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FASI PRINCIPALI DI UN ACQUISTO IMMOBILIARE (COMPRAVENDITA')

1) Proposta d’Acquisto

Il primo passo da fare dopo aver trovato la casa ideale per arrivare all’atto finale è quello di formulare una proposta d’acquisto in forma scritta indirizzata al venditore versando un piccolo acconto, di solito tramite assegno intestato al proprietario o bonifico bancario.

L’agente immobiliare compilerà il modulo in vostra presenza, inserendo tutte le condizioni relative alla compravendita.

Se il venditore accetterà le vostre condizioni (accettazione scritta) le parti saranno vincolate a portare a termine la compravendita come è stato stabilito nella proposta e il venditore incasserà il vostro assegno che diventerà caparra confirmatoria.

In caso di mancata accettazione il venditore, tramite l’agente immobiliare, vi restituirà la somma versata. Da quel momento siete liberi di rinunciare all’affare oppure potete riformulare una nuova proposta con la stessa procedura della precedente.

2) Compromesso

Il compromesso (detto anche contratto preliminare di compravendita) è un atto con il quale le parti promettono di concludere un futuro contratto (rogito notarile) nel quale vengono riportate ed ampliate tutte le condizioni stabilite nella proposta d’acquisto.

Nel compromesso devono essere indicate in modo chiaro, le generalità delle parti, le caratteristiche e i dati catastali dell’immobile, il costo e le modalità di pagamento, la data di stipula del rogito con relativa consegna dell’immobile.

Inoltre deve essere indicato che la casa sarà venduta senza gravami, vincoli o ipoteche e completamente regolare sotto il profilo urbanistico.

3) Rogito Notarile

Il rogito notarile è l’atto conclusivo della compravendita e viene stipulato davanti ad un notaio e alle parti interessate (venditore ed acquirente).

Il notaio effettua preliminarmente tutte le verifiche relative all’immobile oggetto di compravendita (visure catastali, visure ipotecarie, ecc.), redige l’atto che viene firmato in sua presenza e poi effettua la registrazione versando le imposte relative, la trascrizione in conservatoria, e la voltura catastale.

Spesso con l’atto di compravendita viene firmato anche l’atto di mutuo e successivamente a questa operazione il notaio provvederà all’iscrizione ipotecaria a favore della banca erogante.

Al momento del rogito avviene il pagamento del prezzo dell’immobile, dei relativi costi notarili e delle tasse.

COSTI NOTARILI

Quando si acquista una casa bisogna tenere presente i costi notarili occorrenti. Nel caso si richiede un mutuo occorre stipulare due atti.

Gli onorari per i due atti (atto di compravendita e atto di mutuo) e le tasse dovute allo Stato ( registro – iva e imposte fisse) variano a seconda del tipo di atto, dell’eventuale importo dell’ipoteca della banca. Quindi è sempre consigliabile richiedere un preventivo dettagliato dei vari costi.

TASSE

Qui di seguito riportiamo una tabella delle tasse da pagare sull’acquisto di una casa:

  Imposta  Prima Casa  Altri Acquisti
 
Acquisto
da privato
 
Registro  2% del valore catastale 9% del valore catastale
Ipotecaria €50  €50
Catastale  €50 €50
 
Acquisto
da impresa 
IVA 4% del prezzo della casa 10% del prezzo della casa
Registro €200 €200  
Ipotecaria €200   €200  
Catastale  €200  €200 

N.B.
Riguardo, le cessioni di immobili ad uso abitativo tra privati, la legge precisa che sul rogito deve essere riportato l'effettivo corrispettivo pattuito. Merita ricordare, al riguardo, che la finanziaria 2006 ha introdotto per questo tipo di cessioni la possibilita' dell'acquirente di chiedere al notaio che la base imponibile ai fini dell'applicazione delle imposte (registro, ipotecaria e catastale) sia costituita dal valore catastale dell'immobile, indipendentemente dal corrispettivo indicato nell'atto, ovvero indipendentemente dal prezzo dichiarato dalle parti.

Per le cessioni soggette ad Iva (ovvero dove una delle parti e' un impresa o una societa'), le novita' sono altre. Le imposte, come avveniva precedentemente, continuano ad essere calcolate sul valore di cessione (il prezzo pattuito) che deve corrispondere -come minimo- a quello cosiddetto "normale", ovvero di mercato.

I requisiti necessari per usufruire delle agevolazioni prima casa sono i seguenti:

L’abitazione deve essere non di lusso.

L’immobile deve essere ubicato nel comune di residenza dell’acquirente o nel comune in cui l’acquirente stabilirà la propria residenza entro 18 mesi dall’acquisto.

L’acquirente non deve essere titolare, neppure per quote o in comunione legale, su tutto il territorio nazionale, di diritti di proprietà, uso usufrutto abitazione o nuda proprietà, su altra abitazione, acquistata, anche dal coniuge, usufruendo delle agevolazioni per l’acquisto della prima casa.

NOTE:

Caparra confirmatoria

Solitamente, al momento della proposta per l’acquisto di un immobile , si versa come anticipo una somma di denaro a titolo di caparra. Tale somma viene persa se l’acquirente si ritira dall’affare. Se è il venditore ( chi ha incassato i soldi) a ritirarsi dall’impegno, dovrà ridare all’acquirente la somma ricevuta oltre ad una penale pari a quanto incassato: in pratica, restituirà il doppio di quello ricevuto.

Certificazioni

Ricordiamo anche che il Dl 112/08 ha abrogato anche l'obbligo di allegare al rogito la certificazione degli impianti (elettrico, riscaldamento, caldaia, etc.), della quale comunque il proprietario deve dotarsi al momento della loro installazione o revisione. Anche qui e' determinante una corretta redazione del rogito, perche' la responsabilita' grava sul venditore.

Il 1/7/2009 e' entrato in vigore l'obbligo di redigere e di allegare al rogito notarile l'attestato di certificazione energetica (ACE) per le unita' immobiliari, anche sotto i 1000 mq.
Si tratta di un documento che "fotografa" il consumo energetico dell'unita' immobiliare, riportando dati sugli usi di energia inerenti il riscaldamento, la produzione di acqua calda, la climatizzazione estiva e l'utilizzo di fonti rinnovabili, con una stima delle emissioni di gas ad effetto serra determinate da tali usi. Viene rilasciato da tecnici abilitati iscritti agli Albi professionali.

Notaio

Il notaio (o nella dizione medioevale, tuttora talvolta usata, notaro) è un libero professionista e contemporaneamente un pubblico ufficiale, figura speciale prevista dall'ordinamento per favorire la registrazione capillare degli atti (in genere di diritto privato) stipulati fra i cittadini, a complemento e strumento, ed in delega generale, della funzione di registro provveduta dallo stato.

Il notaio è una figura prevista nell'ordinamento dei paesi a diritto latino, ma che non esiste o non ha corrispettivo nei paesi in cui vige il diritto anglosassone (common law).

Nel diritto italiano, secondo quanto recita l'art. 1 della legge 16 febbraio 1913, n. 89 (cosiddetta "legge notarile"), I notari sono ufficiali pubblici istituiti per ricevere gli atti tra vivi e di ultima volontà, attribuire loro pubblica fede, conservarne il deposito, rilasciarne le copie, i certificati e gli estratti.

Il notaio, per legge, non può fare l’interesse di una delle parti contraenti a danno di altre; perciò non può, ad esempio, tacere l’esistenza di una ipoteca o di un privilegio sul bene che si compra. Tale dovere di imparzialità esiste anche quando il notaio è scelto da una delle parti (tale scelta spetta, di regola, alla parte acquirente).

Il notaio garantisce la validità e l’efficacia dell’atto: non può garantire la convenienza economica dell’affare. Con l’ausilio del notaio possono essere stabilite più appropriate garanzie a tutela degli interessi dei clienti.

Proposta d’acquisto

E' l'atto emesso dai potenziali acquirenti di un'immobile (su modulo proposto dall'agenzia,), contenente precise promesse fatte al venditore sia riguardo alle condizioni di acquisto che al prezzo. I dati che devono necessariamente essere presenti sull'atto sono, oltre a quelli identificativi del venditore, del compratore e dell'immobile (indirizzo e descrizione della casa), il prezzo, le modalita' e i termini di pagamento, la data e il luogo dell'atto successivo (compromesso o rogito), la scadenza entro la quale il venditore deve dare accettazione e le eventuali penali previste in caso di inadempienza.

From the word go we were impressed by Tracey's professionalism. She focused on exactly the type of property we wanted, not what she had to sell. Tracey spent a lot of time with us and offered much practical advice and we secured a perfect house meeting all our requirements. In addition, Tracey provided all the necessary information on Italian property law and much else besides about local issues. The whole process moved very smoothly to completion with Tracey and her colleagues always there to clarify any issues. A first class operation.

We do not know where we would be if it weren't for the assistance provided by Tracey. She made every step of the buying process effortless as well as assistance above and beyond the actual purchase. Everything was explained in detail and their knowledge of the area, details and contacts were invaluable. She is an asset to the continued management of our property and have no hesitation in recommending her to anyone contemplating buying or selling property in Abruzzo.

“Thank you, Tracey for all your help with our house buying experience. You gave us support right through the process, from making our first visit to some potential properties to being with us at the final signing, and this was much appreciated. We feel that we have made the right choice of property to suit our needs and we really couldn’t have asked for a more pain-free process, which was mainly down to the way you kept in touch with us and sorted things out to help us. We feel that, for you and our estate agent, nothing was too much trouble and you went the extra mile on our behalf. We’d strongly recommend you to anyone else who is thinking of buying their dream home in Abruzzo. “

Tracey of 'Abruzzoreality' is quite simply a miracle worker! Let us explain.

Having had a holiday home out in the countryside near Penne for ten years, we decided that it was now time for us to 'downshift' and move to a smaller, more easily managed house in town. Tracey had superbly managed the country house for us, arranging ongoing maintenance for the house and gardens, as well as successfully organising holiday lets for the weeks when we were not 'in residence'. Tracey is a highly respected professional; her knowledge and understanding of the vagaries of the property market in Abruzzo is second to none. Knowing her to be honest; always acting with integrity and with our best interests at heart, we were keen to involve her in our plans to relocate in Abruzzo, from the outset.

Tracey designed the advertisement for the sale of our property; posted it on her Abruzzoreality website and was successful in attracting a number of potential buyers. A sale and date for the exchange of contracts was agreed within weeks, meaning we had to quickly find a town house which met our needs. Tracey arranged for us to look at suitable properties in our preferred towns of Penne and Loreto Aprutino. Tracey chose well and we fell in love with a beautiful compact house in the 'Centro Storico' in Loreto. We made an offer which was accepted and through Tracey's hard work, were able to complete the purchase to coincide with the sale of our country property. Tracey had managed to successfully ensure our move was stress-free, seamless and relatively quick to conclude.

We will of course continue to use Tracey's management services for our new holiday home in Loreto and as always, will never hesitate to recommend 'Abruzzoreality' to anyone and everyone! We have been very lucky in getting to know Tracey, who for a whole variety of reasons, has made our time in Abruzzo trouble free and hugely enjoyable. Long may she continue to do so!

When we fell in love with our little house in the Abruzzen, Italy, we were extremely lucky to have the help and support of Tracey.  She always responds quickly to all our emails and is tireless when it comes to answering all our questions. We certainly couldn’t have done it without her.

Everything went smoothly!!
We saw a lot of houses with a lot of agencies. Some of them were more friendly than others, but with you, from the beginning, it was just like talking to a friend, and we had never met before.
Every question, even a stupid one, you answered.
If we had a doubt, you gave us your trust by sending evidence.
Last year in April we met, to visit a few houses. The one we came for, was the one we fell in love with.
You arranged everything through email, we just had to sign and pay 😉
Even the appointment with the notary was planned according to our chosen date.
Even after the sale you are willing to help us and answer our questions.
Thank you Tracey!

Tracey has made the selling of our Abruzzese property painless. She has coped with all the bureaucracy for us, and made a potentially very stressful time, into a positive experience. If only all house buying was that simple; much more certain and secure than in the UK. Many thanks.

We are now the happy owners of a beautiful house in Abruzzo.

We came to Abruzzo for the first time, knowing that we love Italy and having talked to Tracey once, we soon realized that she understood our brief better than we perhaps did ourselves.

We not only enjoyed her professional service, both during the search and all the following admin work, but also the friendly manner in which it was delivered.

We would have no reservations in recommending Abruzzo Reality to anyone that would like to buy a property in Abruzzo.

"Having decided emphatically that Abruzzo would be our holiday home location, we visited at Easter to look for our dream home. We met many agents but not one of them inspired us with trust in the manner in which Tracey did. We were led patiently through the house hunting process; initially via the “net” in England and then on the ground in Abruzzo.

Every detail of this potentially difficult process was taken seriously and sensitively. We were kept up to speed by being fed every morsel of information electronically as the deal unfolded whilst we were back home in England. The establishment of our ‘codice fiscale’ and Italian bank account were all facilitated for us. We came back to Italy to complete the purchase, just six weeks from first sight to completion."

“Tracey, who works with a reliable Abruzzo estate agent through whom we purchased our property, was so incredibly helpful in guiding us through the bureacracy of Italian property purchase: in her safe hands, we didn't encounter any problems, and it all seemed straightforward. And now she is providing an excellent property management service: totally flexible, reliable, and not expensive: it just takes away all those little worries that you inevitably have when you're not actually there. It is so useful when someone knows a trustworthy builder, plumber or carpenter. We consider ourselves so fortunate.

We find few people in the UK have even heard of Abruzzo, let alone know where it is in Italy! It is simply glorious, it is "real" Italy, still (thank goodness) undeveloped, un-touristy and cheap. If you have children, like us, they are loved and spoiled. Go to Abruzzo, and see for yourselves! Tracey will give you the warmest welcome.”

In our search for houses in Abruzzo we came across several kind and helpful people in the various real estate agencies. However, from the very beginning Tracey has given us kind, informative and immediate responses to all our questions. So, when we met Tracey at our first trip to Abruzzo there was no doubt in our mind to chose her and Abruzzo Reality to help us.

Tracey has been guiding us from the first step of the Italian buying process until we finally received the keys to the house. And we are convinced that Tracey will ensure that the process of renovating the house will be as smooth as possible. Thank you.

After searching for 3.5 years and meetings with many brokers, we can safely say to have some experience. The meeting with Tracey and Vincenzo felt right from the first moment. The combination of Italian (Vincenzo) and English / Italian (Tracey) works very well. They have an extensive network, convenient from the first moment to the after sales care. The casual and friendly way of doing business is nice. The contacts are fast. Questions by email are quickly picked up and answered. They have the necessary knowledge and can inform you about all the things needed for the purchase and / or establishment in Abruzzo. If you are looking for a broker that works reliably and fast, you've come to the right place.

We have nearly completed our first year of owning a property in Abruzzo after looking for almost 5 years.
During our last two years we met Tracey and Vincenzo, who introduced us to the region of Abruzzo. They showed us a variety of properties, based on the brief given to them and did care that we the buyers and the properties were closely aligned.
Having found a property that matched what we wanted, the process of buying was fairly straight forward through their services. Tracey took us through the process step by step and ensured everything was conducted in a professional manner.
Both Tracey and Vincenzo assisted us with the Italian notary and followed up after the transaction was completed dealing with all the necessary paperwork.
We are delighted with her services and her meticulous attention to detail.

We would like to say a huge thank you for all of your help and support in helping us buy our dream home here in Italy; you walked us through every step of the way.

The service you and Abruzzo Reality provide is first class as well as your ongoing after sales service. It is hard to believe we’ve been living here for over four years now and not being fluent in Italian, it’s still great to know you are always there whenever we need your help and support. We know we can rely on you and you always have a friendly, professional approach, so we’ve always felt secure in dealing with someone who speaks the same language. That is a really important factor, especially when buying a property abroad. We wouldn’t hesitate to recommend you to anyone.

Once again a very special thank you, Tracey, we both know we couldn’t have done it without you!

We have moved from the USA to Montefino in the Province of Teramo, Abruzzo, Italy. By shear luck we googled Abruzzo properties and found Abruzzo Reality and Tracey! She and her colleagues were the most accommodating team that we could have asked for. Tracey speaks both fluent Italian and English so there has been no concern for a misunderstanding in translation. We incurred some daunting trials while acquiring our Elective Visas and Tracey went above and beyond the call of duty to assist us. If you are in the market for a home in Abruzzo, Abruzzo Reality is a must!

We can't say enough good things about Tracey and Vincenzo. The welcoming guidance they provided during our first day-long house search in several towns was as helpful and generous as their time and "insider insights." We've had good experiences with real estate professionals in our moves, but have never seen this level of customer service and expertise.

We were looking at houses in Abruzzo for quite some time as we were quite fussy on what we wanted and it had to be within a specific budget. Apart from this, our requirements changed a lot over the period we were looking at houses. Despite this we have to say Tracey and colleagues were always there to help out, and even show us a few house we insisted on seeing when they knew quite well they were not suitable for us. The house we eventually purchased was one they brought to our attention, when they did we named it the "prison house", which shows how impressed we were, and of course how wrong! During the purchase and since (now 4 years on) Tracey has helped us (and still does) not only sort out our problems and get jobs done, but also provide great guidance and encouragement to do things ourselves.

"We cannot sing the praises of Tracey sufficiently highly. She has taken all of the worry out of the house purchasing process in Italy. She has been trustworthy, thorough and reliable throughout. Tracey is a gentle, intuitive translator, active project manager and industrious agent. We have made significant savings by entrusting the whole process to Tracey. Without having the confidence to make this leap of faith we could never have operated so effectively, or economically from so great a distance.

The inevitable unfamiliarity with the Italian property house buying market proved potentially daunting. Informed advice is crucial and is provided in abundance."

We had a very large and unusual property and Tracey and colleagues did a great job selling it, they managed to find a buyer who loves our house and village. They were helpful and accommodating from the beginning, through to the final act.

We cannot thank Tracey and Vincenzo enough for all the fabulous help and support they have given us throughout the process of finding a new home in Abruzzo, Italy. Their honesty, openness and friendly professionalism was everything we needed to feel confident at what was a daunting time. I would highly recommend both Tracey and Vincenzo to anyone looking to buy or sell in Abruzzo. True Gems that deserve every success. THANK YOU.

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