Buying property in Tuscany
Legal assistance for foreign buyers, from the preliminary agreement to the deed, and for what comes afterwards: inheritance, letting, renovation disputes.
Versione in italiano · Se assiste un cliente straniero: richiesta di parere
Why a lawyer, when there is a notary
In Italy the notary (notaio) is a public officer. He checks the title, registers the deed and collects the taxes, and he is required to be impartial between seller and buyer. He is not your adviser and does not negotiate on your behalf.
The decisions that determine whether a purchase goes well are taken earlier, when the preliminary contract is signed and the deposit is paid. That is where a lawyer acting only for you is useful, particularly if you are not resident in Italy and are reading documents in a language that is not your own.
Where problems usually arise
- The deposit. Italian law distinguishes between caparra confirmatoria and acconto. The words look similar; the consequences if the sale falls through are entirely different.
- Planning compliance. Country properties in Tuscany frequently contain works carried out without permission, or differing from the permission granted. An undeclared discrepancy can make the deed void and is a common source of litigation.
- Energy and technical certification. The APE certificate and the compliance of electrical and heating systems are often produced late and accepted without scrutiny.
- Agency commission. It becomes due when the parties reach agreement, not at the deed. Buyers are regularly surprised by this.
- Rural land. Neighbouring farmers and tenants may hold a right of pre-emption which, if ignored, allows them to take the property from the buyer.
- Condominium arrears. The buyer answers for the unpaid charges of the current year and the preceding one.
What this firm does
- Review of the preliminary contract and negotiation of its terms before you sign anything.
- Verification of title, planning status and registered mortgages or charges, working with a surveyor where required.
- Drafting of conditions protecting you if a mortgage is refused or a discrepancy emerges.
- Assistance at the deed, including by power of attorney if you cannot travel.
- Purchases through inheritance or with co-owners abroad, which need particular care.
- After the purchase: letting agreements, condominium matters, disputes with builders, and succession planning for property situated in Italy.
Cross-border succession
Where the owner of an Italian property lives abroad, Regulation (EU) 650/2012 allows the law of the country of habitual residence to govern the succession, and allows a citizen to choose the law of their nationality instead. The choice has to be made in the will and has significant consequences, since Italian law reserves fixed shares to close relatives while other systems do not. It is worth addressing at the time of purchase, not afterwards.
Practical matters
Instructions are accepted in English and Spanish as well as Italian. The firm can act for you under power of attorney if you are abroad, and meetings can be held by video call. Fees are agreed in writing at the outset, based on the professional scale and the complexity of the matter, and a written estimate is provided before any engagement begins.
Versione in italiano
Acquisto di immobili in Toscana da parte di stranieri
Lo studio assiste acquirenti stranieri nell’acquisto di immobili in Toscana, dalla trattativa fino al rogito e nelle questioni che seguono l’acquisto.
Il notaio è un pubblico ufficiale imparziale: verifica la titolarità, roga l’atto e riscuote le imposte, ma non è il consulente di una delle parti. Le scelte che determinano l’esito dell’operazione si compiono prima, con il preliminare e la caparra, ed è in quella fase che l’assistenza di un avvocato incide maggiormente.
I punti critici ricorrenti sono la distinzione tra caparra confirmatoria e acconto, la conformità urbanistica e catastale, spesso problematica negli immobili rurali, l’attestato di prestazione energetica e la conformità degli impianti, la provvigione dell’agenzia, che matura alla conclusione dell’affare e non al rogito, la prelazione agraria dei confinanti e le spese condominiali arretrate, delle quali l’acquirente risponde per l’anno in corso e per quello precedente.
Per chi risiede all’estero, il Regolamento UE 650/2012 consente di scegliere nel testamento la legge applicabile alla successione: una scelta che incide sulla quota riservata ai legittimari e che conviene valutare al momento dell’acquisto.
Lo studio riceve incarichi in italiano, inglese e spagnolo, può operare su procura e tenere gli incontri in videoconferenza. Il compenso è concordato per iscritto all’inizio dell’incarico.