A shared language makes dealing easier, but it does not prove a licence, a clean contract or a safe payment route. A practical verification list that works for any agent in any country.
Many buyers from Poland, the EU and elsewhere feel more comfortable with an agent who speaks Russian. That is understandable and it is not a problem in itself: there are many honest, licensed agents who work in Russian, and a shared language removes real misunderstandings. The risk is a different one. When a conversation feels easy, we tend to skip the checks we would carry out with a stranger. This article is about what a common language does not prove, and how to verify any agent in any country. It is general information, not legal advice, and it makes no assumptions about any group of people.
What a shared language does not tell you
- Whether the agent is licensed or registered in that country.
- Whether the company named on the contract is the one you are talking to.
- Whom the agent is paid by, and how much.
- Whether the property exists, belongs to the seller and is free of charges.
- Whether the account you are asked to pay into belongs to a regulated holder.
A Greek guide says the buyers most exposed are those who do not speak the local language and rely entirely on the agent to guide the process without independent verification. That describes the situation, not the nationality of the agent.
1. Check the licence in the official register
Rules differ by country, so check how the agent is regulated where the property is, and look the person up yourself, not through a link sent by the agent:
- Cyprus. An agent needs to be registered and hold an annual licence from the Council of Real Estate Agents, according to the government business portal. A press report cites 125 convictions for illegal brokerage in 2024 and quotes the Council urging the public to check the licence first.
- France. The professional card is issued by the chamber of commerce and the agent must hold a financial guarantee, according to legal summaries. Ask to see both.
- Dubai. Ask for the broker registration number (BRN) and check it with the Dubai Land Department channels; advertisements are required to carry a permit number and a QR code, according to broker guides and press. A listing without a valid permit is a serious red flag.
- Spain. There is no general national licence, according to several guides, and some regions run their own registers (Catalonia and the Valencian Community are mentioned). That makes the next checks more important, not less.
If the person cannot or will not give a registration number, treat that as an answer.
2. Check the company
- Does the registration number on the contract match the register, and does it belong to the company that sends you the documents?
- Is the office address real? Is the website new? Look-alike websites of known agencies are reported, for example in Dubai.
- Do the names on the licence, the contract and the bank account agree?
3. Read the contract and the fee
Ask for a written service contract that says what the agent does for you, what you pay, when, and who else pays them. See who pays the estate agent and agent contracts and forms that bind you. If the agent recommends a lawyer, read the lawyer recommended by the agent.
4. Check the property and the seller separately
Use your own lawyer to obtain the registry extract and to confirm that the seller is the owner, that there are no debts or charges and that the building has its permits. For new builds, see how to verify a developer and, for Dubai, developer verification and escrow. For the documents you will have to bring, including from Russia or the CIS, see documents from Russia and the CIS.
5. Control the payment route
- Never pay an agent personally, in cash, to a private account, by a payment app or in crypto.
- Pay the deposit and the price only to a lawyer's or notary's client account, to a regulated escrow or to the account named in the contract and confirmed by a call to a number you found yourself. See wiring a large deposit.
- Be wary of last-minute changes of bank details; see property scams abroad.
- Expect your bank to ask about the source of funds; that is a normal part of the process.
Red flags
- Pressure to reserve today.
- A price far below comparable listings.
- "We will take care of the lawyer and the notary for you, no need for your own".
- Refusal to put the fee and the payment route in writing.
- A request to pay the agent or an associate personally.
- Unwillingness to name the licence number or the company.
FAQ
Is it wrong to use a Russian-speaking agent? No. Language is a legitimate reason to choose someone. Just do the same checks as for anyone else.
Do recommendations from a community group replace verification? No. They are a starting point. Verify the licence and the contract yourself.
Can I rely on the agent's translation of the contract? Ask a sworn translator or your own lawyer to read the original. See how to read a purchase contract.
What if the agent is also a developer's partner? Ask in writing, and consider an independent lawyer; see who pays the agent.
Independent help on your side
Independent help on the buyer's side, such as a lawyer you instruct directly or an adviser who tells you in writing how they are paid, closes the structural gap in any language. D.H. Realting can coordinate independent local lawyers for you; ask any adviser, us included, how they are paid. This text is informational only and is not legal, tax or investment advice.