What it covers
Stage-by-stage legal checks, from initial offer to post-completion. Pre-CPCV verifications, CPCV clauses to watch for, escritura preparation, and post-completion registration. Not a substitute for independent legal advice — but a competent self-audit you can run on any Portuguese property purchase.
Stage 1 — Before any deposit
- Have you obtained a Portuguese NIF (tax number)?
- Have you appointed a fiscal representative (if non-EU/EEA)?
- Have you opened a Portuguese bank account?
- Have you prepared AML documentation for the source of your funds?
- Have you engaged an independent property lawyer — chosen by you, not suggested by the agent or seller?
- Have you obtained the certidão permanente from the Conservatória do Registo Predial?
- Have you obtained the current Caderneta Predial?
- Have you confirmed the seller is the registered owner with full capacity to sell?
- Have you identified any mortgages, attachments, or third-party rights?
- If property was inherited, has the partilha been registered?
Stage 2 — Property verification
- Does the property's legal area in the Caderneta match the actual area on site?
- Is there a valid habitation license?
- Are all additions — pools, annexes, basements, extensions — separately licensed?
- For land: is it classified urban or rural in the PDM?
- For land: what construction is permitted under the PDM?
- Is there a valid energy certificate?
- Are there any environmental restrictions affecting the property?
- Are utility supplies (water, electricity, sewage) confirmed?
Stage 3 — CPCV review
- Is the property identified by Registo Predial number and Caderneta article?
- Is the price, deposit, and balance stated clearly in figures and words?
- Is a firm completion date set, with delay consequences?
- Are conditions precedent included (finance, satisfactory due diligence, clearance of identified issues)?
- Is the deposit treatment symmetrical — buyer default vs seller default?
- Is the deposit held in escrow, or paid directly to the seller?
- Are existing charges to be discharged before completion?
- What is the language of the contract? Is a certified translation provided?
- Where will the escritura take place?
- What happens to the deposit if either party defaults?
Stage 4 — Completion preparation
- Have IMT and stamp duty been calculated and provisioned?
- Has the notary been instructed and date confirmed?
- If not attending in person — is the POA drafted, apostilled, translated?
- Has the bank confirmed the funds are ready for transfer?
- If mortgage-financed — is the mortgage deed coordinated with the escritura?
- Have all CPCV conditions precedent been satisfied?
Stage 5 — Post-completion
- Has the new ownership been registered at the Conservatória do Registo Predial?
- Has the Caderneta Predial been updated with the new owner?
- Has Finanças been notified for IMI billing?
- Have utilities been transferred to the new owner?
- Has the property insurance been arranged?
- If AL is intended — has the AL registration been initiated?
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