From the offer
to the keys
What happens after you find a property you like, who does what, and how long each step takes. Choose how you are paying and what you are buying - the steps will adjust to your case.
- 1
Viewing, offer and negotiation
Up to youWho: You and the seller
View the property carefully and agree not just the price but also the deadline for the notary, what stays in the property and when it will be vacated. Write everything down - it goes into the preliminary contract.
- 2
Applying for a mortgage
1–3 weeksWho: You and the bank
The bank checks your income and credit history and tells you how much it can lend. Start as early as possible - that way you know your budget before you pay a deposit.
- 3
Preliminary contract and deposit
1 dayWho: You and the seller
You sign a written contract with the price, the deposit and the deadline for the notary. The amount of the deposit is agreed between the parties - the law sets no percentage. If the buyer fails to go through with the deal, the seller may keep the deposit; if the seller fails, the buyer may claim double the deposit back (Obligations and Contracts Act, Art. 93).
- 4
Mortgage condition in the contract
At signingWho: You
Write into the preliminary contract what happens to the deposit if the bank turns the loan down, and leave enough time before the notary. From handing in your documents at the bank to receiving the money usually takes 3–6 weeks.
- 5
Documents and legal checks
3–7 working daysWho: The seller, the notary or your lawyer
Certificate of encumbrances from the Registry Agency (3 or 7 working days), tax valuation certificate from Sofia Municipality (1, 3 or 5 days) and the cadastral scheme (3 or 7 working days).
- 6
Valuation and final approval
1–2 weeksWho: The bank
The bank's valuer inspects the property (usually 3–7 working days), the bank's lawyers check the documents, and then the bank gives final approval. The bank lends up to 85% of its own valuation, which may be below the price.
- 7
Signing at the notary
1 dayWho: You, the seller and the notary
You sign the notarial deed, which is then entered in the property register. The local tax is paid before or at the signing, and the notary checks that it has been paid. Work out the tax and fees in advance.
- 8
Mortgage and paying the seller
Usually 1–3 working daysWho: The bank and the notary
Together with the purchase, a mortgage is set up in favour of the bank. Once the deed and the mortgage are registered, the bank transfers the money to the seller.
- 9
Handing over the keys
As agreedWho: You and the seller
Sign a handover protocol and write down the meter readings for electricity, water, heating and gas. You will need them to move the utility accounts into your name.
- 10
Moving the utility accounts
Within 30 daysWho: You
Move the electricity, water, heating and gas accounts into your name. You will need the notarial deed, your ID and the meter readings. At Sofiyska Voda the change is free within 30 days. You do not file a declaration with the municipality - for a purchase, it receives the details automatically (Local Taxes and Fees Act, Art. 14(3)).
The times shown are either official deadlines or typical market ranges confirmed in several sources. Every deal is different - the bank, the seller and the contract can make them longer or shorter.
Want someone to handle the deal for you?
We'll follow every step and tell you honestly what comes next and how long it will take. We work with a limited number of clients each month so every one gets the attention they need.
0879 826 292