Preparing for the CDV
We now have our offer formalised by an Offre d’achat (LOI) signed by both sellers and buyers. This has put our offer in writing and shown our seriousness about the purchase. Now we all work towards production of the CDV.
Compromis de Vente (CDV)
The CDV is the preliminary sales agreement. A legally binding agreement signed by both parties.
After signing the LOI, everything that comes next in the process is intended to move towards getting the signed CDV. There is also often an agreed deadline for doing that, listed in the LOI. For us we had a 6 week period to go from LOI to signed CDV, otherwise the purchase can fall through. Do not delay folks there is quite a lot to do, get your part done as soon as possible because you will be waiting on others a lot of the time. Do not be the reason for delay and missing out on your dream home.
Things needed for a CDV
Buyer Verification
Buyers have to provide the agents, all necessary information to verify their identity, nationality, marital status, home address, other property ownership.
They may also be asked to provide information on their financial situation to prove that they are truly capable of making the purchase at the price agreed.
Buyer Mortgage Pre-Approval
Buyers who will need a mortgage to help fund the property purchase, should ideally seek pre-approval of this before the CDV. This provides confidence to all parties that the sale can be funded. Failure to obtain the required mortgage should be a suspensive clause of the CDV where one is needed. After signing the CDV failure to obtain the funding is one of the few conditions that allows buyers to withdraw from the purchase.
We found it useful to prepare detailed budget scenarions to see how much we could afford to spend. This included mortgage calculations but also all other known costs, agents, broker and notary fees.
To help you make similar responsible checks you can use our Puchase Cost Calculator here
Depending on the location, size, value, age, LTV ratio, environmental concerns or other risk concerns, mortgage lenders may require their own property investigations. They would liaise with selling agents if this is needed. Basically the higher the risk the closer the banks will look. Be mindful of that.
Having pre prepared mortgage applications prevents unnecessary delays in the actual mortgage application which is a key action after signing the CDV.
Technical Report
In France, the DDT (Dossier de Diagnostic Technique) is a mandatory technical report that must be provided by the seller when selling a property. It contains a collection of diagnostic reports that inform the buyer about the condition, safety, and environmental risks associated with the property.
The DDT is a compilation of technical inspections required by French law.
It must be attached to the Compromis de Vente (preliminary sale agreement) and updated if needed before the Acte de Vente (final sale deed).
The seller pays for and arranges the diagnostics using certified professionals.
DDT Topics
Here are the common categories included in the DDT, depending on the type, age, and location of the property:
Asbestos (Amiante) If the building permit is before July 1997. Checks for presence of asbestos materials
Lead (Plomb) For properties built before 1949. Presence of lead in paint (especially harmful to children)
Termites In certain areas with termite risk (determined by prefecture). Detects infestation risk or damage
Gas Installation If installation is over 15 years old. Checks safety of internal gas system
Electricity If system is over 15 years old. Evaluates safety and compliance
Energy Performance Certificate (DPE) Always required. Rates energy efficiency (A to G) and carbon emissions
Natural and Technological Risks (ERP) Always required. Lists flood, earthquake, pollution, or industrial risks in the area
Septic Tank (Assainissement Non Collectif) If the property has one. Inspection of condition and compliance of waste system
Noise Pollution (for properties near airports) In designated zones. Indicates if the property is exposed to airport noise
Importance of the DDT.
The DDT report must be up-to-date and performed by certified diagnosticians.
A summary page provides a quick view of the results.
If any serious issues are found, the buyer cannot claim ignorance later—but the seller is usually not obliged to fix them (unless agreed).
If a required report is missing, the sale can be delayed or annulled, or the seller may be held liable later.
The DDT report protects the buyer by disclosing any potential health, safety, or legal issues related to the property. It's a critical document for transparency in the French house-buying process.
The DDT report also identifies issues that may need addressing in the CDV sale agreement. This could be repairs that are necessary or discounts that might be agreed in lieu of defects identified by the DDT.
Inventory
The Sellers must prepare a full inventory of everything that will be included in the sale. This is to clarify exactly which fixtures/furnishings are included in the sale. If any contents are to be included they may be by special agreement covered by clauses in the CDV. Money paid for contents are handled separately from that paid for the property. Only the price of the property is taxed and determines what is paid to the governement by the notary.
Property Checks
Check property boundaries and land registry maps. For us initial boundary information was provided as a report from www.cadastre.fr a gouvernment website to which notaires or agents have access. The report was quite detailed.
Take dated photos or videos of any specific conditions that need pointing out. This may also be part of the DDT depending on the nature of the thing observed.
Assign Notaire
Notaires are the legal representatives who draw up the contracts and ensure that legal checks are made correctly. Both the sellars and buyers need to be represented by a notaire, though they can be the same.
Preparing the CDV
The CDV is prepared by the Notaire in conjunction with all parties. If using an immobilier then they probably have an admin team who liaises with the notaire(s). They are responsible for reviewing the DDT and considering points from the inventory and offer d’achat to ensure that everything is covered to all parties satisfaction.
Buyers need to ensure that desired clauses are added to represent requests or concerns. IE agreement to include any furniture or fittings, or agreement to make certain repairs.
Steps of the Sales Process Part 1,
From Offer to Signed CDV
Make it stand out
Verbal offer made.
LOI. Formulise the offer in a signed document.
Validates the buyers’ situation
Inventory of contents included in the sale agreement.
Assign Notaire for legal paperwork.
Exhaustive report on all safety and environmenal aspects of the property
CDV includes results of DDT and any special conditions.
CDV agreement, it is time to sign.
Post CDV signing buyers have a 10 day cooling off period.
Now it’s time to pay the deposit. Money on the table, this is getting real.
