order to make a clear decision. One last point, do not forget or hesitate to take photos when visiting potential new build sites. This will enable you to judge the area and follow the development of the site if the construction is already underway.

Buy alone or with Investimmoneuf?

When buying a new build property it is often believed that a saving can be made if the client buys directly from the developer as the purchaser will not have to pay the Estate Agency’s fee’s or commission. This is not true. All the price guides given by a developer include the agency fee’s represented by the necessary mandate which are payable by the developer and which hold absolutely no consequence or influence on the negotiation possibilities between the purchaser and the property developer. The most important questions one must ask oneself are the following:

Do I have the necessary elements in order to select the appropriate product, do I have an impartial outlook on the future acquisition, and can I negotiate the terms and conditions of the sale and delivery of the product successfully?? If this is not the case it is heavily recommended to take onboard the help and professional guidance of a Nice Properties Consultant.

As welcoming as it may appear, when visiting a well decorated and visually appealing show home or sales office do not count on the property developer or sales team to divulge information concerning new construction properties other than their own. They are not there to discuss other available possibilities, compare prices or calculate possible rental income. This is where your Nice Properties consultant comes into his own. Our specialized team of new build consultants can help and guide you making clear the different new build programs available to you, highlighting the various ‘fors’ and ‘againsts’ for each property, depending on your own specific and pre-determined criteria. An impartial opinion is on offer and an irreproachable sense of assistance, reference and know-how will help you make the right decision. Don’t hesitate to take a step in the right direction by consulting our highly professional specialists here at Nice Properties, we can help you with any fiscal, legal or technical questions you may have and after giving you the advice and reactivity that you are looking for we let you decide who has the capacity required to assist you every step of the way with your projects and intention.

Start prospecting

Il est maintenant temps de commencer à planifier et à préparer votre prospection afin d’opérer à une présélection des projets disponibles dans a jungle des publicités et supports commerciaux immobiliers.

Votre agent de NICE PROPERTIES a accès à des fichiers locaux recensant tous les programmes de la zone, leur inventaire précis, la grille des prix de vente et le détail des prestations.

Aussi, nul besoin de visiter tous les projets dans un premier temps, mais un bon travail préparatoire par votre agent permettra de sélectionner parmi l’inventaire disponible, les projets et/ou les appartements correspondants à vos critères.

Une fois cette sélection faite, il vous restera à choisir les projets et planifier un programme de visites. L’idéal étant d’arriver préparé à une visite, vous aurez au préalable constitué un dossier complet avec les présentations, plans et descriptifs des appartements que vous aurez choisi de visiter.

Le jour J : vous vous présenterez dans le bureau de vente en compagnie de votre agent de NICE PROPERTIES qui aura pris un rendez-vous spécifique avec les vendeuses, le but étant alors de récupérer des informations complémentaires sur le projet, le quartier, les expositions et les vues afin de documenter au maximum chacun des projets. Une fois que vous serez en possession de tous ces éléments, ne prenez aucune décision à chaud... mais demandez à la vendeuse du programme un temps de réflexion pour analyser les informations avec votre agent et décider de votre choix final.

Attendez surtout de voir tous les projets que vous aurez sélectionnés pour prendre votre décision. N’hésitez pas à prendre des renseignements complémentaires auprès des commerçants locaux, et posez toutes les questions que vous jugez utiles à votre agent de NICE PROPERTIES.

Ensuite faites un bilan des projets visités en dressant la liste des avantages et inconvénients de chaque appartement ou programme. Ceci étant dit, dans majeure partie des cas et lorsque le travail préparatoire a été sérieux et consistant, votre choix s’imposera de lui-même.

After?

With regards to the daily management of your acquisition your Nice Properties consultant can help and guide you with your own management or help you to find a suitable manager. If you have acquired the property as an investment a ‘gestionnaire’ is highly advisable and appreciated especially when dealing with long term rental contracts, the service is not free but it is a risk not to taken in order to make a few savings. Your property manager will help you assess and determine the property’s rental value and make your acquisition available to his database of potential rental clients.

The manager takes care of the required paperwork when handling a rental tenants request including the proof of his identity, his solvency and much more. He also provides insurance relating to the following circumstances

  1. Non-payment of rent
  2. Periods of non rental in between two rental tenants
  3. The repair costs for an apartment vandalized by a tenant.

You can never be too sure about the honestly and credibility of a rental tenant and it is for this reason that we highly recommend the use of a professional management team in order to look after your property.

From the offer to the contract

When preparing an offer it is advisable to do so for at least two properties so as not to become blocked in a negotiation process that can be at times difficult and tense. It is always a good idea to have a backup plan. In the company of your Nice Properties negotiator /consultant, prepare your offers based upon the price, services or payment offered and be reasonable so as not to instigate rejection from the vendor. A cheque for 5% of the asking price makes the whole process more credible and is cashed by the Notary to an account in your name as a method of guaranteeing the reservation contract between the developer and the purchaser for the product in question. The amount stated on the cheque will be deducted from the total sale price upon completion or will be reimbursed to the purchaser without penalties should the sale not take place due to the developer retracting or a specific clause such as non-obtention of a mortgage.

When handing over an offer to the property developer your Nice Properties consultant will make clear the terms of negotiation leaving the door open for an equal and profitable transaction. Once the developer and the purchaser agree on all the terms of the transaction a Contract of Reservation will be signed and will include all the necessary paperwork required for the completion of the authentic signature of sale at the Notary’s office. The contract of reservation protects the purchaser enabling him/her to complete the sale in tranquility. Your Nice Properties consultant will explain the details of the contract and should you decide to change your mind a 7 day retraction period is available to you, beyond which your contract is deemed valid.

Authentic documents

The signature takes place at the Notary’s office. One month before the signature date the notary sends the purchaser an outline of the act of sale, a document which requires attention and comprehension. All bank transfers and payment should be well organised as well as the required forms of identity such as a passport. Your Nice Properties consultant will assist you during the signature and any last minute modifications will be made. Any unanswered questions should be put forward to the Notary for clarification before proceeding with the signing of the contracts.

Whilst signing the contract of sale payment will be requested for the entire agreed sum if the construction of the property is completed or for a property under construction a pro-rata payment will be made according to the Architects survey of the remaining works to be carried out. Once these stages have been completed an official Notary’s certificate of ownership will be given to you – congratulations!

Delivery

This is a very important moment as the keys to your property will be handed over to you in exchange for your signature on the official certificate of reception, a document that is counter signed by the property developer. It is advisable to let your Nice Properties consultant assist you with the task as although it may appear quite simple, an expert eye is often appreciated. The concept is simple: an inspection of the apartment is carried out from the floor to ceiling , fixtures and fittings, from the tiling to the electric blinds, heating /air conditioning appliances etc. Any hidden or apparent damage or malfunction is registered on the certificate and the developer is obliged to repair or replace within a reasonable delay. However what do you do if you discover damage or malfunction after the signature of the two parties involved?? Don’t panic, an additional time frame of one month is allocated to all purchasers in order to declare additional problems that the developer must repair or replace within one year of the declaration taking place.

After?

With regards to the daily management of your acquisition your Nice Properties consultant can help and guide you with your own management or help you to find a suitable manager. If you have acquired the property as an investment a ‘gestionnaire’ is highly advisable and appreciated especially when dealing with long term rental contracts, the service is not free but it is a risk not to taken in order to make a few savings. Your property manager will help you assess and determine the property’s rental value and make your acquisition available to his database of potential rental clients.

The manager takes care of the required paperwork when handling a rental tenants request including the proof of his identity, his solvency and much more. He also provides insurance relating to the following circumstances

  1. Non-payment of rent
  2. Periods of non rental in between two rental tenants
  3. The repair costs for an apartment vandalized by a tenant.

You can never be too sure about the honestly and credibility of a rental tenant and it is for this reason that we highly recommend the use of a professional management team in order to look after your property.