Prepare the documents that identify the property, owner, energy status and any registered charges before marketing.
Preparing the file before advertising helps prevent delays and reveals inconsistencies early. The precise requirements depend on the property and transaction.
Core checklist
- Civil and tax identification for every owner, plus marital status and representation documents where relevant.
- A current permanent land registry certificate showing ownership, mortgages, attachments and pending registrations. See the official Justice portal.
- An updated tax record, checked against the registry and the physical property.
- Planning/use documentation and any existing technical housing file for due diligence; see the separate 2026 conveyance rule below.
- A valid energy certificate; consult the official SCE portal.
- Condominium information, approved works and outstanding charges for units in shared buildings.
- For rural or mixed land, verified boundaries and registration; BUPi explains the identification process.
Do not ignore differences in areas, use or ownership. Resolve them with the appropriate legal, registry, tax or municipal professional before committing to a completion date.
Documents, purpose and the 2026 position
| File | Obtain from | Check |
|---|---|---|
| Permanent registry certificate | Land Registry / owner | Ownership, charges, pending applications and valid access code |
| Tax record | Tax Portal / owner | Tax identity, use, areas and VPT; it does not legalise buildings |
| Planning file and titles | Municipality / owner and technician | Buildings, use, extensions and pools match the municipal record |
| Technical housing file, if available | Owner / developer | Useful technical evidence; confirm the chosen service's file requirements |
| Energy certificate / evidenced exception | Qualified expert / SCE | Exact unit, rating and expiry |
| Condominium statement | Building administrator | Charges, due dates and existing debts |
The 2024 simplification removed the general requirement to exhibit the use authorisation and housing technical file at conveyance. It did not legalise unauthorised works. Due diligence, a lender's requirements and a completion service's instructions are separate matters.
RJUE article 4-A(14), as amended by DL 108/2026, requires the transfer document for building land, buildings or units to mention the planning title shown, or the seller's statement that they do or do not hold it when it is not shown. Omission can make the transaction voidable. Declaring no title is not planning approval or a promise of finance.
The condominium administrator has ten days from request to issue the statement. A buyer expressly waiving it at completion accepts responsibility for the seller's condominium debts. Obtain legal advice before waiving it.
Keep a discrepancy log with document, responsible person and deadline. Inherited property, companies and tenanted property need additional authority, representation or tenancy checks.
Editorial review: 21 October 2026. Official sources: DL 10/2024, DL 108/2026 / RJUE, condominium statement and Casa Pronta instructions. Public-source review, not individual legal advice.
Official sources and references
Links consulted and cited in the article. Always check the current version for your circumstances.
Editorial note
Prepared by FRANETIC using identified sources. General information only; legal, tax, banking, technical and planning matters require case-specific validation.
