Purchase of 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 intense, it is extremely important that buyers are well informed. In Home Life Point Realty we work daily with clients who are looking for not just property, but security and calmness. So we created this guide to explain the necessary documents when buying property and how to protect yourself from the most common risks.
First of all, it's the notary act that confirms the right to property. It must be valid, correct and entered in the Property Register. Its verification shall include an overview of the history of ownership, the manner of acquisition of the property and the possible presence of co-owners or restrictions.
Next up is the tax assessment certificate. It is issued by the respective municipality and is necessary for the very confession of the deal to a notary. Tax valuation also affects the amount of notary fees.
Another critical document is the certificate of lack of weights. It proves that the property is not burdened with mortgages, forbidden or other rights that may prevent its free disposal. This certificate shall be issued by the Registry Agency and must be dated as soon as possible to reflect the current status of the property.
Sketch (for plots and lands) or scheme (for apartments) from the cadastre shows the real boundaries and characteristics of the property. This document ensures that the purchased object is correctly reflected in the cadastral map and there are no differences between documents and reality.
Last but not least, a document on paid local taxes and fees must be presented which certify that the seller is fit for the municipality. If the property is part of a marital financial community, consent from the seller's husband or wife will be required, confirmed by appropriate family status certificate.
Often the attention is mainly on the obligations of the seller, but the buyer has certain commitments, especially when the deal is about to be confessed to a notary. Depending on the specific situation and the way of funding, the following documents may be requested from the buyer:
Mandatory document for each transaction. If the buyer is a foreign national, a valid passport is also required and, in certain cases, a translation of personal documents by a translator.
If the buyer is in marriage, especially when the property will be acquired as family property, a certificate of civil marriage must be presented. If the property is purchased by joint means, consent by the spouse or both spouses must be parties to the transaction.
With regard to the requirements for combating money laundering, the notary has the right to request documents certifying the origin of the funds for the purchase .
If the property is purchased using a mortgage loan, prior approval of the bank is required, as well as a letter of commitment or credit decision issued. The bank is actively involved in the transaction and in most cases transfers the amount directly to the seller.
If the transaction will be carried out by proxy, a notary certified power of attorney with clearly indicated rights to make the purchase is required. In the event that the buyer is a legal person, there is also a need for constituent documents, a certificate of actual status and a decision of the management body.
In practice, we often encounter cases where buyers face unexpected problems after signing a preliminary contract or even after confessing the transaction, as well as cases where the purchase is postponed or complicated precisely because of the lack of a key document by the buyer . . e.g. when lending or when buying on behalf of another person.
This may include hidden burdens, incomplete documentation, illegal construction activities or legal disputes about property. To avoid such situations, it is important to work with professionals who know the market and legislation in detail.
Home Life Point Realty Team conduct a comprehensive legal verification of the property, including verification of the Property Register, Cadastre, court registers and municipal services. We commit not only to finding the right property, but also to ensuring its legal purity.
We're preparing preliminary contracts in line with the specifics of each deal. We provide full legal protection to the buyer through clearly defined obligations, deadlines and responsibilities clauses. We also cooperate with bank financing as necessary, working with leading banks and credit consultants.
We are personally present at the notary confession to make sure that the final act is drawn up correctly, reflects the real agreement between the parties and does not contain adverse conditions for the buyer.
Buyers who act without professional support often fall into situations that can cost them both literally and figuratively. The most common problems include:
These risks are not hypothetical and therefore the services of a proven professional are not only recommended but often imperative.
We do not merely mediate between a seller and a buyer We know in depth the characteristics of the market in Sofia and closely monitor all legal changes that could affect your deal.
With our support you get:
If you are planning to purchase of property and you want to make sure you avoid the underwater stones, contact us or seek our advice.
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