Is France a safer investment than Spain or non-EU countries?

A staggering 1 in 10 Britons have now bought abroad in search of sun kissed beaches or idyllic villages. But for those who have bought in certain destinations the dream lives have turned into nightmares, dream homes have turned into money-pits and dream investments have turned into scams.

Spain's infamous land-grab problem is not the only risk. The turbo-charged Spanish construction industry is spiralling out of control as wave after wave of new-build developments hit the coastline. This could trigger a property crash leaving thousands of Brits high and dry as a glut of properties will mean more supply than demand. In contrast the French coastline is protected by more planning regulation than you can shake a stick at - which protects both the natural landscape and your investment.

But even in France never buy in areas that are purely fuelled by foreign investment as this source could dry up, there must be local demand as well. Buy in places where there is no potential for more development where demand will always out-strip supply - places like historic town centres. And if you do buy on a new-build development bargain hard and get a knock down price so you can sell cheaply and therefore quickly if you want to move on. Remember you make your money on property when you BUY not when you sell!

In non-EU countries euphemistically termed 'emerging markets' you do not have the same protection against scams and corruption. Get-rich-quick schemes are usually scams so don't enter into deals that sound too good to be true. If you do go ahead don't think bribery and backhanders will get things moving - get everything in writing and keep everything above board.

The French system protects both buyers and sellers, unlike in the UK their estate agency industry is regulated and all French estate agents belong to a professional body (usually FNAIM) which guarantees professional standards and provides insurance cover in the event of any mistakes.

What are the golden rules for buying foreign property?

The three golden rules for buying property abroad are:

1. Take independent legal advice
2. Get a full structural survey done on the property
3. Speak the language or find someone who does

If you don't do the necessary checks your bargain can fast become a money pit into which you throw good money after bad. So do not be lured by a cheap price tag.

Do not accept pressure from the seller or the agent to buy without the necessary checks. If they are putting pressure on you then ask yourself why, could it be that they want you to commit yourself before you spot a problem? This is the oldest trick in the book and all you need to say is:

"Look, we're going through a process, we're buying this property but we're doing all our enquiries first, if you push us we will walk away".

If you have a limited grasp of French there IS a language barrier - how are you going to read the paperwork and understand the full implications of the contract? OK so the agent speaks fluent English but he has a vested interest in the sale going through - he is not an independent translator and he has no duty of care towards you.

It is essential to have an expert on hand who is fluent in the language and who is fully versed in the legal system so as to represent your interest - if only someone you can fax the contract through to before you sign it!

Get the right people invoved at the right time and you can avoid potential disasters.

Should I take any precautions when buying 'Off-plan'?

Buying 'Off-plan' seems like a 'win-win' situation; the developer gets his money early, you get a discounted price and personal input into the specifications.

But we would advise you to instruct an independent solicitor to act for you - one who is not linked to the estate agent or developer. Whereas an English solicitor will automatically ask certain questions on your behalf, a French notaire is not quite so proactive and you you will have to ask them to ask certain questions.

The 'big three ' questions which must be asked are:

• Does the builder have planning permission?
• Is the builder contractually obliged to give compensation if he doesn't honour the completion dates for the various 'tranches' of the development. You might want to stipulate a maximum or indeed minimum period of time for moving in - both to avoid costly delays and to avoid having to move in before you are ready.
• Is there a bank guarantee in place so that you will get money back if something goes wrong?