When a non-resident client inherits property in France, the legal and operational complexity multiplies. EU Regulation 650/2012, Franco-foreign coordination, bilingual notarial practice, remote property management — a practical overview for international practitioners.
Since August 2015, EU Regulation 650/2012 (the "Succession Regulation") has harmonised private international law on succession across EU member states. The general rule: the law of the country where the deceased was habitually resident at the time of death governs the succession as a whole.
However, there is a critical exception for immovable property: regardless of the applicable succession law, French law governs the formalities required to transfer ownership of real estate located in France. In practice, this means a French notary must always be involved when French real estate is part of an estate — even if the succession is governed by English, German, or UAE law.
EU Regulation 650/2012 allows individuals to make a choice of law in their will, selecting the law of their nationality to govern their succession. For clients with dual nationality or strong ties to a specific legal system, this can simplify cross-border administration considerably.
Where a "professio juris" election has been made, it is important to verify its validity under both the elected law and French procedural requirements before advising on the estate administration strategy.
When advising a non-resident client on French real estate, international practitioners typically face three operational challenges: identifying and engaging a competent French notary; obtaining a reliable, defensible valuation of the French property; and managing the sale process from abroad.
On the first point, a bilingual French notary with experience in cross-border successions is essential — both for communicating with your client and for navigating the specific requirements of international estates (attestation immobilière, acte de notoriété, coordination with foreign probate proceedings).
On the second and third points, this is precisely where Archer S&P intervenes as your local relay.
A property in Paris sitting empty during estate administration is not neutral. Common charges accumulate, insurance requirements must be maintained, access must be managed for diagnostics and viewings, and the sale process requires constant local presence.
For clients based in London, New York, Dubai or Singapore, the practical management of a French property during succession is often the most underestimated challenge — and the one that generates the most delays.
Archer S&P acts as the operational relay in France for international law firms and legal advisors handling successions with French real estate. We manage the full sale process — valuation, agency selection and competitive bidding, viewing oversight, offer analysis — in coordination with the French notary and under mandate from the co-owners.
We communicate in French and English, adapt to your time zone, and provide documented reporting to all heirs simultaneously. Our fees are settled at closing, charged to the estate.
Archer S&P is your operational relay on the ground. No fees before closing.
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