Notary fees: what the buyer of a home pays
The expression “notary fees” refers to the sums generally paid by the buyer when purchasing property: taxes, disbursements and the notary’s remuneration. The nature of the duties and taxes varies depending on the transaction.
When buying a dwelling, notary fees are generally paid by the buyer and include, in addition to the notary’s remuneration, sums paid on to the administration and costs advanced for the sale.
Their amount depends in particular on the transaction: the nature of the duties and taxes differs between an existing dwelling and a sale of a property off-plan. A provisional statement prepared by the notary helps specify the sums to be budgeted for.
Key points to remember
- Notary fees include regulated fees, disbursements, duties and taxes and, for certain services, professional fees.
- For an apartment bought for €200,000 in mainland France, Service-Public.fr gives an example of fees of 1 €995.25 excluding VAT: this amount does not represent the total fees.
- The notary must provide a document detailing the fees to be paid once the service has been completed.
What do the sums paid to the notary include?
The expression “notary fees” refers to a set of sums of different types. It therefore does not correspond solely to the professional’s remuneration. According to the Service-Public.fr fact sheet, these fees may include the following items:
- Regulated fees remunerate services for which the rate is regulated, particularly those relating to a property sale.
- Disbursements correspond to the sums advanced by the notary to carry out their service, such as the cost of photocopies required for the file.
- Duty and tax payments are passed on to the State and local authorities. They notably include registration duties and VAT.
- Fees remunerate services for which the rate is not regulated, such as legal advice. Their amount is freely agreed with the notary.
This distinction helps when reading the breakdown: a sum paid to the notary's office is not necessarily retained by the notary. Similarly, a consultation resulting in fees should not be confused with the regulated fees for the sale.
Transfer taxes are among the sums associated with the transfer of ownership. Other items must also be taken into account to determine the overall cost.
What is the difference between an old property and a new-build property?
According to ANIL, the nature of the duties and taxes varies according to the transaction. An existing property is subject to registration duties (departmental duty, additional communal tax, assessment and collection fees, and the property security contribution). The sale of a property in a future state of completion is subject to VAT, in addition to the departmental duty, assessment and collection fees and the property security contribution. If a new-build property is sold between private individuals, it is subject to registration duties and not VAT. These indications do not constitute a quotation.
For a sale in a recent development or a first purchase of a new-build property, ask the notary which treatment applies to the proposed transaction. They can specify the estimate according to the characteristics of the case.
In Saint-Denis and neighbouring towns, Saint-Denis Immobilier offers flats and houses for sale. When viewing the properties offered for sale, keep a separate allowance in your budget for acquisition costs: the property price alone is not enough to determine them.
How are regulated fees calculated?
Regulated fees remunerate a service subject to regulated pricing. Depending on the service, they may be fixed or proportional. For the purchase of property, the administration’s calculation is based on price bands: each rate applies to the part of the price falling within the corresponding band.
Service-Public.fr provides an example in mainland France for a flat measuring €200,000: the fees amount to 1 €995.25 excluding VAT. The VAT applicable to the fees is 20 %. This example concerns the fees; it does not give the total acquisition costs.
This is an important distinction when comparing an estimate with a breakdown. Regulated fees may be supplemented by duties and taxes, disbursements and, where applicable, fees agreed with the notary. An amount stated excluding tax must also be read carefully to understand what it includes.
If you wish to understand the calculation applied to your purchase, ask the notary to explain the lines in their estimate. This will enable you to distinguish the cost of the regulated service from the sums collected or advanced for the transaction.
How can you obtain an estimate tailored to your purchase?
The Service-Public.fr information sheet on notary fees refers to the ANIL simulator, which provides an initial indicative estimate with no contractual value. For your transaction, also ask the notary for a detailed written quotation or a projected cost statement.
This document helps you identify the items to be financed, rather than using an overall percentage. Present the notary with the details of the proposed purchase and ask them about factors that may alter the amount. Additional costs may notably relate to a mortgage or a property loan.
To make use of the estimate, check in particular:
- the price of the dwelling used for the calculation ;
- the distinction between fees, duties and taxes, and disbursements ;
- the possible existence of fees for a service whose price is not regulated;
- any additional costs related, where applicable, to the financing.
An estimate remains a preparation tool: it should not be taken as the definitive breakdown of each sum. Once the service has been completed, the notary must provide a document detailing the fees to be paid. You may ask them for explanations if an item in this document differs from what you had understood.
When and how are the fees paid?
The buyer generally bears the notary fees. The notary may request payment of an advance: ask them when the sums must be paid, and allow for this item when preparing your budget.
Their financing may come, in particular, from your savings or from the sale of a previous property. If you take out a mortgage, also take into account any costs that may be associated with the financing when asking the notary for an estimate.
The forecast document and the breakdown provided after the service do not serve the same purpose. The first helps anticipate the sums to be budgeted for; the second identifies the amounts charged. Keep them so that you can compare the items and ask the notary a precise question if necessary.
Can you choose your notary and change the cost?
The buyer may use their own notary, whether the purchase concerns an old or new dwelling. If the seller and buyer each have a notary for the transaction, the regulated fees are shared between the professionals: their involvement does not double the costs of the sale.
However, this sharing must be distinguished from an additional service. Legal advice, for example, may give rise to fees freely agreed with the notary. If you request specific advice, ask what it will cost and what it covers.
The scale of fees is regulated. For a service exceeding €150,000, the notary may, subject to certain conditions, grant a full or partial discount on the fees charged for the same matter. This discount must benefit all their clients in the same way. Ask for a provisional statement: disbursements, duties and taxes, and any services charged by fees must also be taken into account when assessing the cost of your case.
Frequently asked questions
Do regulated fees represent the entire cost?
No. They remunerate the notary for services at regulated rates, whereas the fees may also include disbursements, duties and taxes, and fees for non-regulated services.
Do you have to pay twice if the buyer chooses their own notary?
Having a notary for each party does not double the sale costs: the professionals share the fees. However, an additional service, such as legal advice, may give rise to fees agreed with the notary.
How can the amount be known before signing?
You can use the ANIL simulator, to which Service-Public.fr refers, to obtain an initial indicative estimate. Then ask the notary for a detailed written quote or a provisional statement suited to your transaction.
What are the notary’s disbursements?
Disbursements are sums advanced by the notary to carry out their service. They include, for example, the photocopying costs required for the file.
What document does the notary provide after their service?
Once the service has been completed, the notary must provide a document detailing the fees to be paid. You may ask them for explanations about the amounts shown.
Sources
- Notary fees: what are they? | Service Public, service-public.gouv.fr
- Notary fees, role of the notary: FAQ on buying a new-build property | Médicis Immobilier Neuf, medicis-patrimoine.com
Good to know. The content of the articles may contain errors, omissions or information that has become inaccurate since its publication date, despite the checks carried out. It is provided for information purposes only: it does not replace the advice of a notary, solicitor, accountant or property professional, and the agency accepts no liability in the event of incorrect information. For your situation, rely on the official sources cited or contact us.
