E-signature, video notary or power of attorney? What each country accepts when you cannot travel, and the document mistakes that delay closing.
You can buy property abroad without travelling, but the question that decides how is not "is there an app", it is "what form does the law of that country require for the deed". This article looks at the documents and signatures. For the broader planning, viewing and management side, read our guide to buying property abroad remotely.
Three levels of signature
- A reservation agreement or an offer is usually a private document. An ordinary or advanced e-signature is often enough, but each country decides how much weight it gives.
- A power of attorney (POA) is a notarial document in most of the countries below. It is the usual way to let someone sign the deed for you.
- The title deed, the document that moves ownership, is typically signed before a notary or an equivalent official, in person or by an attorney.
What eIDAS does and does not do
Under the EU eIDAS Regulation a qualified electronic signature has the same legal effect as a handwritten one in every EU state, and other e-signatures cannot be refused only because they are electronic. What eIDAS does not do is replace national rules on the form of a real-estate deed. A qualified e-signature on a PDF does not turn a sale that needs a notarial deed into a private contract. Also, a signature service that is not a qualified one may carry less weight, and member states decide how much. So an e-signature helps with reservations and side documents, but ask the local lawyer which documents can be signed that way.
Country by country
Spain. Law 11/2023, in force since 9 November 2023, allows certain notarial acts to be signed electronically before a notary by video, including company acts and powers of attorney other than general or preventive ones, according to law-firm summaries. We did not find confirmation that a property sale deed can be signed that way, so assume that you either attend or give a POA. A POA can be signed at a Spanish consulate in your country, which is reported to need no apostille or translation, or before a notary at home with an apostille and a sworn translation into Spanish.
Portugal. Decree-Law 126/2021 made it possible to carry out authentic acts, including property deeds and mortgage contracts, by videoconference from 4 April 2022, through a remote attendance platform on the Justice Portal from October 2022 (see the government digital page). We could not verify whether a non-resident without Portuguese digital identity can use it, so ask the notary or the Casa Pronta office before you plan on it.
Greece. The purchase is executed in a notarial deed before a Greek notary. You can attend or be represented by an attorney whose POA was signed at a Greek consulate or before a notary at home, apostilled and then translated into Greek by a certified translator.
Cyprus. The sale contract is signed and the buyer's lawyer pays stamp duty within 30 days and deposits the contract at the Land Registry, in the sources we found within 60 days. Some buyers need a permit from the District Officer; ask your lawyer whether it applies to you. We did not find a clear rule on POAs; plan for a notarised and apostilled POA and check.
Bulgaria. The deed is made before a notary in the district of the property. A POA signed abroad has to be notarised there, apostilled and translated into Bulgarian by a sworn translator, and law firms say it must describe the property and key terms. If you do not speak Bulgarian, an interpreter is present at the signing.
Dubai. Law-firm and broker articles describe a special POA naming the property and acts, notarised, apostilled or legalised by the UAE consulate, attested in the UAE and translated into Arabic. We could not confirm this from the Land Department, so ask the licensed broker and the trustee office. Off-plan payments go to the developer's escrow account, which you can check with the Land Department.
Couriering originals
Originals still matter: the POA, the apostille and sometimes the signed deed. Use a tracked courier, scan everything before sending, and ask the lawyer in writing which pages must be originals and how many copies. A POA that is sent late, or that is one page short of the apostilled set, is the most common cause of a missed closing date.
Money and escrow
Money can move before the deed in some countries and only at the deed in others. Pay only into the account named in the contract, from an account in your own name, and ask the lawyer how the funds are held until registration. See currency and payment for overseas buyers.
Pitfalls
- Time zones. An appointment at 10:00 in Nicosia is 09:00 in Warsaw, and 10:00 in Dubai is 07:00 or 08:00 there (the UAE has no daylight saving), so check which time zone every appointment is quoted in and fix the time in writing.
- A POA that is too narrow or too general. Name the property, the price range and the acts. Many notaries refuse vague powers.
- Expired or revoked POA. Check how long yours is valid and what the notary needs to be sure it was not revoked.
- Name mismatches between passport, POA, tax number and deed.
- Missing originals, missing apostille, translation done by someone the local notary does not accept. See our article on certified translations.
- Signing a document you cannot read. Insist on a translation before you sign.
FAQ
Is an e-signature enough to buy a flat? Not on its own where the law requires a notarial deed. It can be enough for a reservation or side agreements.
Can the lawyer sign for me? Yes, with a POA valid in that country. Choose a lawyer who works for you, not for the seller.
Do I need an apostille? If the POA is signed in a country that is party to the Hague Convention and used in another, usually yes, unless it was signed at the consulate of the destination country. Verify for your case.
How long does a POA take? That depends on the notary or consulate queue and the apostille office. We have no verified average.
What if the notary wants me to be present? Ask the lawyer for the alternatives: a POA, a different notary, or a different date.
How we help
We are a trilingual platform that finds properties and coordinates independent local lawyers and tax advisers who prepare powers of attorney and close the deal. This text is informational and is not legal, tax or investment advice. Rules change, so verify the current procedure with a local professional before you sign.