Checklist before buying a property in Sofia

Checked 0 of 25

Your ticks are saved in this browser only.

1.Documents to ask the seller for

Ask for copies before you pay any deposit. An honest seller has no reason to hide them.

Proof of ownershipUsually a notarial deed. If the property was inherited, gifted or acquired another way, also ask for that document (certificate of heirs, deed of gift, etc.).

Cadastral scheme or sketchIssued by the Geodesy, Cartography and Cadastre Agency (AGKK). For an apartment it is a "scheme", for a house or land a "sketch". Compare the area and layout with what you see on site.
Tax valuation certificateIssued by the municipality and needed for the deal at the notary. If the tax valuation is higher than the price, the local tax and the fees are calculated on it.
Proof the building is completeFor newer buildings - a permit for use or a certificate of commissioning. Without it, nobody can legally live in the property.
Details of every ownerFind out exactly who owns the property. If it was bought during a marriage, both spouses usually have to sign. If it was inherited, all heirs have to sign.

This check costs little and can protect you from losing the whole property. If you are not sure how to do it, ask a lawyer to do it.

Certificate of encumbrancesIssued by the Registry Agency. It shows whether any mortgages, attachment orders or lawsuits are registered against the property. Get a fresh certificate right before the deal, not one from weeks earlier.

Ownership historyCheck when and how the seller acquired the property. If it changes owners often, or was bought only weeks ago, ask more questions.
Check any power of attorneyIf the seller sends a representative instead of coming in person, ask the notary to check the power of attorney in the Notary Chamber register - that it is genuine and has not been revoked. Fake powers of attorney are a known property fraud scheme.
Unpaid taxes and billsThe notary checks electronically whether the seller owes public debts (such as taxes). For electricity, water, heating and building fees, ask the seller for proof they are paid.
Who lives thereIf the property is rented out, find out when the lease ends and when the tenants will leave. A lease registered in the property register stays in force for the new owner. Write the move-out date into the preliminary contract.

Photos show the best side. The viewing should show you everything else.

Does it match the documentsEnclosed balconies, removed walls or added rooms that are not in the scheme may have been done without a permit. Ask for documents for every such change.

Condition of the installationsCheck the fuse box, the pipes, signs of damp and mould in corners and under sinks, the windows and the heating. A major renovation can cost thousands of euros.
The building and common areasLook at the entrance, the lift, the roof and the facade. Ask about the monthly maintenance fee and whether major repairs are coming that you will have to pay towards.
Visit at different timesCome at least twice - on a weekday and in the evening. Noise from a street, a bar or neighbours often is not heard on a Sunday afternoon.
The surrounding areaWalk around and look at transport, parking, schools and shops. Check whether anything is being built nearby that will block the view or make noise for years.

Skip this part if the building is finished and has Act 16.

The developer's rights to the landCheck that the developer owns the land or holds a building right on it, and that the land is not mortgaged to a bank.

Building permitAsk for the permit and the approved design. Compare them with what you are being sold - floor, area, layout.
Construction stageAct 14 means the rough structure is done, Act 15 that the building is finished, and Act 16 confirms it is fit for use. The earlier the stage, the bigger the risk.
Payments tied to the stagesIt is safer when instalments are tied to the acts - for example part at Act 14 and the rest at Act 16. Be careful if almost the full amount is asked for very early.
The developer's track recordLook at buildings they have finished and, if you can, talk to people who live there. Delays and build quality are easiest to judge on site.

The preliminary contract is what protects you. Do not sign it in a hurry.

A written preliminary contractA verbal agreement does not protect you. The contract should state the price, the deposit, the deadline for the notary and what happens if either side backs out.

A mortgage conditionIf you are buying with a mortgage, agree what happens to the deposit if the bank says no. Otherwise you risk losing it.
The real price in the deedIf someone suggests writing a lower price in the deed than you actually pay, refuse. It is a false declaration that carries criminal liability, and if the deal falls apart it will be hard to prove you paid more.
A full list of costsOn top of the price you will pay local tax, notary and registration fees. Work them out in advance with our calculator. Go to the calculator →
An independent lawyerHire a lawyer who works only for you, not for the seller. The fee is small compared with the price of the property.

None of these always means fraud, but each one is a reason to stop and check carefully.