Alpine Angels Property Blog

A research team recently reported that house prices in France rose by 9.5 per cent in 2010 and this followed a figure from the Notaires de France (who act like solicitors do in the UK but also sell property) which quoted prices rising by 6.9 per cent last year. This more sustainable supply/demand scenario has ensured that the French lenders have a stronger position in this sustained credit crunch than lenders in other countries and this should therefore help support a more robust French property market.

A more reflective figure is probably the increase in the overall number of house sales from 590,000 in 2009 to almost 800,000 in 2010.

France has a well-established property market for non-residents and international second homeowners that, compared with other overseas markets, has a smaller percentage of new-build and off-plan properties. The French are careful with planning regulations so it is difficult to get permission to build until all avenues have been covered including local infrastructure, environmental issues and long-term town planning. The buying process in France is well regulated and as such, international investors feel more secure, practices such as under-declaring the value of a property to reduce tax liabilities is virtually non-existent in France. Second homes are carefully co-coordinated, such as the purpose-built French ski resorts, so as not to allow ghost towns to spring up where properties are only used for a couple of weeks a year.

If you look beyond the statistics to the reasons why perhaps you also bought in France then you will appreciate second homeowners buy property because they love the country and the French culture.

Those reasons have not changed as France still regularly tops quality of life surveys.

You should always seek professional financial advice on personal circumstances but it seems apparent that despite the global crisis, people still want to buy in France so your investment is sound.

Is it part of our DNA? A human predisposition towards construction? Or maybe it’s a throwback from caveman times? I’ve tried to blame it on ‘Grand Designs’, ‘Location Location Location’ or ‘Changing Rooms’ because as soon as I reached a certain age I couldn’t so much as look at a dilapidated old farmhouse without feeling an overwhelming compulsion … to renovate.

Now I know my limits. I’ve refitted a bathroom, restored an old wooden staircase. At my most daring I tried two-tone colours in my front room. It didn’t work. But some people like a real challenge. Not only do they want to reconstruct an entire building, they want to do it across the channel, in a land that speaks a different language, with a rather different work ethic. These people are the warriors of the renovation world because they want to renovate … in France.

There are properties a plenty for sale on the French property market. Many of them with that key prerequisite … they ‘need work’. Picking one is not the hardest part. Just today I saw this five bedroom chalet set on a vast plot of land by the ski area of Les Houches.

For a bigger challenge you could look to this 17^th century seven bedroom farmhouse in Lavancher with ancient wood crying out for restoration, south facing views of the Mont Blanc range, and a beautiful peaceful garden.

Both offer idyllic settings, breathtaking views and period features. I can already hear the laughter and joy of my family and friends as we enjoy holidays, birthdays and Christmas together in our new Alpine home… It doesn’t take much to spark an alpine dream. And if you get it right you could end up with something like this.

But get it wrong and you could end up on the bottom of everyone’s Christmas list. A large scale property renovation cannot be undertaken lightly. There are articles aplenty regarding the legal and financial implications of buying a French property. But we wanted to give you some top tips regarding the renovation work itself. Some of our most successful renovation warriors have contributed to the top tips below. Please take note and then, take a deep breath and enjoy the journey.

Architects are key – your architect is going to be pivotal in ensuring you achieve what you want from your property, even more so than your builder. Get an architect who speaks English and while you’re at it, it would serve you well to get a builder who speaks English too. Minor misinterpretations across a language barrier can have far reaching effects on a construction site…

Parlez-vous français – you can’t achieve fluency over night, and the French don’t expect you to. But at least get some basic French lessons. And study, study, study the vocabulary related to building and construction. You really need to understand it. The French will appreciate it AND it will help forge relationships with the people you are working with.

Primary residence beware - If at all possible don’t do renovations on your primary residence, while either living there, or with a set deadline that you need to move in by. There will be delays. There will be unexpected problems. The problems will become nightmarish if a delay in move date results in you becoming homeless.

Get a mood board – one of the top tips we think we’ve ever received is from a lady who went mood board crazy. She found visual images of everything she was trying to achieve for every single space in the chalet she was renovating. That way all the contractors involved could see the end goal and all the different features, finishes, textures she was expecting.  In response she asked them to send her weekly photos of the work … and so a photo exchange was born.

Site visits – you need to budget the time and the finances for lots of site visits. You need to see the work yourself, speak to the contractors, make sure they understand you and check up on everything. One man visited his chalet to find huge and ancient roof joists had been replaced with brand new ones, after he had specifically requested the old wood stay. He caught it early enough to get it changed back. That missed site visit could have had far reaching consequences.

A big contingency – things will go wrong, things do go wrong. In general they cost more than you thought. Make sure you don’t just have a little bit put aside. Make sure you have a lot put aside or you may find your renovation work grounds to a halt at the first sign of expensive trouble.

Man on the Ground – you need an English speaking Project Manager, on site, project managing all the work. You need someone who understands, in English, exactly what you want and need. You need someone to represent you when issues arise. You need trusted council available for weekly, sometimes daily calls. Alpine Angels have provided this service for many of their clients. Who ever you choose to work with, don’t underestimate how essential this person will be for you. You need someone on your team.

For more help on property renovation or to find your ideal restoration property contact alpine angels

Political instability in Italy and growing concerns over the rising price of Italian debt has weakened the euro today. Currently GBP/EUR is trading at its highest level since January this year.

This is good opportunity for buyers of the euro to purchase at significant highs ahead of the Bank of England MPC meeting tomorrow. An announcement of further QE from the BOE could bring levels back down again.

Please contact Alpine Angels on 01225 442128 and we can ask our partners Currencies Direct to get the best deal for you.

On 8^th September 2011 the French government changed the law regarding Capital Gains Tax on secondary residences. Prior to the change capital gains tax liability would slowly decrease after 5 years of property ownership, 10% each year, for 10 years at which point, the 15^th year onwards, the property became exempt from capital gains when it came to be sold.

This timeframe has increased to 30 years

- There will now be no deduction under 5 years of ownership

- There will be an allowance of 2% for each year of property ownership beyond the 5^th year

(between 6 and 17 years)

- An allowance of 4% for each year of ownership beyond the 17^th year (between 18 and 24 years)

- An allowance of 18% for each year of ownership beyond the 24^th year (25 to 30 years)

- After 30 years of ownership, the sale of the property will be exempt from payment of capital gains tax

To avoid being affected by the change in tax laws it is recommended that property owners sign an agreement to sell during the month of November 2011. They would need to sell their property and have the Compromis de Vente signed by February 2012.

Example:

Mr Scott purchased a property on 1st April 1998, an apartment for 400,000 euros.
He now wants to sell it for 1 million euros.

For more information contact your accountant or solicitor. For a valuation on your French property contact Alpine Angels.

Each year, as we edge closer to the winter months, Alpine Angels begin wondering what the weather will bring this winter. Will there be a bumper snowfall or the challenge of last season’s tropical winter climate? So who is the best person to ask?

Over the years we’ve heard an eclectic mix of old wives tales professing to predict the weather.  Here is a selection of our favourites: some tried and tested, and wholly questionable methods of snow prediction:

Watch your wasps – the more wasps buzzing around in summer the snowier the winter

August is telling - if the first week in August is unusually warm the coming winter will be snowy and long

Know your onions – if your onion skins are very thin a mild winter is coming. If the onion skins are thick and tough, the coming winter will be cold and rough…

Talk to the animals (or at least watch them) as they behold many an important message:
- lots of wool on the sheep means a hard winter
- if you find lots of field mice in summer then winter will be snowy
- if your squirrels’ tails are extra bushy then snow’s a comin
- Squirrels Part II – if they gather their nuts in a flurry snow will gather in a hurry

Noisy November – if it thunders in November expect snow 10 days later

Check out a local caterpillar – some people believe that the wider the brown part of a caterpillar, the colder the winter. Others believe the wider the black part, the colder the weather. We thought caterpillars were green …

And last but not least …

Obtain the breastbone of a recently deceased local goose – Yes you read correctly. The length of the breastbone indicates the length of the coming winter while the colour of the breastbone indicates its severity. A plain white breastbone means a mild winter. A mottled breastbone means a severe winter. The more mottled the more severe.

Should a goose’s breastbone be hard to come by fear not, observe the moss growing on a local tree. The more moss on the south side of the tree, the harder the coming winter. While you are there you could also check out what the squirrels are doing, count the field mice, and see if the caterpillars are wide and brown …

So, now you have all the tools for prediction, the accoutrement of the Alps. Pick your favourite, make a note of the number of thunderstorms or wasps or mice and let us know if your old wives tale really works. And for those of you with a positive disposition, who assume there will be heaps of snow this winter, make sure you have a lovely Alpine retreat to warm yourself after your days on the mountain. All our currently available Alpine Property can be found here – www. alpineangels.net

One of our clients, Philippa Langrish,  who bought through Alpine Angels several years ago, has recently launched a great new venture in Morzine called Creative Kids Morzine

If your little ones are too small for adult mountain activities, they want a break from the cold or you want a break from them then Creative Kids Morzine offers a brilliant alternative to traditional childcare.

Creative Kids provide creative workshops for children aged between 3 – 14 years old all in the comfort of your own chalet. Combining childcare with imaginative arts and crafts workshops both indoors and outside, this truly is a fantastic and inspiring alternative to childcare and nanny services.

Creative Kids Morzine offer either two hour or half day workshops including activities such as outdoor photography, making hot air balloon sculptures, puppet making and show, or even making dream-catchers. The spectacular alpine surroundings of Morzine offer the perfect backdrop to inspire children’s imaginations so whether it be an antidote to a rainy mountain day, or simply a wonderful creative alternative for your holiday give Creative Kids Morzine a call.

They are currently running Saturday morning workshops for local and visiting children of Morzine.

For more information go to – http://creativekidsmorzine.com/

Some train for years to develop it. Others buy expensive equipment to create it. I think you are born with it. Whatever the case, the perfect picture for most of us is as illusive as a mountain tiger. Not so for Jacquie Cutler.

In 2006 Jacquie moved to the Alpine village of Morzine to fulfil her joint passions of skiing and photography. Initially she specialised in action portraits for skiers and natural portraits. But over the years Jacquie has captured some truly unique and beautiful images in and around the Alps. She is now a familiar sight at weddings and local events, frequently asked to capture someone’s special day. Canvasses of her photographs adorn the walls of most local businesses, and Chalet companies call upon her to take those all important shots of their Ski Chalets (the ones that entice you to look more closely booking a two week catered ski holiday before you can say ‘cheese’).
Throughout her success Jacquie has remained as accessible as ever feeling that no job is too big, or, too small. To see more details of her work and get in touch go to -

http://www.jcutlerphotography.co.uk/home/

Catharine is the founder of Alpine Angels and the first ever Alpine Angel. She has owned a chalet in the French Alps for over 9 years and set up Alpine Angels back in 2003.  The family moved to the village of Morzine when their three children were aged 5,8 and 10.

“We moved to the Alps initially for a one year “interlude” but soon realised we wanted to stay longer.  We felt it was a perfect place for our children to spend some of their childhood. We liked the fact that outdoor sport and activities interested the kids here more than TV and computers – that’s what we wanted for our children. We spent three years in the Alps as a family before moving back to Bath”
Catharine set up Alpine Angels because she wanted to establish an independent and honest property company to help clients through the complexities of purchasing abroad. For Catharine, client recommendation and an impeccable reputation became the foundations of Alpine Angels.
“Setting up Alpine Angels was a logical development for me. We could definitely have done with more help when we first arrived in France as a family, so it seemed a good idea to set up a company that could help people through all the different stages, from initially finding a property to buy, to helping them with all the steps involved in completing the purchase, to helping with all other necessary stages from setting up bank accounts, applying for mortgages, organising builders and decorators, finding schools. One day I found myself sat in the Morzine branch of Credit Agricole helping an American couple open a bank account and arrange house insurance for their newly purchased home and the woman turned to me and said ‘It’s like having a Guardian Angel with us’ And so it began… !”

Catharine and her family have continued to spend much of their time in their chalet in Les Gets.

“We have all developed a love of the mountains and enjoy lots of family holidays in our chalet in Les Gets, summer and winter – Now that the boys are at an age that they are travelling on their own and with their friends the chalet in the Alps is the place where we all love to gather – they never say no to the suggestion of a holiday in Les Gets!”

So what would Catharine’s top tips be for a family moving to the French Alps?

1.      No more school catchments areas! If you move to France you won’t need to spend lots of time worrying about choosing the right Primary school for your children. In France all the schools are a very similar standard, which leaves you free to think of other priorities when choosing a place to live

2.      Prepare yourself for a more laid back approach to life. Shopkeepers in France take their time and like to chat to customers. Don’t expect to be served quickly and remember that the French quality of life is probably one of the reasons you have chosen to move there. So embrace it!

3.      Take French lessons. Any and all efforts to speak French are really worthwhile and appreciated by people living here

To speak with Catharine regarding her experience in the Alps or for help beginning your Alpine journey call +44 1225 442128