Buying your first home is one of those moments you never really forget. The mix of excitement, stress, and that slight feeling of “wait, am I doing the right thing ?” – it’s pretty universal. And honestly ? Most people go into it underprepared. Not because they’re careless, but because nobody ever sat them down and walked them through the whole thing, step by step.
So here it is. A real checklist. Not the watered-down version you find in bank brochures.
Step 1 – Get Your Finances Straight (For Real)
Before you even start looking at listings, you need to know exactly what you can afford. And I mean exactly, not roughly.
Talk to your bank, but also – and this is something a lot of first-timers skip – compare at least two or three other lenders. A difference of 0.2% on your interest rate over 20 years can mean thousands of euros or pounds. It sounds boring. It is boring. Do it anyway.
A few things to nail down upfront :
Your borrowing capacity – based on your income, existing debt, and the lender’s criteria (most cap monthly repayments at around 35% of net income in France, for example).
Your personal contribution – most lenders expect at least 10% of the purchase price, ideally closer to 20% to avoid additional insurance costs.
Notary fees and transaction costs – often forgotten by first buyers. In France these run between 7% and 8% for existing properties, around 2% to 3% for new builds. Budget for this separately.
Your mortgage in principle – get this document before visiting properties. It makes you credible as a buyer and speeds up the process significantly.
Step 2 – Define What You Actually Want (And Need)
This sounds obvious. It’s not.
A lot of first-time buyers fall in love with a property that doesn’t match their actual life. They buy a studio because it’s central and charming, then spend three years wishing they had a second room. Or they buy in the suburbs for space, then hate the 90-minute daily commute. And once you do find the right place, you’ll want to make it truly yours – how you decorate and bring life into a space matters just as much as the square footage, and https://plante-maison.com is a great place to start thinking about that.
Ask yourself honestly :
Do I plan to stay here 5 years ? 10? Or is this a stepping stone ?
Do I work from home ? Do I need a dedicated space ?
Is proximity to public transport a dealbreaker or just a preference ?
Do I want to rent it out at some point ? (That changes the type of property to target.)
Write the list. Split it into non-negotiables and nice-to-haves. When you visit properties, go back to that list. Feelings are unreliable – the checklist isn’t.
Step 3 – Visit Smart, Not Just Often
Visiting 30 properties doesn’t make you a better buyer. Visiting 10 properties with the right questions does.
Every visit, check these things methodically :
Orientation and light – which direction do the main windows face ? South-facing is a big plus in northern Europe. Don’t underestimate this.
Noise levels – visit at different times if you can. A street that’s quiet at 11am on a Tuesday might be a nightmare on Friday night.
Water pressure and plumbing – run the taps. Flush the toilets. It sounds awkward. It’s worth it.
Signs of moisture or damp – check corners of ceilings, under windows, in the bathroom. Dark patches, peeling paint, or a musty smell are red flags.
The building’s condition – for apartments especially, ask about the state of the roof, elevator, common areas. Ask for the last three years of co-ownership meeting minutes (procès-verbaux d’assemblée générale in France). These will tell you everything about upcoming charges or disputes.
Mobile signal and internet – check it in the property. This is 2025. A dead zone is a real problem.
Step 4 – Understand Every Document Before You Sign Anything
The compromis de vente (or preliminary sales agreement) is the first major document you’ll sign. It’s not “just a formality.” Once signed, you’re committing to the purchase – and while you have a 10-day cooling-off period in France, after that you can face penalties if you pull out without a valid reason.
Make sure the following conditions are included in writing :
Suspensive clause for financing (condition suspensive d’obtention de prêt) – this protects you if your mortgage is refused. Without it, you could lose your deposit.
Exact description of what’s included – kitchen appliances, fitted wardrobes, light fixtures. Anything not explicitly listed can legally be removed by the seller.
Results of mandatory diagnostics – energy performance (DPE), asbestos, lead paint, electrical installation, natural risk zones. These must be provided by the seller. Read them. A DPE rating of F or G means high energy costs and could affect resale value significantly.
Frankly, if you’re not 100% comfortable reading legal documents (and most people aren’t), this is exactly where a notary earns their fee. Ask questions. Ask again. No question is too basic at this stage.
Step 5 – The Days Before Signing the Final Deed
You’re almost there. A few last things that often slip through the cracks :
Do a final walkthrough – ideally the day before or morning of the final signing. Check that nothing has been damaged or removed since you last visited.
Confirm your home insurance – in France, you must have at least a responsabilité civile policy active from the moment you sign. Some lenders require full property insurance from day one.
Transfer the funds – the notary will have given you the exact amount. Make sure the wire transfer is initiated a few days in advance. Bank delays can literally push back a signing date.
Bring valid ID – obvious, but people forget. Bring the right one.
Read the final deed out loud if needed – yes, the notary will summarize, but you’re signing a legally binding document. It’s okay to ask them to pause and explain a clause.
One Last Thing
Buying your first property is stressful. It’s also – when it goes well – one of the best feelings there is. That moment you get the keys, walk through the door knowing it’s yours… it genuinely never gets old.
The people who have the smoothest experience aren’t the ones who got lucky. They’re the ones who prepared. They asked the uncomfortable questions, read the documents, and didn’t rush because they fell in love with a balcony.
Use this checklist. Adapt it to your situation. And go get those keys.