The seller's agent or a Russian-speaking intermediary does not cover everything. Who works for whom, conflicts of interest, the notary's role and why you need your own lawyer.
When you buy abroad from another country, it is tempting to look for one trusted person who speaks your language and "takes care of everything": finds the flat, negotiates, checks the documents and accompanies the deal. Sometimes this really is one reliable person. But as a rule, the roles inside a purchase are different, they are paid by different parties and they can pull in different directions.
The myth
The myth says that one agent (often the seller's agent or a Russian-speaking intermediary) or one lawyer is enough: if the notary signs and the agent says it is fine, the deal is safe. People believe it because it saves effort and money, because a common language builds trust fast, and because the notary seems like an official guarantee.
What is actually true
Start with the question every buyer should ask: who pays this person, and for whom do they work?
- The seller's agent is hired and usually paid by the seller, or paid a commission from the deal, so their interest is that the sale happens, at a good price for the seller. They may be honest and helpful, but they are not your adviser and have no duty to find problems on your side.
- An intermediary who "accompanies" you may be paid by a commission from the developer or the agent. That is a conflict of interest if you present him or her as your representative; it is acceptable only if it is disclosed and if you still have independent checking.
- A lawyer acts for the client who instructs and pays them. A lawyer proposed or paid by the seller or developer works for them in practice, even if friendly.
- A notary, in civil-law systems, is a public official who documents the transaction and checks formal requirements. In many countries the notary is neutral and owes duties to both parties and to the state, not to you alone. The notary does not negotiate for you, does not verify that you are paying a fair price and does not check what the law does not oblige them to check.
- A tax adviser looks at the consequences in the country of the property and in your country of residence. That is a separate competence from conveyancing.
For the difference between notaries and lawyers in different countries, see notary or lawyer: who do you need abroad. For the question of choosing an intermediary who speaks your language, see how to choose a Russian-speaking property agent abroad.
Where the myth comes from or is partly right
There is a true kernel. A good agent, even the seller's, can save a great deal of time: they know the market, the documents and the local procedure. A common language reduces mistakes, and in some countries the process is regulated enough that the notary does check title and encumbrances. In a simple resale in a transparent market, the risk can be modest.
What does not follow is that one person can be agent, adviser and guarantor at the same time. Independence is a safeguard in itself: a lawyer who is paid by you has an interest in finding problems, and finding problems before the deposit is the cheapest moment to find them. The cost of an independent lawyer is typically small relative to the price of the property, and it is far cheaper than a failed purchase; fees are agreed individually, so ask for a written fee estimate.
Country examples
Italy: the notary (notaio) is a public official, is generally chosen by the buyer and acts impartially for both parties; the notary is not your adviser on the price or on tax strategy. Agents' commissions are usually paid by one or both sides under local custom, so ask in writing who pays what. Reported by notary and buyer-guide sources.
Germany: a notary is mandatory for a property sale and acts neutrally. Under the law in force since 23 December 2020, when a consumer buys a flat or a single-family house through a broker, the buyer may bear at most half of the commission, and a broker acting for both sides must charge both equally (section 656c of the Civil Code, see gesetze-im-internet.de).
Spain: the notary documents the deed and the property registry records it, but the buyer's own lawyer is the one who checks planning status, debts and the seller's rights for the buyer. Whether the notary checks something depends on legal duty; do not assume it. Confirm with a local lawyer.
United Arab Emirates (Dubai): brokers and developers are regulated and registered, and for off-plan projects the payments should go into a regulated escrow account. The broker's duty is to the party that engaged them. Check the registration of the broker and the project with the regulator (RERA/DLD); see Dubai off-plan purchase checklist.
Bulgaria and other markets with high shares of foreign buyers: intermediaries who speak Russian or Polish are common and valuable, but the lawyer should be independent from the agent and the developer. Reported by local practitioners; confirm for your specific case.
How to act safely
- Write down, for every person, who engages them, who pays them and what they are responsible for.
- Ask the agent for the commission arrangement in writing and who pays it.
- Appoint your own independent lawyer in the country of the property before you pay a deposit, and do not use a lawyer recommended and paid by the seller or developer as your only check.
- Understand what the notary does in that country and what they do not check.
- Use a tax adviser for the consequences in both countries; see pre-purchase checklist abroad.
- If you give a power of attorney, keep it narrow and read power of attorney for buying property abroad.
- Never pay a deposit to an agent's personal account; follow the lawyer's or notary's payment instructions.
FAQ
Can the seller's agent also help me? Yes, with information and logistics, but they act for the seller, so use them as a source, not as your legal check.
If the notary signs, is the deal safe? Not automatically. The notary checks what the law requires, and that varies; it is not a replacement for your own lawyer.
Is a Russian-speaking intermediary enough? A common language helps communication, but check who pays him or her and whether a separate independent lawyer reviews the documents.
Who should pay for the lawyer? You, as the client, so the lawyer is clearly working for you.
How much does a lawyer cost? Fees vary by country and complexity; request a written estimate in advance and compare with the cost of the property.
How we help
We are a trilingual platform (Russian, Polish, English) that finds properties abroad and coordinates independent local lawyers and tax advisers. We do not replace your lawyer; we help you find one who works for you and keep the roles clear. This text is informational and is not legal, tax or investment advice; verify current rules in the country concerned. See also the series hub: remote buying: myths and facts.