The acte authentique, explained: the notarial deed that makes the sale count.
// Short answer
The acte authentique de vente is the final deed of sale, drawn up and signed at the notaire. Only an authentic act can be published in the land register, and publication is what makes the transfer enforceable against third parties. Before it comes a compromis de vente or promesse unilatérale, with a 10-day cooling-off period for a private buyer.
Rules and rates as of September 2026. Transfer duty is set by each department and letting rules are changing, so check the dated items again before you sign. Every figure links to its source.
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What is an acte authentique?
The final deed of sale (acte authentique de vente), drawn up by a notaire and signed at the notaire's office. It is the document that can be published in the land register. Once it is published, the notaire issues the buyer a certificate of ownership or copy of the deed.
Publication happens in the fichier immobilier kept by the Service de la publicité foncière, part of the tax administration. The cadastre identifies the parcel; it is not proof of ownership.
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Why must a notaire draw up the deed in France?
Because only authentic acts, drawn up by a notaire, can be published in the land register, and publication is what makes the transfer enforceable against third parties. A private agreement binds the parties but cannot be published.
In Bas-Rhin, Haut-Rhin and Moselle, a German-origin land book (Livre foncier) run by the courts applies instead, as reported.
What is the difference between a compromis and a promesse de vente?
In a promesse unilatérale de vente the seller commits and the buyer holds an option for a fixed period. In a compromis de vente both parties commit to each other. Either way, a non-professional buyer of a home then has 10 days to withdraw.
- Promesse unilatérale: the buyer pays an indemnité d'immobilisation, typically 5% to 10%, and at least 5% if the promise runs longer than 18 months.
- Compromis: a dépôt de garantie, typically around 10%.
- Escrow: the money is held in escrow (séquestre), usually at the notaire.
How does the 10-day cooling-off period work in France?
A non-professional buyer of a residential property can withdraw within 10 days. The period runs from the day after the registered letter notifying the signed pre-contract is first presented, or the day after hand delivery by an intermediary. Withdrawal is sent by registered letter with acknowledgement of receipt.
The right belongs to a non-professional buyer of a residential property.
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What documents come with the pre-contract?
The seller's diagnostics file (dossier de diagnostic technique), annexed to the pre-contract. It always includes the DPE energy certificate, and where relevant lead, asbestos, electrical and gas installations, septic, termites, natural and technological risks, and airport noise.
An energy audit is also required when selling a house rated E, F or G. The DPE matters after purchase too: homes rated G can no longer be let under a new lease. See France rental yields.
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What does the notaire check before the acte authentique?
The origin of funds and the bank transfers, under anti-money-laundering duties, plus the buyer's nationality, residence and matrimonial regime, which affect ownership, tax and succession. The notaire also collects the purchase taxes and explains the tax regime to a foreign buyer.
Next step: France property buying costs.
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See the $499 report, page by pageFrequently Asked Questions
What is the acte authentique de vente?
Is a compromis de vente binding?
Where is my deposit held in France?
Is the cadastre proof of ownership in France?
What is the DPE?
Header photo: Dale Cruse, CC BY 2.0, via Wikimedia Commons. All credits: image credits.