Financing French notary fees: personal deposit, mortgage or both
Notary fees are often the real minimum deposit a French bank will ask for.
Checked by Radif Partners · Editorial policy
French notary fees are paid on signing day, and most French banks want them covered by your personal deposit (apport). The reason is simple: the money goes on tax and fees and leaves no value in the property that secures the loan. For a €260,000 resale home in Rennes, the fees reach €20,565; with a €25,000 deposit, you need to borrow €255,565 to cover the price and the fees. On a new build the fees drop to €5,996. The zero-interest loan does not finance the fees, but it reduces the capital borrowed at market rate. Loan guarantee costs, mortgage or guarantee, come on top of this budget and are not included in the calculation. The mini-calculator below shows how much you would need to borrow on your own figures.
Does your deposit cover the fees?
Amount to borrow
€255,565
| Notary fees | €20,565 |
| Total cost of the purchase | €280,565 |
| Fees covered by the deposit | yes |
The minimum deposit by price
| Price | Resale fees (5%) | Resale, first-time buyer | New-build fees |
|---|---|---|---|
| €150,000 | €12,450 | €11,682 | €4,045 |
| €200,000 | €16,139 | €15,115 | €4,932 |
| €260,000 | €20,565 | €19,234 | €5,996 |
| €350,000 | €27,205 | €25,413 | €7,592 |
| €500,000 | €38,271 | €35,711 | €10,253 |
Why banks are reluctant to finance the fees
A French mortgage is backed by the property bought. If the borrower stops paying, the bank can enforce its security. But the property is worth only its price, not its price plus fees: from a resale-value standpoint, the 7 to 8% of fees on a resale purchase are lost on signing day. A loan that finances “110%” of the price leaves the bank exposed from day one. That is why the deposit first covers the fees, and only then reduces the capital.
There are exceptions. Young professionals with high incomes and good prospects, civil servants and clients the bank wants to keep sometimes obtain full financing. The cost shows up in the rate, the term or a requirement to pay your salary into the bank.
The High Council for Financial Stability rules
Since 2022, the recommendations of the High Council for Financial Stability (HCSF) have been legally binding on French banks: a maximum debt-to-income ratio of 35%, insurance included, and a term of 25 years at most, extended to 27 years for some new-build purchases with a deferral. A margin lets banks depart from these rules for a share of their lending, in priority for first-time buyers and main homes. Financing the notary fees increases the capital and the monthly payment, bringing you closer to the 35% ceiling.
Reducing the deposit needed
Three levers reduce the sum to raise. First-time buyer status, first, which brings transfer tax back to 4.50% in départements that voted 5%. New builds, second, whose fees are three times lower. The furniture list and an agency commission paid by the buyer, third, which shrink the taxable base. The guide to reducing notary fees compares them on the same purchase.
On signing day
Your bank pays the loan funds directly to the notary, at the notary’s request. Your deposit must be transferred by you: warn your bank in advance if the amount exceeds your transfer limit, and avoid cheques, refused above a certain amount for anti-money-laundering reasons. The notary can only sign once all the funds have reached the office account.