Buying in another country follows the same broad path almost everywhere: you agree a price, sign a binding preliminary contract with a deposit, your lawyer checks the property, and a notary or solicitor completes the sale. What changes is who protects you, how much the deposit commits you, and how long each step takes.
The biggest mistake foreign buyers make is assuming the system works like the one at home. In much of continental Europe the notary who signs the deed is a neutral public official, not your adviser. In England the buyer's solicitor does that job. Knowing which kind of country you are in decides who you need to hire.
The nine steps
Set the whole budget
Price plus taxes and fees (often 7–13% in southern Europe), plus moving, furniture and a cushion for repairs. Use the buying costs calculator for your country.
Get a tax number and a local bank account
Spain asks for an NIE, Portugal a NIF, Italy a codice fiscale, Greece an AFM, Croatia an OIB. You need it to sign anything, and it can take weeks from abroad.
Hire an independent lawyer
Choose one who works for you, not for the seller, the agent or the developer, and who speaks your language. Agree the fee in writing.
Search and view
Shortlist neighbourhoods first, then homes. Use the viewing checklist and ask for the paperwork early.
Make an offer
Offers are usually made in writing through the agent. Ask what is included: furniture, parking, storage.
Sign the preliminary contract and pay the deposit
Usually 10% of the price. From here, pulling out normally costs you the deposit, so the checks in step 7 should be done or written in as conditions.
Check the property and arrange the mortgage
Your lawyer confirms ownership, debts, permits and community rules (the legal checks). The bank values the home and issues a binding offer.
Complete
You sign the deed, pay the balance and the taxes, and get the keys. In civil-law countries this happens before a notary; in England, your solicitor completes by transfer.
Register and settle in
The purchase is registered with the land registry. Put electricity, water, internet and the community fees in your name, and set up direct debits for property taxes.
How long it takes
For a resale home bought with cash, six to twelve weeks from accepted offer to keys is common in Spain, Portugal, Italy and France. A mortgage adds the bank's valuation and approval. Non-EU buyers in some countries need a permit before completion, which can add months: Croatia and Cyprus, for example, require a government consent for most non-EU nationals, and Switzerland restricts people who live abroad under the Lex Koller rules.
France has a built-in pause: after signing the preliminary contract, the buyer has ten days to withdraw without penalty. Most other countries have no cooling-off period, so do your thinking before you sign.
Who does what
| Role | What they do | Who pays |
|---|---|---|
| Estate agent | Markets the home, arranges viewings, passes offers | Usually the seller; in some countries both sides |
| Your lawyer | Checks title, debts and permits, reviews contracts, represents you | You |
| Notary | Drafts or checks the deed, confirms identities, collects taxes, sends it to the registry | Usually the buyer, by law or custom |
| Bank and valuer | Values the property and lends | You |
| Land registry | Records you as the owner | You, through the notary or lawyer |
The preliminary contract and the deposit
Names change by country (arras in Spain, CPCV in Portugal, compromesso in Italy, compromis de vente in France), but the idea is the same. You pay a deposit, often 10%, and both sides commit to complete by a date.
In Spain, Portugal and Italy the most common form works both ways: if you pull out you lose the deposit, and if the seller pulls out they repay it twice over. Read which form your contract uses. Ask your lawyer to add conditions where you need them, for example "subject to a mortgage offer of at least 60%" or "subject to the land registry showing no charges".
Moving the money
Banks will ask where the money comes from. Have statements, a sale contract for a previous home, or a letter from your employer ready. For large transfers between currencies, a specialist currency provider usually beats a high-street bank, and a forward contract can fix the exchange rate between signing and completion.
Keep proof that the funds came from abroad. Some countries want it for the deed, and you will need it later to show what you paid when you sell.
Before you make an offer
Questions people ask
Do I have to be in the country to buy?
Not always. A lawyer can sign for you with a power of attorney, signed before a notary at home and legalised with an apostille. Plan for it early, because it can take a few weeks.
Can I use the seller's agent's lawyer?
You can, but you should not. Their incentive is to get the sale done. Your own lawyer works for you and costs a fraction of what a bad surprise costs.
Does buying a home give me the right to live there?
Rarely. Spain and Portugal no longer give residence for buying property. Greece, the UAE and Turkey still link residence to property above set values. See residency and visas.
How much deposit should I expect to pay?
10% at the preliminary contract is common in Spain, Portugal and Italy, and 5–10% in France. In England a 10% deposit is usually paid at exchange of contracts.
This guide is general information, not legal, tax or financial advice. Rules change; check the details with a local professional before you sign or pay anything.