This is especially true if you want to build a large property with character in a semi-rural surroundings. As we all know, to build a 400 m2 property in rural England would be practically impossible unless you find a dilapidated property somewhere with similar dimensions for demolition and rebuild according to the dimensions ('footprint') of the original dwelling.
In France you can buy a semi-rural building plot which is not on a housing estate and build a huge 6 bed-roomed house. In fact there are some plots where you can บ้านมือสอง กรุงเทพ build an even bigger house should you so choose.
But unfortunately, it is the least regulated part of property sales in France (e.g. there is no cooling off period) and the greatest care should be taken before you buy the parcel of land. Since the law SRU of 13 December 2000 any land sold in a lottissement or in a development zone (ZAC) must be defined in terms of its curtilage and with existing utilities in place. The purchase price in this event is higher and usually the architectural scope and style is more restrictive.
Above all, you must discover whether your parcel of land is developable. This would definitely be the case if the property was situated in alotissement of less than 10 years old but this may not be the case for an isolated parcel of land. First visit the marie and consult the local planning regime or plan local d'urbanisme.
The P.L.U. will give you essential information, such as whether the site is developable and the size of any new building. You can formally obtain this information in a planning certificate (certificat de renseignements d'urbanisme). This document will also contain information relevant to the viability of the project (like the existence of mines and quarries and of easements like rights of way). Note that even though the property may be situated in a development zone, it may nevertheless be blighted. E.g. a height restriction derived from the topography of the surrounding countryside rendering any construction above or below that height impossible.
Technically you can build on any kind of land, but the expenses generated by building on difficult ground may render the project uneconomic. To identify the nature of the sub-soil is essential before proceeding with the project. The ground may require reinforcing for a variety of reasons. The best way to clarify this is to enquire after neighbours. Have they had any problems? If the neighbouring houses do not have cellars it may be because the ground is not suitable. Ask the local notary or the marie. Geotechnical surveys are available from the Syndicat National des Amenageurs Lotisseurs.
The sellers are obliged to advise the buyers of any problems in the sub-soil of which they are aware.
It is also advisable to enquire at the DDE as to any large projects in the area e.g. creation of an airport, road, electricity pylons etc. For flooding problems approach the local DDE, although if the area is zoned for flooding, the seller must advise you of the situation.
Buying a building plot in a lotissement (an area already zoned for an estate type development) means that the land already has the benefit of public utilities, water electricity and gas telephone etc. These facilities would be available at the boundaries of your new property. If you buy a plot outside of a lotissement, the costs of laying the facilities would be at your expense. If there is mains drainage nearby you will be required to join the system. If none such exists, you will be required to install a septic tank which must be a minimum distance from the house, the highway and any wells on site.
Another advantage of buying in a lotissement is that you will know precisely the developable area. These figures must by law appear on the draft contract. Knowing the total area of the parcel allows you to calculate the developable area within the building plot following from the COS (coefficient d'occupation des sols). For example, if the COS is 0.1, you may build a house of 100m2 on a plot of land of area 1,000m2. If the available area is only 900 m2, you can only build a house of 90m2 which may mean one less bedroom.
You may also discover land within a development zone which is not subject to any COS which means you can build as large a house as you wish - right up to the boundaries of the parcel of land.
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