Frequently asked questions

The commission is agreed in writing before work begins and, as a rule, is due only once the deal has been completed through our mediation. The amount, and how it is split between seller and buyer, depend on the type of mandate and on the property, so we always prepare a written quotation, item by item, to be read at leisure before anything is signed.

Yes. Some owners, especially of villas and historic residences, ask for complete confidentiality and do not want a public listing, so the property is shown to only a few people. If you are looking for something very specific, tell us your wishes, area and timing: after an initial conversation your advisor will also suggest what cannot be seen online.

There is no single timeline. Once the property is chosen you need document checks, the offer, a mortgage with the bank's survey if applicable, the preliminary contract and finally the deed at the notary's office. If the home has restrictions, open inheritances or works to be regularised, the steps take longer. Your advisor will give you an honest estimate, which remains only an estimate.

Besides the price there are taxes, the notary's fee, the agency's commission and, with a mortgage, the bank's arrangement and survey costs. Taxes vary according to whether you buy from a private seller or from a company, and according to how the home will be used. Before making an offer it is wise to ask the notary for a written estimate and an up-to-date summary of the rules in force.

You can, and it is best to raise it early: a preliminary assessment from the bank, before you make an offer, clarifies how much you can borrow and on what terms. The bank will then have the property valued by a surveyor and will ask for the ownership documents. Terms and timing vary from one lender to another, and a trusted financial advisor can compare them with you.

Before the offer, our office gathers the mortgage and land-registry searches, the title deeds, the floor plan, the condominium rules and any approved spending resolutions. The actual state of the property is then compared with the planning documents. The notary repeats and completes these checks before the deed: if mortgages or discrepancies emerge, we agree how to resolve them ahead of the deed.

The offer is the written proposal in which the buyer sets out price and conditions. It usually remains valid for a stated period and comes with a cheque as a deposit, returned if the seller does not accept. Once the seller accepts, the agreement generally becomes binding. What the deposit means if either party changes their mind depends on how it is worded, so discuss the text with the notary before handing over the cheque.

It is the contract in which seller and buyer commit to completing the sale before the notary on an agreed date and terms. It usually provides for a deposit and clauses on handover, costs and guarantees. It can be registered and, in some cases, recorded in the property registers to protect the buyer. Because it binds both parties, have a notary or lawyer read it before you sign.

With an exclusive mandate the owner entrusts the sale to a single agency for an agreed period, and in return the agency invests in photography, promotion and the screening of enquiries. A non-exclusive mandate allows several agents to be involved, but effort tends to be scattered. There is no answer that suits every home: we discuss it together, going through duration, withdrawal terms and commission line by line.

Often yes, but it is better to know before the home goes on the market. We ask a technician to compare the actual layout with the cadastral floor plan and the building permits: some discrepancies are resolved with a simple filing, while others take longer or affect the price. What can be regularised depends on the municipality and on any protection order, so speak with a technician and the notary.

As a general rule, the energy performance certificate (EPC) accompanies sales and lettings and must be drawn up by a qualified technician. It shows the energy class and estimated consumption, and it affects both buyers' interest and running costs. Obligations, exceptions and penalties vary with national and regional law, and we check them with the technician before a listing goes live.

The 4+4 is the ordinary residential lease: it runs for four years and then renews for a further four, except in the cases provided for by law. The temporary lease answers a documented, short-term need, such as a fixed-term work assignment, and runs for a shorter period. Rent rules, taxation and requirements depend on the type of lease, so have them checked by your accountant.

Short lets are governed by national, regional and municipal rules, as well as by the condominium regulations. They usually involve registering guests, notifying the authorities, an identification code for the property where required, and a specific tax regime. Rules differ from one municipality to another and change over time, so we have them checked with your accountant and the building manager before an advertisement is published.

Generally a security deposit, within the limits set by law, and documents showing the ability to pay the rent: an employment contract, tax returns or, for companies, financial statements. Sometimes a bank guarantee or a guarantor is added. We prepare the list case by case, for each home and each tenant, avoiding excessive requests; the details remain those written in the lease.

It is not enough to multiply the square metres by an average price for the area. We compare recent sales of genuinely similar properties and weigh position, floor, aspect, view, the condition of the systems, outdoor space, the quality of the building and the regularity of the paperwork. The outcome is a reasoned range, not a magic figure, and we always explain it in person, point by point.

In its first weeks a listing attracts the most attention, and a price out of line with the market wastes it: viewings dry up, the property looks stale and the owner ends up negotiating from a weaker position. A credible asking price, with reasonable room for negotiation, tends to bring serious buyers. Nobody can guarantee timing or outcome, but being consistent with the market helps.

No. Ours is a market valuation: a reasoned opinion on what a property could be sold or let for. For inheritances, divisions between heirs, disputes or a bank's requirements you need a formal survey report drawn up and signed by a qualified technician. When necessary we have one prepared by trusted professionals and coordinate it with the rest of the file.

In principle yes, but the conditions depend on nationality and on whether a reciprocity arrangement exists between Italy and the buyer's home country. The notary checks this before the deed. For citizens of European Union countries the route is generally more straightforward. The tax consequences in your own country and in Italy should be clarified with an advisor before you commit.

You need a valid identity document and an Italian tax code, which can be requested before the purchase. Opening a bank account in Italy is advisable for payments and utilities. If you cannot attend the deed in person, you can give a power of attorney to someone you trust, with the translations required. The notary will tell you which documents and legalisations your case calls for.

The Nobilis network includes advisors who speak English, French, German, Spanish and Russian, as well as Italian. In the most international offices, such as Lake Como and the Costa Smeralda, a dedicated advisor looks after foreign clients. We can also arrange an interpreter and, where possible, a notary who speaks your language, so that every step, from offer to deed, is understandable down to the last line.