What your bank asks before a large transfer abroad

A large transfer for a flat or house abroad is one of the few bank operations that almost always triggers questions. This is normal and lawful: banks in the EU are required by anti-money-laundering rules to know who their customer is and where the money comes from. This article explains what an EU bank usually asks, which documents answer the questions, why transfers sometimes take days longer than expected and how to prepare. It does not repeat the country-specific details already covered in our guide on sending money abroad from Poland or the currency aspects in currency and payment for overseas buyers. It is about lawful compliance only: the aim is to document honestly, never to avoid a check.

Why the bank asks

EU banks apply customer due diligence under the anti-money-laundering framework: Directive (EU) 2015/849 as implemented in national law, and from 10 July 2027 the directly applicable Regulation (EU) 2024/1624. Part of that is understanding the purpose of the account and monitoring transactions that do not fit the customer's profile. Where a transaction is unusual or risk is higher, the rules foresee enhanced due diligence, which includes checking the source of funds and the source of wealth. There is no single amount above which a bank must ask. Figures such as EUR 10,000 or EUR 15,000 appear in the rules for specific situations (for example occasional transactions without an account, or cash), and they are often repeated as if they were a universal trigger. Banks ask on a risk basis: a payment that is large compared with your usual account activity, goes to a new country or arrives from several sources will draw questions even if it is below those figures.

Which documents answer the question

Source of funds means where the money in this transfer came from. Source of wealth means how you accumulated your assets overall. A bank may ask for either. The most useful documents depend on the origin:

• Savings from employment: payslips or an employment contract, bank statements showing the accumulation, and tax returns for the relevant years.
• Business income: annual accounts, a tax return, invoices or dividend resolutions.
• Sale of another property: the sale contract or notarial deed and the statement showing the proceeds arriving.
• Gift from family: a gift deed or written declaration of the donor, the donor's identity and the transfer record. Check whether gift tax was reported where it applies.
• Inheritance: a certificate of inheritance or court decision, and the statement of the estate payout.
• Loan: the loan agreement, including a loan secured on your own home (see a mortgage in your country against property abroad).

Bring documents that match the amount. If you move EUR 200,000 and your statements show EUR 30,000 of savings, the rest needs its own paper trail.

SWIFT, SEPA and what changes

Euro payments inside the SEPA area are normally credit transfers with an IBAN and run through a standard process. Under Regulation (EU) 2021/1230, charges for cross-border euro payments in the EU must be the same as for corresponding domestic payments. Since 9 October 2025 payment providers in the euro area must also offer a Verification of Payee check, which compares the name with the IBAN before a transfer is sent; providers in EU countries outside the euro area have until 9 July 2027. Make sure the name you enter matches the beneficiary exactly.

Payments outside SEPA, or in other currencies, go by SWIFT. The payment may pass through intermediary banks, each of which may deduct a fee. The fee instruction matters: OUR means the sender pays all charges, SHA means they are shared, BEN means the beneficiary bears them. If a contract requires a net amount, agree this in writing and choose the option that lets the full amount arrive.

Why transfers get delayed

• The bank is waiting for the documents on source of funds. The transfer is held until the file is complete.
• The beneficiary name, IBAN or SWIFT code does not match, or the payment purpose is unclear. Write the purpose precisely, for example the purchase of a named unit under a named contract.
• The receiving or intermediary bank runs its own checks, which you cannot see.
• The country or counterparty needs extra screening. Banks apply sanctions and risk screening, and some jurisdictions or counterparties take longer. We cannot predict which banks are stricter; ask yours.
• A first large payment to a new beneficiary triggers a security check by phone or in the app.

A realistic plan is to start the conversation with the bank days or weeks before the payment date, not on the day the contract requires the deposit.

How to answer lawfully and calmly

Answer the bank's questions fully and truthfully. Provide documents in the form requested. If the money came from several places, explain each. If a document is not available, say so and offer an alternative. Do not split a payment into smaller transfers to stay under a figure, do not route money through someone else's account and do not give an explanation that you cannot document: this is exactly what banks are trained to detect, and it can lead to a refused transaction, a closed account or a report to the financial intelligence unit. A bank that reports a suspicion is generally not allowed to tell the customer, so a refusal without reasons does not always mean you did anything wrong. If a bank refuses, ask whether another document would help and consider asking a lawyer.

Also keep in mind the rule that the sender should be the buyer. Pay from an account in your own name, as described in buying remotely and signing at a distance.

FAQ

Is there an amount above which the bank must ask where the money comes from? There is no single universal amount. Banks assess risk, and a large or unusual transfer may prompt questions at any size. Figures in the rules apply to specific situations.

How long does a large transfer take? A SEPA transfer with a complete file is usually quick, but a transfer that triggers a source-of-funds review can take several additional days. A SWIFT payment with intermediary banks can take longer. We cannot give a guaranteed time; ask your bank.

Can I use a gift from a relative? Yes, if you can document it: a gift deed or declaration, the donor's identity and the original transfer. Check the tax treatment of gifts in the relevant country.

What if the bank blocks the payment? Ask which document is missing, provide it and keep a record of the communication. If the reason is unclear, talk to a lawyer rather than trying to send the money another way.

Can I pay in cash? We do not recommend it. Cash cannot be tied to the purchase, EUR 10,000 or more must be declared when crossing the EU border, and from July 2027 businesses in the EU are expected to refuse cash payments above EUR 10,000.

Sources

The framework is in Regulation (EU) 2024/1624 and the guidance of the European Banking Authority on AML/CFT. National implementation and bank practice differ, so check the details with your bank.

How we help

We are a trilingual platform that finds properties and coordinates independent local lawyers and tax advisers. We can help you structure the payment timeline around the bank's checks and put you in touch with a lawyer who can review your documents. This text is informational and is not legal, tax or investment advice; rules and bank practice change, so verify the current position before you act.