What documents are needed when buying property and how to avoid risks?

Buying real estate in Bulgaria is a serious step that requires careful preparation and legal precision. Especially in a city like Sofia, where the market is dynamic and demand is intensive, it is extremely important for buyers to be well-informed. At Home Life Point Realty, we work daily with clients who are looking for not just a property, but security and peace of mind. That's why we created this guide - to explain which documents are needed when buying a property and how to protect yourself from the most common risks.

Key documents that need to be checked

First and foremost is the notarial deed, which certifies the right of ownership. It must be valid, in good order, and registered in the Property Register. Its verification includes a review of the property's history, the method of acquisition of the property, and the possible presence of co-owners or restrictions.

The tax assessment certificate follows. It is issued by the respective municipality and is necessary for the transaction to be executed before a notary. The tax assessment also affects the amount of notary fees.

Another critically important document is the certificate of no encumbrances. It proves that the property is not encumbered by mortgages, foreclosures, or other rights that may impede its free disposal. This certificate is issued by the Registry Agency and should be dated as recently as possible to reflect the current status of the property.

A sketch (for plots and land) or a plan (for apartments) from the cadastre shows the actual boundaries and characteristics of the property. This document guarantees that the purchased property is correctly reflected in the cadastral map and that there are no discrepancies between the documents and reality.

Last but not least, a document for paid local taxes and fees must be presented, which certifies that the seller is up to date with the municipality. If the property is part of a marital community property, consent from the seller's spouse will also be needed, confirmed by a relevant certificate of marital status.

Documents required from the buyer

Attention often focuses primarily on the seller's obligations, but the buyer also has certain commitments, especially when a deal is to be confessed before a notary. Depending on the specific situation and the method of financing, the following documents may be required from the buyer:

Identity card

Mandatory document for every transaction. If the buyer is a foreign citizen, a valid passport is also required, and in certain cases, a translation of personal documents by a translator.

Certificate of marital status

If the buyer is married, especially when the property will be acquired as marital property, a marriage certificate must be presented. If the property is being purchased with joint funds, consent from the spouse is required, or both spouses must be parties to the transaction.

Proof of origin of funds (for bank transfer)

In connection with the requirements for combating money laundering, the notary has the right to request documents that certify the origin of the funds for the purchase - this may be a bank statement, employment contract, tax return, or other relevant document.

Bank certificate (for mortgage)

If the property is purchased with a mortgage loan, prior approval from the bank is required, as well as a commitment letter or a credit decision. The bank actively participates in the transaction and in most cases transfers the amount directly to the seller.

Notarized power of attorney (if the buyer is not present in person)

If the transaction is to be carried out through a proxy, a notarized power of attorney is required, clearly specifying the rights to make the purchase. In case the buyer is a legal entity, founding documents, a certificate of current status, and a decision of the management body are also required.

How to protect yourself from risks

In our practice, we often encounter cases where buyers face unexpected problems after signing a preliminary contract or even after the transaction is finalized, as well as those in which the purchase is delayed or complicated precisely because of the lack of a key document on the part of the buyer - for example, when financing or when buying on behalf of another person.

This may include hidden encumbrances, incomplete documentation, illegal construction activities, or legal disputes regarding the property. To avoid such situations, it is important to work with professionals who know the market and the legislation in detail.

The Home Life Point Realty Team Conducts a comprehensive legal check of the property, including verification in the Property Register, Cadastre, court registers, and municipal services. We are committed not only to finding a suitable property but also to ensuring its legal clarity.

We prepare preliminary contracts tailored to the specifics of each transaction. We provide full legal protection to the buyer through clearly defined clauses for obligations, deadlines, and responsibilities. If necessary, we also assist with bank financing, working with leading banks and credit consultants.

We are personally present at the notarial deed to ensure that the final act is drawn up correctly, reflects the actual agreement between the parties, and does not contain unfavorable conditions for the buyer.

Potential risks when buying independently

Buyers who act without professional support often find themselves in situations that can cost them dearly – both literally and figuratively. The most common problems include:

deals with owners who do not have full rights to sell the property;
presence of unregistered mortgages or foreclosures;
building violations or lack of Act 16;
inheritance disputes;
Poorly drafted preliminary contracts that do not protect the buyer's interests.

These risks are not hypothetical, and that is precisely why the services of a proven professional are not just recommended, but often necessary.

Why trust Home Life Point Realty

We don't just mediate between seller and buyer – we protect your interests by guiding you through the entire process: from the first viewing to the final registration in the Property Register. We have in-depth knowledge of the specifics of the Sofia market and strictly monitor all legal changes that could affect your deal.

With our support, you get: