From the codice fiscale to the rogito — the practical steps for a clean resale purchase in Italy, and where undisclosed problems usually hide.
Italy's purchase process runs through a notary by law, which gives buyers a real layer of protection — but it doesn't remove the need for your own due diligence. The notary confirms the deed is valid; it's still on you and your advisers to confirm the property itself is what it appears to be. Here's a practical order to work through before you commit money.
1. Get an Italian tax code (codice fiscale)
You need a codice fiscale to sign any preliminary contract, open a local account, pay taxes or complete the final deed. Non-residents can obtain one from an Italian consulate before travelling, or at a local Agenzia delle Entrate office once in Italy — it takes a few days either way, so arrange it early.
2. Check title and mortgages at the land registry
Request a visura catastale (cadastral extract, confirming the official floor plan, category and owner) and a visura ipotecaria (mortgage and lien search) from the Conservatoria dei Registri Immobiliari. These confirm who actually owns the property, whether it's mortgaged, and whether there are any registered liens or disputes attached to it.
3. Verify the property matches its cadastral record
Compare the registered floor plan against the property as it physically stands — extensions, merged rooms, converted spaces and enclosed terraces are common and are not automatically legal just because they're old. An independent geometra or surveyor should confirm conformità catastale before you sign anything binding; an undisclosed mismatch is one of the most common ways an Italian purchase goes wrong after the fact.
4. Confirm planning permission and building compliance
Ask for the original building permit (permesso di costruire or an older equivalent) and any later approvals for work done since. If anything was built without permission, find out whether it has been through sanatoria (regularization) — and if not, price in the cost and time of doing so, or walk away.
5. Sign the preliminary contract and pay the deposit carefully
The compromesso (or contratto preliminare) sets the price, deadlines and conditions, and is usually backed by a deposit — a caparra confirmatoria, typically 10–20% of the price. Understand exactly what happens to that deposit if either side pulls out: under a caparra, a buyer who withdraws without cause normally forfeits it, and a seller who withdraws typically owes double it back. Have a lawyer review the preliminary contract before you sign, not after.
6. Work out which tax applies — registration tax or VAT
Buying a resale home from a private seller normally triggers imposta di registro (registration tax): around 2% of the cadastral value for a primary residence, 9% for a second home. Buying new-build directly from a developer instead triggers VAT, typically in the 4–22% range depending on the property type — a materially different cost, so confirm which regime applies to your specific purchase before you budget.
7. Confirm reciprocity status if you're a non-EU buyer
Non-EU citizens need their nationality cleared against Italy's official reciprocity tables before the notary will proceed — this is standard for US, UK, Australian, Swiss, Japanese, Brazilian and most Latin American buyers, but not automatic for everyone. Raise it with your notary early; a late-stage problem here can delay or derail a deal already under contract.
8. Sign the rogito and register the deed
The rogito is the final deed, signed before the notary, who verifies the seller's title, reads the deed aloud, collects the taxes due, and registers the transfer with the land registry. Get the registered deed and confirm the property, any easements and your ownership details are recorded correctly — this is what actually transfers legal ownership, not the preliminary contract.
FAQ
Do I need a lawyer as well as a notary? The notary is neutral and confirms the deed is valid; an independent lawyer works only for you and is worth having, especially for the preliminary contract and any cadastral issues. How long does a typical purchase take? Often one to three months from preliminary contract to final deed, longer if reciprocity checks or regularization are involved. Can I buy remotely? Yes, using a power of attorney for the signing, though a video viewing and independent local checks are still essential. What's the biggest source of post-purchase disputes? Cadastral mismatches and undisclosed unauthorized construction, discovered after the buyer already owns the property.
How we help
We coordinate the notary, an independent geometra for cadastral checks, and a lawyer for the preliminary contract, and walk you through each step so nothing is confirmed only after you've paid. Informational only, not legal or tax advice — rules and rates change, and your notaio or commercialista should confirm the specifics for your purchase.