PROCESS

1) After an initial conctact between you and "Riviera Hunt" we will define a number of features with which we will conduct a search for Real Estate property in the French Riviera on your behalf.

Such features are countless and are likely to evolve as the search goes on. Among the characteristics that will constitute our basis for the hunt may include the following.


Please note that this list is by no means limitative and serves only as a basis for your decision making process.


Type of property: villa, appartment, penthouse, mas, windmill, vineyard, chateau, domain, farm...

Age of property: new development, modern construction, provencal villa, "old stones"...

Status of property: to be renovated, pristine condition, some work required, furnished....

Environment: closed domain, residence with or without guard services, urban, semi-urban or rural setting, proximity to stores and shops, schools, city center, beaches, mountain, harbours...

General area: Nice, Cannes, Monaco, Antibes, Saint-Paul de Vence, Mougins, Villefranche, Cap d'Antibes, Saint-Jean Cap Ferrat, Eze, Mandelieu, Grasse, Vence, Tourettes sur Loup, Beaulieu, Vallauris, Biot, Opio, Valbonne, Roquefort les Pins, etc...

Amenities: Pool, pool house, garden, park, olive trees, garage, guest house, tennis court, indoor pool,  sea view, mountain view, sea and mountain view (!), respect of bio or environmentally friendly construction rules, children playground, facility of access, security services,etc...

Please note that in accordance to French Law, all swimming pools must be equipped with government approved child protection systems.


2) Once we agree on terms, we will sign a search mandate (Mandat de recherche) which is a standardized legal contract whereby "Riviera Hunt" is mandated to search for Real Estate properties on your behalf. It is for a period of 3 months, it can be reconducted for another 3 months period if need be.

As stated in the fee section, we do not charge the buyer any fee since we work in collaboration with local real estate agencies, and split the seller's fee with them.



3) Once we have concluded the "Mandat de Recherche" agreement, we will start "hunting down" the property of your dreams on the French Riviera.

We search through every available channel: newspapers, Internet, small ads in community centers, notaries, promoters, real estate agencies, etc...

We will provide you with regular and detailed reports of the properties we will visit on your behalf. Such reports will include descriptions, pictures, asking price, pros and cons and our candid opinion on the property. Please note that as YOUR agent, we have no
interest in putting forward any property. The only requirement we hold every property visited to, is that you may purchase it if you like it.

We will regularly revise our search criteria based on your recommendations and appreciations of the estates we will have visited for you. When you are available, we will call you to discuss the progress of the search and pinpoint the features you appreciate in any presented properties, or, conversely, the ones that you don't. We will then refine our search accordingly.

Typically, it involves the consultation of hundred of advertisements from multiple sources, and 20 to 30 visits on site accompanied by reports in order to establish a short list. Even though we refrain from conducting more than 2 searches simultaneously in order to best satisfy our Clients, this part of the search can last a couple of weeks. We have to act rapidly since, quite understandably, the best properties do not remain very long on the market, and part of our value added to you is our reactivity.


4) When we have reached an agreement on a short list, we will organize visits that you can make in person.

Usually, all the work done previous to this stage will allow us to present about half a dozen properties which are most likely to become your new home on the French Riviera.

Ideally, you will have trouble making up your mind upon which to purchase!

During this phase, we will endeavour to make your stay as short, productive and pleasant as possible.

We can assist you in making reservations in a well located and reputable hotel. We can pick you up at the airport and drive you to your hotel, or arrange for a car rental for you.

We will organize sightings of the selected property so that you can leisurely visit them, while at the same time being able to see as many as comfortably possible over the course of one or two days.

When necessary, we will take the opportunity of your presence here to introduce you to various professionals that may be of assistance to you. These may include lawyers, an English speaking Notary, an English speaking banker if you need to open a local bank acount, etc...



5) Hopefully, we will show you a property that you fall in love with and want to purchase.

Unlike in many countries, there is typically some room for negotiations on the price of Real Estate property in France. Obviously each situation is different and it hinges heavily on the mindset of the seller. Some sellers are happy to leave their properties on the market for 6 months or more until they get the value they want, while others will reduce their price in order to expedite matters.

Even so, the Real Estate market is still strong in France, and most especially so on the world famous French Riviera. It is however often possible to negotiate a few percent off the listed price of a property, or some amenity such as a spa or furniture, etc... We will help you negotiate to the best of your interest as part of our mission.


It will then be necessary to sign a presale agreement. This is when the Notary intervenes for the first time and when you will contractually and financially commit to purchase, while the seller commits to sell. The Notary is a government appointed officer whose services are mandatory in every Real Estate transaction in France.

This contract will describe the property, the price agreed upon and the contingencies upon which it can be terminated without penalties for the parties. For example, a presale agreement can be contingent upon the buyer successfully securing financing and be declared void in case such funds cannot be raised. It is therefore very important to carefully negotiate this contract. A 10% downpayment, paid in escrow to the Notary is usually required at this stage.

It can take up to 2 to 3 months for the Notary to process all necessary paperwork, secure government documentation and guarantee the rights and interests of both parties.

For more information on this part of the procedure, please consult the official English language of French Notaires at :

6) The final signature of the deed of purchase takes place at the Notary's office. This is when final payment is exchanged for the keys and deed to the property..

Please note that this is also the time when the purchaser will pay the Notary fee. This is an abusive term since, even though those fees are payed to the Notary, only a small fraction go into his or her pocket. The larger parts are constituted by the reimbursement of expenses engaged by the Notary on behalf of the purchaser in order to secure paperwork, and mostly by government taxes levied when properties change hands and collected by the Notary on behalf of the government.

These fees vary depending on various factors, including whether the construction is new or not. For indication purposes, the Notary fees for a house worth 1,000,000 Euros is roughly 63,000 Euros, including about 80% tax. This fee comes down to 19,200 Euros if it is new construction.


But, most importantly, this is the time when you will be the owner of your property on the French Riviera.


For more information on this part of the procedure, please consult the official English language website of French Notaires at :