Selling your property: with or without an agency?

Not only renting, but also selling a house may seem easier than it really is.

If we try to put ourselves in the seller’s shoes, or rather, if we report what they usually tell us when we suggest giving us the assignment, everything seems to be summed up in these three actions:

It is undeniable that even these three actions alone require time and attention, but to sell safely, today – especially today – this is not enough.

Compared to a few years ago, the number of documents and checks required for the signing of the sales contract has increased dramatically.

Our work begins before the advertising stage and focuses on the “marketability” of the property, which is not always something to be taken for granted.

But let’s go into detail: in order to sign the sales contract, the apartment (or any type of property) must have a Certificate of Habitability.

Depending on the construction date of the property (historic building, period of the Allied Military Government, more recent constructions, etc.), the procedures for issuing the certificate differ, and so does the type of research required. For all properties, however, once certain modifications have been made (and one must know which), the old certificate is no longer valid and a new one must be requested and issued.

This is a verification process that requires experience. And it is only one part of what we call the check of “urban conformity.” Without going too much into detail, this includes great attention to amnesties, changes of use, system certifications, and much more.

Alongside “urban conformity,” it is also necessary to carry out a check on the land registry conformity and the cadastral conformity.

It is essential to be able to verify common and exclusive properties, as well as to identify any errors (very frequent) in the attribution of accessory properties. In short, another small battleground that, if not carefully examined, can compromise the possibility of concluding the sale.

Cadastral conformity is what everyone thinks is the simplest, yet it is precisely the one where the most “defects” are found.

The cadastral plans must be verified; specifically, they must be checked for conformity with the actual state of the property. Even small discrepancies can cause disputes and require the intervention of a technician before the deed.

Often, modifications are filed in the cadastral plans without corresponding urban planning procedures at the Municipality. However, there must be consistency between what appears in the Land Registry and in the Municipality records. Even if the Land Agency’s interest is more focused on the fiscal aspect, for notaries, who safeguard both parties to the contract, this is not enough. Everything must correspond correctly to the urban planning situation.

The cadastral extract must also be checked carefully. Often, basement or attic floors are not indicated, the intended use may not correspond, or protocol numbers for variations may not match. In short, many things must be checked to protect the buyer, but also the seller, who by signing the contract assumes the responsibility of declaring that everything is “in order.”

Being able to say these simple three words – “Everything in order” – that is the purpose of our work. You hear us answering the phone, you see us opening doors and accompanying clients on visits, you hear us giving advice on taxes and financing, you see us in advertisements – but that is just the tip of the iceberg of our job.

Giuliana Cuffaro
Partner & CEO Gallery Immobiliare