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What is the timeframe for a property purchase when paying in cash?
Summary
In France, the stages of a property purchase follow a process defined by law and notarial practice. In most cases, about three months separate the signing of the preliminary sales agreement (compromis de vente) from that of the final deed (acte authentique).
However, this three-month period is neither a strict rule nor a legal obligation. It’s an average, influenced by the complexity of the file, the responsiveness of the parties involved, and whether or not the purchase involves bank financing.
In most transactions, the steps linked to securing a mortgage considerably extend the timeline. But when no loan is involved, a sale can be completed in as little as three weeks — or even less — provided that each step of the process is completed swiftly:
- Signing the preliminary sales agreement
- Paying the deposit and waiting for the withdrawal period to expire
- Fulfilling the suspensive conditions
- Clearance of any pre-emption rights
- Signing the authentic deed and handing over the keys
1. Signing the preliminary sales agreement
Once you’ve found the perfect property and the seller has accepted your offer, the notary steps in to gather all the documents needed to draft the preliminary sales agreement (compromis de vente).
The signing of this agreement marks the official starting point of the buying process. Governed by Article 1589 of the French Civil Code, it legally binds the seller to transfer ownership and the buyer to purchase the property, provided that certain conditions are met (see below).
These documents typically include:
- The seller’s title deed, proving ownership of the property
- The mortgage statement, confirming that no debt or lien prevents the sale
- The required technical diagnostics (asbestos, lead, energy performance, electricity, gas, etc.)
- A planning certificate, and where applicable, additional documents relating to pre-emption rights or co-ownership regulations
Obtaining and verifying these documents can take time — especially when some are missing or need updating. For example, certain diagnostics may need to be redone before signing, or compliance certificates from the co-ownership trustee or the local municipality may take several days or even weeks to reach the notary’s office.
NOTE
A preliminary sales agreement is strongly recommended, though not legally required in the context of a property transaction. When both parties share mutual trust, the buyer has already secured the necessary funds, and no financing is involved, the sale may proceed directly. In such cases, the timeline is even shorter — typically around three weeks from start to completion.
To sign the preliminary sales agreement quickly, the notary’s responsiveness and the availability of both parties are key.
An organised notary can handle a fast transaction by anticipating administrative steps and proactively following up with all parties involved. Conversely, an overworked notary or an unavailable seller will inevitably extend the process by several days — sometimes even weeks.
That’s why it’s essential to stay reactive and well-organised: the more complete the file, the sooner it can be validated, and the faster the sale will progress.
2. Paying the deposit and waiting for the withdrawal period to expire
Once the preliminary sales agreement has been signed, the buyer generally pays a deposit representing between 5% and 10% of the purchase price. This amount is handed over to the notary or real estate agent, who holds the funds in an escrow account until the final deed (acte authentique) is signed.
The signing of the compromis de vente also triggers a 10-day withdrawal period. Provided for under Article L.271-1 of the French Code de la construction et de l’habitation, this right allows the buyer to withdraw from the purchase — without providing any justification or incurring any penalty — within ten days of signing.
Note
This right applies solely to private buyers. The seller cannot withdraw once the preliminary agreement has been signed. During this ten-day period, the seller must therefore wait — they are prohibited from signing another agreement with a different buyer or putting the property back on the market.
If the buyer decides to exercise their right of withdrawal, they must inform the seller by registered letter with acknowledgment of receipt. In this case, the sale is cancelled with no financial consequence: the notary must refund the full deposit within a maximum of 21 days.
Conversely, if the buyer confirms their intention to proceed, the preliminary agreement becomes fully binding. The deposit then remains frozen until the signing of the authentic deed. When the funds are transferred at completion, the deposit amount is deducted from the property’s purchase price.
3. Fulfilling the suspensive conditions
The preliminary sales agreement becomes fully effective once certain conditions, known as “suspensive conditions,” are fulfilled. These clauses protect both parties by suspending the completion of the sale until a specific event occurs.
Article 1304 of the French Civil Code stipulates that an obligation is conditional when its performance depends on a future and uncertain event.
In property transactions, the most common suspensive condition concerns obtaining a mortgage. The legal minimum period is 30 days, but in practice, banks often require 45 to 60 days to process a complete application.
This stage includes assessing the borrower’s solvency, issuing the loan offer, and observing the mandatory 10-day cooling-off period before the borrower’s acceptance. Finally, the release of funds typically takes place two to three weeks after the loan offer is signed.
In other words, taking out a mortgage significantly lengthens the timeframe between the preliminary agreement and the final deed.
As a result, buying without a bank loan shortens the process by several weeks — or even several months. It allows all efforts to focus on notarial checks and clearance of pre-emption rights, without being constrained by the bank’s pace.
Note
Certain specific situations can still slow down the transaction, even when no bank loan is involved. For example, a suspensive condition may be linked to the removal of an existing mortgage on the property, the regularisation of an easement, or the completion of certain works required to comply with current regulations. In some cases, the seller may also be involved in another sale, and the success of that transaction becomes a suspensive condition — for instance, a homeowner selling their main residence in order to purchase another.
4. Clearance of any pre-emption rights
Once the suspensive conditions have been fulfilled, the notary must complete an essential administrative step: the clearance of urban pre-emption rights.
Established under the French Code de l’urbanisme, this right allows a municipality or a public land authority to replace the buyer and acquire the property itself, when the property is located in an area where such a right applies.
In other words, the local council may decide to purchase the property instead of the buyer, in order to carry out a development project, build social housing, or expand public facilities.
To clear the pre-emption right, the notary submits a Declaration of Intent to Sell (Déclaration d’Intention d’Aliéner – DIA) to the local town hall as soon as the preliminary sales agreement is signed. This declaration includes key information such as the identity of the parties, the property address, the agreed sale price, the terms of the transaction, and sometimes the required technical reports.
From the moment the municipality receives the Declaration of Intent to Sell (DIA), it has a legal period of two months to issue its decision:
- Either it waives its right of pre-emption, allowing the sale to proceed;
- Or it exercises that right, and the property is sold to the municipality at the agreed price (or after negotiation, in case of disagreement).
In the vast majority of cases, the town hall does not exercise this right and sends its waiver well before the two-month period expires. In any case, the final deed cannot be signed until the municipality’s response has been received.
Note
However, in some cases, the process can take longer. Certain municipalities have an extended right of pre-emption, particularly in areas subject to urban development or renewal projects. In such situations, the response period may extend to up to three months. Additionally, if the town hall requests additional information — which it is allowed to do once — the countdown is temporarily paused, potentially prolonging the procedure even further.
For the buyer, this stage can feel frustrating, as it is completely beyond their control. However, it is an essential legal step, designed to protect both local authorities and the transparency of the real estate market.
That said, buying without a loan remains a clear advantage at this stage — once the pre-emption right has been cleared, the notary can immediately proceed to the signing of the final deed.
5. Signing the authentic deed and handing over the keys
Before the final signing, the notary verifies the seller’s title deed, ensures that no mortgage or easement remains in place, and checks the cadastral and land registry records with the Property Registration Office. These verifications are essential to guarantee that the buyer acquires a property “free and clear of all encumbrances.”
At the same time, the notary gathers all the mandatory documents. If the property is part of a co-ownership, they must also obtain the co-ownership regulations, the minutes of the most recent general meetings, and an updated statement of charges.
A missing document can delay the signing of the final deed, which is why it’s crucial for the seller to provide a complete file from the outset, and for the buyer to remain available in case the notary requests additional information.
Once all documents are in order, the notary drafts the final deed of sale project.
This document summarises all essential details of the transaction:
- The full identity of the parties (seller and buyer)
- The precise description of the property
- The sale price and terms of payment
- The date of transfer of ownership and associated risks
- The property’s ownership history
- Confirmation that the suspensive conditions have been fulfilled and pre-emption rights cleared
- Any specific clauses (deferred possession, easement, usufruct reservation, etc.)
Note
Before the signing, the notary sends this draft to both parties so they can review it carefully. It is strongly recommended to take the time to ask any necessary questions in order to avoid misunderstandings later on.
On the day of completion, the buyer, the seller, and the notary meet to sign the final deed (acte authentique). The signing can take place in person or remotely via secure electronic signature — an increasingly common option.
Once the deed is signed and the funds have been transferred to the notary’s escrow account, ownership is officially transferred. The seller hands over the keys to the buyer, and the notary issues a certificate of ownership, which serves as proof until the sale is formally registered with the Property Registration Office — a process that generally takes a few weeks.
The notary then handles this registration and keeps a copy of the deed in their archives for 75 years. Thanks to Maison Kyka’s personalised support, every stage of your property purchase and renovation is orchestrated with precision — helping you save valuable time between signing the preliminary sales agreement and the final deed.
“Despite my lack of time and experience, Maison Kyka turned the purchase of my main residence in the 15th arrondissement into a smooth and enjoyable experience. I highly recommend their services.”
Nans R.
Tips to minimise the time between the preliminary agreement and the final sale
Prepare a complete file from the very beginning
Even without a loan, a real estate transaction involves a series of essential legal and administrative checks.
The more complete your file, the faster the notary can move forward.
As a buyer, you’ll need to provide a valid ID, a recent proof of address, and—if purchasing as a couple—your marriage certificate or civil partnership agreement (PACS). These documents allow the notary to accurately establish your civil status and marital regime, two key elements required for drafting both the preliminary contract and the final deed.
Note
If you’re buying through a real estate company (Société Civile Immobilière – SCI), you’ll need to provide a recent Kbis extract, the company’s articles of association, and the minutes of the general meeting authorising the purchase. These documents confirm that the SCI is acting lawfully and that the acquisition has been duly approved by its shareholders. Preparing these documents in advance helps avoid delays once the preliminary sales agreement has been signed.
However, the time between the preliminary agreement and the final deed also depends on the seller’s preparation and responsiveness. Even before signing the compromis de vente, make sure their file is complete. This includes:
- The title deed
- The up-to-date technical diagnostics (energy performance certificate, asbestos, lead, electrical inspection, etc.)
- In the case of a co-ownership, the documents from the property management company (syndic): co-ownership regulations, minutes of the most recent general meetings, statement of charges, and other relevant records
Choose a responsive and well-organised notary
The earlier the notary is appointed, the sooner they can begin the necessary procedures — saving valuable days, especially when the goal is to finalise the sale quickly. However, a notary’s responsiveness, organisation, and command of digital tools can make the difference between a transaction completed in just a few weeks and one that drags on indefinitely.
For example, if you’re buying in Paris — where demand is high and notaries are often in great demand — it’s crucial to entrust your sale to an experienced, available professional who knows the neighbourhood well.
Note
Using digital tools — such as electronic signature, secure document transfer, or online file tracking — can shorten the time between the preliminary agreement and the final deed by several days.
When possible, the buyer and seller can entrust the transaction to the same notary. This option does not affect the overall cost — when two notaries are involved, the fees are simply split between them — but it greatly simplifies communication. With a single point of contact, all documents are centralised, verifications are coordinated, and the signing process is streamlined, reducing unnecessary exchanges and administrative delays.
From the very first meeting, explain to your notary that you wish to move quickly and ask them to estimate the likely timeline based on the complexity of your file. An experienced notary will provide a clear assessment and outline the roadmap needed to meet the agreed schedule.
Negotiate a shorter timeline in the preliminary agreement
The time between signing the preliminary sales agreement and the final deed is not set by law — it is freely agreed upon by both parties and stated in the contract. If you are buying without a bank loan, nothing prevents you from negotiating a shorter timeline.
By establishing a reduced period from the outset, you set a clear objective that encourages all parties to move quickly, helping to limit administrative delays or oversights.
However, it’s important to keep a margin of flexibility. Some stages of the process involve unavoidable waiting periods — notably the clearance of the municipality’s pre-emption right or the receipt of cadastral and mortgage documents. To avoid last-minute complications, make sure to include an amendment clause allowing the deadline to be extended in case of administrative delays beyond your control.
Note
If the seller is not in a particular hurry to sell, they may be reluctant to accept a tight timeline. In that case, reassure them by highlighting the strength of your financial position and the reliability of your payment plan.
Stay proactive in tracking the progress of your file
Once the preliminary agreement has been signed, it’s important to stay in regular contact with the notary until the final deed is executed. If necessary, don’t hesitate to follow up — politely but firmly — to check on the progress of your file. A well-timed phone call or a clear, courteous email can sometimes unblock a situation and prompt the notary to give your case special attention.
At the same time, maintain regular communication with the seller or their estate agent to ensure that all required documents have been sent to the notary. Keep in mind that a single missing document can delay the drafting of the final deed.
On your side, make sure to remain available and responsive, so you can immediately provide any information the notary may request (for example: signing an additional document, clarifying your civil status, or supplying proof of the origin of your funds). These details may seem minor, but when they take too long to be provided, they can significantly extend the overall timeline of the sale.
