Steps to buying a property: from viewing to signing
Buying a flat or house follows the same steps, in the same order. This guide shows what to check, calculate and sign at each stage, so you do not commit money or sign only to face surprises.
- Buying involves ~8 steps: viewing, document checks, cost calculation, offer, preliminary contract, mortgage finance, final checks and signing before the notary.
- Check the documents FIRST (land register extract: actual owner, encumbrances, litigation) - before paying an advance or earnest money.
- Budget for the full costs, not just the price: notarial fees, ANCPI land registration, commission, PAD insurance and, with a mortgage, the down payment and monthly instalment.
- At the notary's office, fees are calculated on the declared value, but never below the notarial valuation grid value.
1. The viewing and first questions
At the viewing, look beyond the property's appearance and ask about matters that influence the decision and price: who the documented owner is, how long they have owned it, whether there is a loan/mortgage on it, whether there are service charge arrears and why it is being sold. Note the exact address and, if available, the cadastral number - you will need them for the next step.
Do not rely on what the listing or agent says. Everything that matters legally is checked in documents, not taken on trust.
2. Check the documents and owner
This is the step that protects you most, and it comes BEFORE any advance payment. Request a land register extract and check who the actual owner is (it must be the person you are negotiating with), what encumbrances exist (mortgages, prohibitions, attachments) and whether any litigation is registered.
- Owner - the name in Part II must match the seller. If there are several owners, all sign.
- Encumbrances (Part III) - a mortgage can be removed at the transaction, but litigation or an attachment are red flags.
- Is the seller a company? Also check the company's status (insolvency, debts): check the seller.
3. Calculate the actual costs
The price is not everything you pay. To know how much money you really need, calculate all costs: down payment, notarial fees, ANCPI land registration, agency commission, compulsory insurance and, if borrowing, the monthly instalment.
- Total purchase cost calculator - money needed at purchase + monthly instalment.
- Notarial fee calculator - notary's fee, ANCPI, land register extract.
- Notarial valuation grid - the minimum value from which fees are calculated.
4. Negotiation and offer
With the documents checked and the budget clear, make an offer. Use what you have learned: an encumbrance that must be discharged, necessary works or an area different from the listing are grounds for negotiation. Establish from the outset who pays what (usually the buyer pays the notary's fee and land registration, and the seller pays transfer tax) and what the price includes (furniture, appliances).
5. The preliminary contract (promise to sell)
The preliminary contract (bilateral promise) secures the transaction: it sets the price, deadline for the final deed, advance payment or earnest money, and conditions. This is the point of greatest financial risk, because you pay money. Read the advance payment/earnest money clauses and conditions precedent carefully (for example, obtaining a loan).
Details and pitfalls in the guide to the sale and purchase promise and the guide to protecting your advance payment.
6. The mortgage (where applicable)
If you are using a loan, submit your application to the bank after the preliminary contract. The bank requires a down payment (usually at least 15%), a property valuation and an insurance policy. Approval takes time, so the preliminary contract's deadline must allow for this period. Estimate the instalment and borrowing costs with the total cost calculator.
7. Final checks before signing
Even if you checked at the outset, the position may change before signing. Before the final deed, recheck:
- an updated land register extract - to ensure no new encumbrance has appeared;
- tax certificates - the property has no debts to the state and, from 2026 (OUG 7/2026), a tax clearance certificate is also required for the buyer;
- the owners' association certificate - no service charge arrears;
- for land, any planning restrictions or pre-emption rights.
8. Signing before the notary
The sale and purchase contract is signed in authentic form before the notary. The notary checks the documents, withholds the seller's tax and collects the notary's fee and land registration charge. Fees are calculated on the declared value, but not below the notarial valuation grid value. After signing, the notary submits the deed to register your ownership with ANCPI.
See exactly what you pay at the notary's office with the notarial fee calculator.
9. After the purchase: land registration, insurance, taxes
A few steps remain after signing: confirm that your ownership has been entered in the land register, take out compulsory PAD insurance (130 lei/year for concrete or brick buildings), register the property with the local authority for local tax and transfer utilities into your name.
Frequently asked questions
What should I check first when I want to buy?
The land register extract: who the actual owner is and what encumbrances affect the property (mortgages, prohibitions, litigation). Do this before any advance payment.
How much money do I need beyond the price?
The notary's fee, ANCPI land registration, land register extract, PAD insurance and, if using an agency, commission. With a mortgage, add the down payment and mortgage costs. Calculate the exact amount with the total cost calculator.
Who pays the fees at the notary's office?
Usually, the buyer pays the notary's fee and ANCPI land registration, while the seller pays transfer tax (1% or 3%).
Can I sign without a preliminary contract?
Yes, if you are buying without a loan and everything has been checked. A preliminary contract is useful when you need time (for a loan or the sale of another property) and want to fix the price and terms.