In the United States, title insurance and an escrow agent stand between you and disaster. In Italy neither exists in the same form. The notary confirms the deed is valid — not that the house was built legally, not that the survey matches reality, not that the seller's brother has a claim. That gap is exactly where a foreign buyer loses money, and it is exactly what an independent lawyer is for.
Due diligence before the deposit, not after
We run the checks that decide whether the purchase is safe, and we run them before you are contractually committed. The single most common problem we find is a building whose physical state does not match its filed plans — an unauthorised extension, an enclosed terrace, a converted cellar. Left unresolved, it can make the property unsellable and unmortgageable.
- Twenty-year title chain and proof the seller can actually sell
- Mortgage, lien, seizure and easement searches at the land registry
- Cadastral plan against physical reality, with a surveyor on site
- Building permits, amnesties (condoni) and habitability certificate
- Condominium accounts, arrears and pending litigation
- Planning constraints: landscape, seismic, historic and coastal
The three documents that actually bind you
The proposta di acquisto looks like a friendly offer. Once accepted it is a binding contract. The compromesso commits you to buy and puts real money at risk. The rogito before the notary transfers title. We negotiate all three, and we register the preliminary contract where the deposit justifies it — the step that protects you if the seller goes bankrupt or sells to someone else.
- Proposal drafted with your conditions precedent, not the agent's
- Preliminary contract with a mortgage condition and a real penalty clause
- Registration of the compromesso for high-value deposits
- Notarial deed attended on your behalf under power of attorney
After the keys: taxes, utilities and renovation
The costs do not stop at the deed. IMU on second homes, TARI waste tax, condominium charges, and a tax residency question if you begin spending long periods in Italy. If you renovate, the permit regime — CILA, SCIA or permesso di costruire — determines both the timeline and whether you can access the building bonuses still in force.
- Post-closing tax registration and annual filings
- Utility, insurance and condominium set-up in your name
- Renovation contracts and contractor disputes
- Short-let licensing, CIN code and regional tourist rules
- Selling later: capital gains, plusvalenza and the five-year rule
Questions we are asked about this
Do I need to be in Italy for the closing?
No. A power of attorney lets us sign the deed for you. Many of our clients see the property once and never return until it is theirs.
Are the €1 houses real?
The listings are real; the price is not the cost. The schemes require a renovation commitment, a deposit or bond, and a fixed deadline. We read the specific municipal regulation before you commit — they differ town by town, and some are far better than others.
Can a US citizen buy property in Italy?
Yes. The United States and Italy have reciprocity, so there is no restriction on ownership. You will need an Italian tax code, which we obtain for you.