Resources
French mortgage glossary
The words of French financing explained simply, without banking jargon — by Audrey Hurelle, independent mortgage broker on the French Riviera.
- Mortgage broker (courtier en crédit immobilier)
- A licensed banking intermediary (IOBSP) registered with ORIAS who prepares your financing file, approaches several banks and negotiates your mortgage terms on your behalf.At Financement by Audrey, fees are only due once your loan is actually approved and released.
- Borrowing capacity (capacité d'emprunt)
- The maximum amount a bank will lend you given your income, existing commitments, deposit and chosen term.It is derived from the maximum debt ratio (generally 35% including insurance) and your disposable income.
- Debt ratio (taux d'endettement)
- The share of your monthly income devoted to repaying loans, borrower insurance included. The HCSF standard caps it at 35% in most cases.
- Disposable income (reste à vivre)
- The amount left each month once all loan payments are made. Banks assess it based on your household composition.
- Deposit / down payment (apport personnel)
- The money you put into the purchase without borrowing it. It usually covers notary fees, guarantee fees and broker fees.
- TAEG (annual percentage rate of charge)
- The total cost of the loan expressed as a yearly percentage, including the nominal rate, insurance, application fees, guarantee and broker fees. It is the only figure that lets you truly compare two offers.
- Borrower insurance (assurance emprunteur)
- Insurance that covers your monthly payments in case of death, disability or inability to work. It often represents a significant share of the total cost of the loan.Since the Lemoine law, you can switch it at any time, free of charge, with at least equivalent cover.
- Lemoine law (loi Lemoine)
- The law of 28 February 2022 allowing you to cancel and change your mortgage insurance at any time, without waiting for an anniversary date.
- Buying out a co-owner (rachat de soulte)
- The operation by which a co-owner (ex-spouse, co-heir) buys out the others' shares to become sole owner of the property. It is usually financed with a new mortgage.
- Co-ownership (indivision)
- A situation where several people own the same property without physical division: each holds a share. Common after an inheritance.
- Partition duty (droit de partage)
- The tax due when leaving co-ownership, calculated on the value of the divided shares (2.5% in the case of an inheritance).
- Debt consolidation (rachat de crédits)
- Combining several loans (mortgage, consumer credit, overdrafts) into a single loan, with one monthly payment generally spread over a longer term.
- Mortgage-backed loan (prêt hypothécaire)
- A loan secured by a mortgage on a property you already own, letting you fund a project without selling it.
- Lifetime mortgage (prêt viager hypothécaire)
- A solution reserved for seniors: the bank pays out capital secured by the property, repaid upon death or sale.
- Loan guarantee (garantie de prêt)
- The security required by the bank: a guarantee from an organisation (such as Crédit Logement), a mortgage or a lender's lien. Its cost varies significantly from one option to another.
- Notary fees (frais de notaire)
- The registration duties, taxes and fees due when buying: roughly 7–8% of the price for an existing property, 2–3% for a new build.
- Preliminary sales agreement (compromis de vente)
- The pre-contract binding seller and buyer. It contains the mortgage contingency clause, usually valid for 45 to 60 days.
- Mortgage contingency clause (condition suspensive de prêt)
- A protective clause letting you recover your deposit if your financing is refused within the deadline set in the preliminary agreement.
- Non-resident (non-résident)
- A person whose tax home is outside France. Access to a French mortgage remains possible, with higher deposit and documentation requirements.
- Cross-border worker (frontalier)
- Someone living in France and working abroad, notably in Monaco. Income in foreign currency or from abroad requires banks used to these profiles.
- SCI (property holding company)
- Société Civile Immobilière: a structure for owning a property jointly and organising its transfer. Financing is negotiated in the company's name with the partners as guarantors.
- Deferred repayment (différé de remboursement)
- A period during which you do not repay the capital (partial deferral) or nothing at all (full deferral). Useful for an off-plan purchase or renovations.
The questions I am asked most often
How much does a mortgage broker cost in France?
At Financement by Audrey, fees are only charged once your loan is approved and released. They are confirmed in writing before any step, and included in the TAEG of the offer.
Why use a broker rather than going to my own bank?
A broker puts several banks in competition on the same file, knows their current acceptance criteria and presents your project in the expected format. You save time and compare offers that are truly comparable (rate, insurance, guarantee, fees).
How long does a French mortgage application take?
Allow 4 to 8 weeks on average between signing the preliminary agreement and the formal loan offer, then an 11-day legal cooling-off period. A complete file from the start is the best accelerator.
What deposit should I plan for on the French Riviera?
For a resident, the deposit covers at least the ancillary costs (notary, guarantee, broker fees), roughly 10% of the price. For a non-resident, banks generally ask for a significantly larger deposit.
Can I get a French mortgage while living abroad?
Yes. Some French banks finance non-residents, with stricter requirements on the deposit, income stability and documentation (sometimes translated). Choosing the right bank is decisive.
Which towns do you cover?
The whole Alpes-Maritimes: Nice, Cagnes-sur-Mer, Villeneuve-Loubet, Antibes, Cannes, Saint-Laurent-du-Var, Mandelieu-la-Napoule, Menton, Beaulieu-sur-Mer and Saint-Jean-Cap-Ferrat — and all of France by video call.
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