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In brief
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Duration: Demand → offer — 2 to 8 weeks; notary signature — weeks
Cost: File fees + insurance + notary (~2–3%); TAEG indicates all fees
Possible online

Who this guide is for

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  • You if you buy a dwelling and need a mortgage
  • You if you want to understand rate, TAEG, debt ratio
  • You if you compare bank offers

To be prepared in advance

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  • 2 to 3 year notice of taxation, employment contracts, payroll
  • Contribution (equity, usually 10%)
  • List of goods and their price (to estimate the amount)

Step-by-step procedure

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  1. 1Assess borrowing capacity: debt ratio ≤ 35% of income, remaining to live ≥ ~1 200 to €1 500. Use simulators online.
  2. 2Contribution: The bank expects about 10% of the price (notary fees) and more. The higher the intake, the better the rate.
  3. 3Compare rates: TAEG (includes nominal rate + file fee + insurance) is the key indicator. Compare the TAEG, not just the rate. Since 2023, compulsory transmission of the duration of insurance.
  4. 4Get several offers: contact several banks (or via a broker). Get the offers in writing.
  5. 5Borrower insurance: With the Lemoine 2022 law, you can change your insurance every year on the anniversary date — compare, bank insurance is often more expensive.
  6. 6File: The bank studies income, professional stability (CDI preferred), contribution, remains to live. Loan offer with TAEG and amortization board.
  7. 7Withdrawal period: 10 days after receipt of the offer to withdraw (or accept after).
  8. 8Signature of the document: The bank pays the funds to the notary. The notary records the sale.
  9. 9Early repayment: you can repay part/all of it in advance (with possible compensation ≤ 6 months interest).
  10. 10Difficulties: in case of problem (loss of employment) — talk to the bank about modulation/delay. Borrowing insurance can cover.

Common mistakes

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  • Compare only the rate, not the TAEG — ignored fees.
  • Do not check the right to change insurance (Lemoine law) — overpayment.
  • Take a maximum debt ratio — risk in case of unforeseen circumstances.
  • Do not use a broker — sometimes more advantageous (no charge to you, paid by the bank).
  • Do not read the depreciation table and anticipated conditions.

Official sources

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Show sources in this section

Useful links

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Purchase of VEFA (nine)Property taxPTZ (zero loan rate)

Important remark

Rates and conditions vary according to the banks and the period. This information is indicative — for your file, see bank/broker.

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