17 Mar Notary explains real estate purchase
Buying real estate in Italy - from a notary's perspective
Notary Olivia Barresi, Varese, reports:
Italy has always exerted a special attraction on international buyers. Whether it’s quality of life, culture, investment or simply the beauty of the landscape – many people from Germany, the UK, Switzerland, the Netherlands or the USA decide to make a piece of Italy their home by buying a property.
As an Italian notary who has been working with international buyers for many years, I have experienced time and again how much anticipation – but also uncertainty – is associated with this decision. After all, buying real estate abroad is never just a financial matter. It is emotional, cultural and often very personal.
I would like to give you an insight in this article:
* What challenges international buyers often face
* Which practical preparations are useful
* And how a smooth real estate purchase in Italy should ideally proceed.
The role of the notary in Italy
For many buyers from abroad, my role is unfamiliar at first.
In Italy, the notary (notaio) is a state-appointed official. Unlike in some other countries – such as Great Britain or the USA – I do not represent the interests of a single party. As an independent authority, my task is to ensure the legal certainty of the entire process.
In concrete terms, this means I check:
* whether the seller is actually the owner
* whether encumbrances such as mortgages or liens exist
* whether all building law and cadastral information is correct
* whether the taxes are calculated correctly
* and whether the entire purchase complies with Italian law
Buyers from Germany or Switzerland are usually used to structured processes, but often find the level of detail in Italy particularly precise. Buyers from the UK or the USA are often surprised at how formal and binding a notarized purchase agreement is here.
But this structure has a clear purpose: legal certainty.
As soon as the contract has been notarized and registered, your property is legally secured.
Typical challenges for buyers from abroad
1. the accuracy of bureaucracy
In Italy, several things have to match exactly:
* the cadastral data
* the actual condition of the property
* the details of the municipality
Even small deviations – such as an interior wall that was moved years ago – often need to be corrected before the purchase. This can seem tedious at first, but ultimately serves to protect you as the buyer.
2. language and formal processes
The notarized purchase contract (“Rogito”) is read out in full in Italy and must be understood by all parties involved.
If buyers do not speak Italian and the notary does not speak the language in question, a sworn translator is called in. In addition, a bilingual contract is often drawn up.
Many people find this very formal at first, but in the end this process is usually perceived as very sensible and reassuring.
Time expectations
Buyers from Germany or Switzerland often expect clear timetables, while British or American buyers sometimes expect faster processes.
In Italy, however, “care takes precedence over speed.”
A well-prepared purchase can be completed quickly – a hasty one rarely is.
Practical tips for international buyers
1. apply for the Codice Fiscale in good time
The Italian tax number (“Codice Fiscale”) is mandatory. Without it, no binding contract can be concluded.
It can be applied for at the Italian consulate or directly in Italy at the “Agenzia delle Entrate”. The best thing to do is to take care of it as early as possible.
2. take the preliminary contract seriously
The so-called “Compromesso” (preliminary contract) is **legally binding** in Italy.
This is often unfamiliar, especially for buyers from the UK or the USA. It is not just a declaration of intent, but a contract with clear obligations.
A deposit paid is protected – if one party withdraws without justification, contractual penalties may be incurred.
3. plan money transfers early
International transfers and proof of the origin of the funds must be well prepared.
European and Italian regulations on money laundering require clear documentation of where the funds come from. Clean bank records avoid delays later on.
4. keep an eye on taxes
The tax situation depends on this, among other things:
* whether you can benefit from the “Prima Casa” discount (if you are/will be resident in Italy)
* whether you are buying from a private individual or a property developer
Early clarification helps to plan realistically and avoid surprises.
5. build the right team
A smooth purchase usually succeeds with:
* a reputable estate agent
* a good architect or surveyor
* a tax consultant, if applicable
* an experienced notary
Organizing everything on your own – especially across national borders – often leads to unnecessary stress.
This is what a well-prepared real estate purchase looks like
In my experience, successful purchases usually follow a similar pattern:
The following should always apply: Preparation before emotion
The legal and technical review begins early on – sometimes even before a concrete offer is made.
Ownership is clarified, potential risks are identified and resolved in advance.
Clear and transparent preliminary contract
The purchase price, down payment, schedule and conditions are clearly regulated.
Everyone involved knows what they are getting into.
Structured financial planning: The financing is prepared, all cash flows are traceable, taxes and notary costs are calculated in advance.
There are no surprises on the day of the notarization.
A quiet closing date
On the day of the “Rogito”:
* all documents are prepared
* If necessary, a translation is prepared and a translator is available.
* payments are organized
* all parties involved are informed
The contract is read out, explained and signed.
The entry is then made immediately – and your ownership is legally secured.
A personal note
Over the past few years, I have had the pleasure of accompanying many families from all over Europe and beyond. It is often a very emotional moment when the keys are handed over at the end – be it for a vacation home or a new home.
At first glance, the Italian legal system sometimes seems complex. However, its aim is simple: **clarity and security of ownership**.
If the process is well prepared, buying a property will not be an obstacle course, but a clearly structured path.
With the right preparation, transparency and good partners, this step can not only be safe, but also very fulfilling.
And for many, this marks the beginning of a whole new chapter in Italy.
I will be happy to advise you – also in English!
Olivia Barresi
Studio Notarile Ferrara, Barresi
Viale Aguggiari, 32
Varese
Phone: +39 0332 232 528
Mail: obarresi@notariato.it
Web: https://www.fbvnotai.it/
Branches in Varese, Gallarate, Milan and Saronno
By the way, three houses next to the notary’s office there is a wonderful little hotel with a parking lot and restaurant:
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