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The main stages of Property Purchase (Compravendità) in Italy are the initial purchase offer (Proposta d’Acquisto), the preliminary contract of sale (Compromesso), and the notarized final act of sale (Rogito Notarile).  This article explains how the process works.

1. PURCHASE OFFER (Proposta d’Acquisto)

The first step after finding your ideal house is to make a purchase offer.  Initially, this is usually done verbally.  We discuss your offer price with the seller and after a bit of negotiation, hopefully your offer will be accepted.  Then, we complete the appropriate written offer document, incorporating all your conditions relating to the sale, which we ask you to sign. If you have already returned home, it is not a problem, as this stage can be carried out by email. Once the seller has also signed the document, we ask you to pay a small deposit, usually around 5% of the purchase price, which can be paid by bank transfer.

If the seller accepts your conditions (written acceptance), the parties will be bound to complete the sale as it has been established in the proposal. The seller receives your money, and this becomes your deposit on the property.

NOTES:

  • If you pull out of the sale after your offer has been accepted, you will lose your deposit. If the seller pulls out of the sale, he must refund your deposit.
  • When you make your offer to the seller, you must also decide on the dates by when you would like to sign the preliminary and final contracts. These dates are seen as deadlines, but you can sign anytime beforehand, as long as it is agreed by the seller.

2. PRELIMINARY CONTRACT OF SALE (Compromesso)

The compromesso is an agreement where both parties promise to conclude a future contract (notarial deed) and in which they record and expand upon all the terms of the proposed purchase.

In the compromesso the following information must be clearly stated - the identities of both parties, the features and cadastral data of the property, the cost and method of payments, and the date by which both parties agree to sign the final act (when the property officially becomes your own).

It must also be stated that the house will be sold without any outstanding debts, encumbrances or mortgages and is completely in order with town planning regulations.

A further payment (caparra) is made to the seller, usually around 20% of the total purchase price (including the deposit already paid).

NOTES:

  • By this stage, you need an Italian tax code (codice fiscale) which can be obtained from any tax office in Italy or from your Italian Embassy.  We can apply for your tax code, on your behalf. 
  • If the seller pulls out of the sale after this stage, he must refund your money and pay you the same amount again, as a penalty. 
  • The estate agency fee is due to be paid when the compromesso has been signed. The estate agent fee is usually around 3% of the purchase price + VAT.
  • It is a good idea to open an Italian bank account at this stage, in preparation for the final act.  We will help you with this. 
  • This stage can be carried out via email.

3. NOTARIAL DEED (Rogito Notarile)

The notarial deed is the FINAL ACT of the sale and is signed before a public notary (notaio) and the interested parties (seller and buyer).

Before the signing, the notary performs all the relevant checks on the property (land registry searches, legal and mortgage checks, etc.) He draws up the act which is signed in his presence and then he lodges the necessary taxes and registers the title deeds with the land registry, making the property officially yours.

If you are taking out a mortgage, you will sign a separate act for the mortgage at this time, and the notary will record your bank as your mortgage lender.

At the time of the signing, you also pay the balance on the price of the property, the notary fee and the related taxes.

NOTARY FEES

Notary fees vary, usually it is around 1.5% - 2% of the purchase price, but it is always advisable to request a quote. However, as an example, for a house costing €100,000, you can expect to pay around €1,500 - €2,000 (including VAT) to the notary. If you are taking out a mortgage, you have to sign 2 separate documents, so the cost will be around double.

TAXES

Below is a table of taxes currently payable on the purchase of a property:

 

Seller  Tax  Primary Residence  Secondary Residence 
 
Purchase from
a private seller
 
Registration Tax  2% of cadastral value * 9% of cadastral value 
Local Tax  €50   €50 
Stamp Duty  €50 €50 
 
Purchase from
a developer or
constructor (within
5 years of 
completion).
VAT  4% of purchase price
10% of purchase 
price **
Registration Tax  €200   €200  
Local Tax  €200  €200
Stamp Duty  €200 €200

 

* there is a minimum fee of €1,000 when paying the 2% tax on a primary residence. If the property is classed as a 'luxury home', the tax is 9%, not 2%.
** if the property is classed a 'luxury home', the tax is 20%, not 10%.

THE NOTARY

The notary is chosen by the buyer, however he is an impartial public official. He cannot act in the interest of one party, to the detriment of the other. Having one official, rather than 2 opposing solicitors, makes the process simpler than in other countries and also saves money. The notary ensures the validity and effectiveness of the act. He checks that the property is legally owned by the seller, that there are no outstanding debts and he carries out all the safeguards to protect the interests of both parties.  He calculates and collects the purchase taxes. His work is guaranteed, so if he makes an error, he must reimburse you for any losses that you incur.

NOTES:

  • If the contract is between 2 private individuals, the law states that the deeds must state the actual price paid for the property. However, for tax puposes, the figures can by calculated using the cadastral value (valore catastale), which is a figure decided by the land registration office and is usually a lot lower than the purchase price.
  • If the buyer is unable to read Italian, the documents must be translated into your language, or a trusted person can be given Power of Attorney (Procura) to sign on your behalf.  The fee for the translation (usually around 500 euros) is paid for by the buyer. 
  • In order to buy a property as your primary residence, to qualify for the lower tax value, you must obtain Italian residency within 18 months of signing the final act.
  • On 1/7/2009, a new law came into force requiring an energy performance certificate (ACE) to be attached to the notarial deed. It is issued by a qualified technician, and it is the seller's responsibility to organise this.

A NOTE FROM US

Buying a house in Italy may seem very complicated and bureaucratic, but it is usually straightforward and can be relatively swift. The process also has certain safety nets for the buyer, which aren’t present in the English system. We will help you at each stage and ensure that you are ready to proceed to the next step.

If you have any questions about the process, please contact us: This email address is being protected from spambots. You need JavaScript enabled to view it. 

We had been looking for a while to find a house in Abruzzo, when we made an appointment with Tracey. What a relief. Where we thought we were well prepared and made a list with houses to visit, Tracey had a much better view on what we needed and wanted. It was love on first sight with the house she suggested.

Being a foreigner in Italy, we could use all the help we could get. Tracey and her colleagues exceeded our expectations; not only did they give us tonnes of advice and information, they also helped with several practical issues. Thanks to Tracey we experienced a very smooth operation.

Besides the professionalism, Tracey excels in trustworthiness, and she transfers this feeling also to the people she works with. We appreciate her professional sight, but we appreciate her even more for the person she is.

I can advise everyone to engage with Tracey and her colleagues when you are looking for a house in Abruzzo.

While searching for our dream house in Italy, we “shortlisted” a long list of about 30 houses in various parts of Abruzzo. More than half of the houses were from Abruzzo Reality, as Tracey was one of the few real estate agents that responded to us, and promptly too. We met different real estate agents during our house-hunting trip. Tracey and Vincenzo stood out as they patiently listened to our requirements (and we were rather fussy about what we wanted!) and brought us to see the different houses. We read about the Daunting process of buying a house in Italy and different websites tell you different things. We were glad we could leave everything to Tracey and Vincenzo! They made the whole process so much easier as we had to go back to work and could not travel to Italy as often as we would have liked. After signing for our dream house, Tracey and Manolo (the do-it-all handyman) helped us with everything from cleaning the house, dealing with the utility company, to getting the house painted. We really appreciate their help!

“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, 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.”

For some time we were looking for a nice place to call our own in Italy, where we could have a relaxing time in between the rush of daily life, but could also rent during the high season. Looking over countless internet pages and visiting real estate sites we came across the site of "abruzzoreality.com". We couldn't have been more lucky.

From the start we had all the help that a 'stranger in paradise' could wish.

Together with Tracey we browsed the practically the whole of north Abruzzo for something suitable that had to be not only comfortable but also had to be fitting within our budget.

Because we were in the Netherlands, she visited several properties for us and came up with an extreme good property in Mosciano Sant'Angelo at the end of May. From that moment everything went in a current. Tracey and colleagues did literally everything for us. They took care of all the paperwork and she was our tower of strength during this hectic period. In only a few weeks we had to go to Italy to get everything straightened out and a few weeks later we could sign the contract. I'm sure that with our lack of knowledge about the Italian language and bureaucracy, we would have never done it in such a short period with such a fantastic result.

Our sincere compliments to Tracey for all her effort in helping us to obtain our apartment. Abruzzo Reality really put people before quick profits.

Thank you guys!

Buying a house in Italy has been an almost life long dream for us and was one that we never expected to come true. We decided that we might be able to buy in April as a result of the very favourable exchange rate and we immediately found Abruzzo Reality and a number of houses we were interested in. I started bombarding Tracey with daily, and sometimes more frequent, e-mails to get more information about properties and about the process generally and she was fantastic. She responded promptly every time and really seemed to enter into our excitement about the project. She gave us excellent advise about some of the properties which had appeared ideal on the web but which clearly were not going to meet our ideals. We went out to Abruzzo in July and met Tracey and Vincenzo as we visited our three chosen properties. They negotiated a fantastic deal for us on our perfect property and saw us through everything that followed; Tracey could not have been more helpful or supportive. We completed our purchase as planned on November 9th after a last minute hiccup, when the notary had to cancel our appointment at short notice. Tracey provided a lot of psychological support and Vincenzo rang round virtually every notary in Abruzzo to find one who could see us that day, as our plans and those of our vendors were completely dependant on that date. Tracey is now our property manager and I have complete confidence that under her expert guidance, all will continue to run smoothly for us in Abruzzo. Our dream has totally come true and for that we owe a huge debt to Tracey and Vincenzo for their expert support and guidance in helping us to achieve that dream.

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 were already looking a while for a suitable house for us in Abruzzo. Abruzzo Reality helped us very well on the search for this suitable house. We visited several houses. but when we saw our house, we knew immediately knew that this was the one. The house offers plenty of oportunities. Tracey helped us perfectly through the buying process.
A few months later we were the proud new owners! Tracey has also helped us with the paperwork concerning the purchase. Nothing was too much and we also found it important that the documents were translated in English. For a foreigner it’s not so easy , especially because ‘notary language’ is not the most understandable one.
Besides her professionalism, Tracey gave us a trust worthy feeling. She and Vincenzo are a good, reliable team. They made it a lot easier for us with their professional way of working and their knowledge.
Meanwhile, we are several months away and we are enjoying our life in Abruzzo. A splendid region that has so much to offer! Thanks!

"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 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!

From start to finish, Tracey and the Abruzzo Reality team are there to help. With finding the correct home with in the correct budget, to offering advice as to which is a good buy and which not so much. Need work done, they have contacts to help. Need a mortgage, they have contacts that can help with that to. The service doesn't stop with the purchase of a home either. Any care, guidance, or other assistance after the home purchase, Tracey can help. Being that English is her first language, this all makes a complicated process, that much easier. I can't say enough about the level of service received by Abruzzo Reality.

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 are 2 Danish families who recently has bought a house in Abruzzo. We have been very satisfied with Tracey and Abruzzoreality from the first day.  All our emails were answered in a quick and positive way and all our questions has been replied professionally and accommodating.  All our arrangements has been observed and we consider Tracey and her company very reliable.  No task is too big and none too small. Tracey is at the moment helping us buying furniture in Ikea and has bought 4 padlocks and made sure, that our house was securely locked.

To move, buy a house and live in another country with all its bureaucracy, customs and language barriers is quite a daunting, if not exciting, prospect at the best of times. To do so, when you are doing it alone can be frightening to say the least.

Tracey made it more of an exciting adventure, without the down side, in a friendly and trustworthy manner. I am extremely grateful to her and her colleagues, and they are still here, helping to smooth out the edges long after I purchased the house of my dreams. I consider them as friends.

Tracey also found me a companion, a beautiful and loving dog who is always by my side :) Thanks for all Tracey.

In 2010 we (man, wife, 2 children and 2 dogs) had a very serious idea to move to Italy, permanently. With the promised work possibilities in mind we started our search for a nice place in the region ‘Abruzzo'. Due to all kinds of changes, we had to change plans from time to time. Changes in terms of budget, type of house, area within Abruzzo and last but not least we had to leave the idea to move permanently. At the end of 2016, we bought our second home near Castilenti, Abruzzo. A very nice situated house, exactly what we wanted regarding the moment in life.

Along the way, from 2010 until now, Tracey / Abruzzo Reality helped us with so much patience and empathy. We regularly visited Abruzzo and went to places and houses which on paper would fit our needs. Within a few minutes on site, Tracey could see and ‘feel’ if it would be a fit or not, and if not, we moved further in a very relaxed but professional way. A no-fit happened a lot and never was problem. Next time better, she kept on searching and helped us with tips and advice in between.

The ease of talking in English to a real estate broker who is multi lingual and is perfectly capable of translating it back and forward without lost of words or context is a very big plus. The network of Tracey is wide and diverse, good and reliable geometras, notarys and builders are part of her network and were very helpful for us, as new Italian home owners to quickly make the region ‘our own’.

We recommend Abruzzo Reality / Tracey highly when you want to find your home and way in, and around, Abruzzo.

Buying property in a foreign country can be intimidating without a trusted guide. Tracey is that person. We have worked with her since 2010. She helped us buy our first home in Abruzzo, and when it became to small, sold it for us and helped us buy a larger one. She also cares for our property and manages the necessary paperwork in our absence for very reasonable fees. She is high energy and clearly enjoys what she does, but what most impresses us is how she continually goes above and beyond what a normal estate agent would do to help with the many small things -- even those not directly property related. If you are looking to buy in Abruzzo, you can rely on Tracey to provide you honest service, good advice, and service long after the sale.

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.

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.

I want to share the great experience I had with my agent Tracey. I’m a US resident and earlier this year I decided to make my dream of owning a home in Italy a reality. I was lucky to find Abruzzo Reality in my search.
Tracey was instrumental in refining my search and ultimate purchase in Abruzzo.
Having no idea how to purchase a property in Italy, she was able to help me through entire process. Even after the sale, Tracey helped me connect with locals to get the services I needed, from utilities to having work done.
The process couldn’t have have smoother and I highly recommend Tracey.

When my wife and I decided to purchase a property in Italy we began our research of the regions of Italy and quickly came to the conclusion that Abruzzo was the region we would like to reside in. Now it was time to search properties. A quick Google search of real estate companies pointed us to Abruzzo Reality. Having found a few properties we were interested in I submitted my inquiry and received a prompt reply from Tracey. Thus began a wonderful, professional relationship that led us to a successful purchase of our house in just a few short months. The team of Tracey and Vincenzo, along with the assistance of Manolo (the jack-of-all-trades handyman) has made this a very painless journey to home ownership in another country. Tracey coordinated our process from beginning to end. We could not have accomplished this on our own. Vincenzo patiently showed us many properties and Manolo has assisted us with anything we have needed following the sale. If you are considering home ownership in Italy, you cannot go wrong with the Abruzzo Reality team to put your mind at ease and begin enjoying your new life in Italy.

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