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FASI PRINCIPALI DI UN ACQUISTO IMMOBILIARE (COMPRAVENDITA')

1) Proposta d’Acquisto

Il primo passo da fare dopo aver trovato la casa ideale per arrivare all’atto finale è quello di formulare una proposta d’acquisto in forma scritta indirizzata al venditore versando un piccolo acconto, di solito tramite assegno intestato al proprietario o bonifico bancario.

L’agente immobiliare compilerà il modulo in vostra presenza, inserendo tutte le condizioni relative alla compravendita.

Se il venditore accetterà le vostre condizioni (accettazione scritta) le parti saranno vincolate a portare a termine la compravendita come è stato stabilito nella proposta e il venditore incasserà il vostro assegno che diventerà caparra confirmatoria.

In caso di mancata accettazione il venditore, tramite l’agente immobiliare, vi restituirà la somma versata. Da quel momento siete liberi di rinunciare all’affare oppure potete riformulare una nuova proposta con la stessa procedura della precedente.

2) Compromesso

Il compromesso (detto anche contratto preliminare di compravendita) è un atto con il quale le parti promettono di concludere un futuro contratto (rogito notarile) nel quale vengono riportate ed ampliate tutte le condizioni stabilite nella proposta d’acquisto.

Nel compromesso devono essere indicate in modo chiaro, le generalità delle parti, le caratteristiche e i dati catastali dell’immobile, il costo e le modalità di pagamento, la data di stipula del rogito con relativa consegna dell’immobile.

Inoltre deve essere indicato che la casa sarà venduta senza gravami, vincoli o ipoteche e completamente regolare sotto il profilo urbanistico.

3) Rogito Notarile

Il rogito notarile è l’atto conclusivo della compravendita e viene stipulato davanti ad un notaio e alle parti interessate (venditore ed acquirente).

Il notaio effettua preliminarmente tutte le verifiche relative all’immobile oggetto di compravendita (visure catastali, visure ipotecarie, ecc.), redige l’atto che viene firmato in sua presenza e poi effettua la registrazione versando le imposte relative, la trascrizione in conservatoria, e la voltura catastale.

Spesso con l’atto di compravendita viene firmato anche l’atto di mutuo e successivamente a questa operazione il notaio provvederà all’iscrizione ipotecaria a favore della banca erogante.

Al momento del rogito avviene il pagamento del prezzo dell’immobile, dei relativi costi notarili e delle tasse.

COSTI NOTARILI

Quando si acquista una casa bisogna tenere presente i costi notarili occorrenti. Nel caso si richiede un mutuo occorre stipulare due atti.

Gli onorari per i due atti (atto di compravendita e atto di mutuo) e le tasse dovute allo Stato ( registro – iva e imposte fisse) variano a seconda del tipo di atto, dell’eventuale importo dell’ipoteca della banca. Quindi è sempre consigliabile richiedere un preventivo dettagliato dei vari costi.

TASSE

Qui di seguito riportiamo una tabella delle tasse da pagare sull’acquisto di una casa:

  Imposta  Prima Casa  Altri Acquisti
 
Acquisto
da privato
 
Registro  2% del valore catastale 9% del valore catastale
Ipotecaria €50  €50
Catastale  €50 €50
 
Acquisto
da impresa 
IVA 4% del prezzo della casa 10% del prezzo della casa
Registro €200 €200  
Ipotecaria €200   €200  
Catastale  €200  €200 

N.B.
Riguardo, le cessioni di immobili ad uso abitativo tra privati, la legge precisa che sul rogito deve essere riportato l'effettivo corrispettivo pattuito. Merita ricordare, al riguardo, che la finanziaria 2006 ha introdotto per questo tipo di cessioni la possibilita' dell'acquirente di chiedere al notaio che la base imponibile ai fini dell'applicazione delle imposte (registro, ipotecaria e catastale) sia costituita dal valore catastale dell'immobile, indipendentemente dal corrispettivo indicato nell'atto, ovvero indipendentemente dal prezzo dichiarato dalle parti.

Per le cessioni soggette ad Iva (ovvero dove una delle parti e' un impresa o una societa'), le novita' sono altre. Le imposte, come avveniva precedentemente, continuano ad essere calcolate sul valore di cessione (il prezzo pattuito) che deve corrispondere -come minimo- a quello cosiddetto "normale", ovvero di mercato.

I requisiti necessari per usufruire delle agevolazioni prima casa sono i seguenti:

L’abitazione deve essere non di lusso.

L’immobile deve essere ubicato nel comune di residenza dell’acquirente o nel comune in cui l’acquirente stabilirà la propria residenza entro 18 mesi dall’acquisto.

L’acquirente non deve essere titolare, neppure per quote o in comunione legale, su tutto il territorio nazionale, di diritti di proprietà, uso usufrutto abitazione o nuda proprietà, su altra abitazione, acquistata, anche dal coniuge, usufruendo delle agevolazioni per l’acquisto della prima casa.

NOTE:

Caparra confirmatoria

Solitamente, al momento della proposta per l’acquisto di un immobile , si versa come anticipo una somma di denaro a titolo di caparra. Tale somma viene persa se l’acquirente si ritira dall’affare. Se è il venditore ( chi ha incassato i soldi) a ritirarsi dall’impegno, dovrà ridare all’acquirente la somma ricevuta oltre ad una penale pari a quanto incassato: in pratica, restituirà il doppio di quello ricevuto.

Certificazioni

Ricordiamo anche che il Dl 112/08 ha abrogato anche l'obbligo di allegare al rogito la certificazione degli impianti (elettrico, riscaldamento, caldaia, etc.), della quale comunque il proprietario deve dotarsi al momento della loro installazione o revisione. Anche qui e' determinante una corretta redazione del rogito, perche' la responsabilita' grava sul venditore.

Il 1/7/2009 e' entrato in vigore l'obbligo di redigere e di allegare al rogito notarile l'attestato di certificazione energetica (ACE) per le unita' immobiliari, anche sotto i 1000 mq.
Si tratta di un documento che "fotografa" il consumo energetico dell'unita' immobiliare, riportando dati sugli usi di energia inerenti il riscaldamento, la produzione di acqua calda, la climatizzazione estiva e l'utilizzo di fonti rinnovabili, con una stima delle emissioni di gas ad effetto serra determinate da tali usi. Viene rilasciato da tecnici abilitati iscritti agli Albi professionali.

Notaio

Il notaio (o nella dizione medioevale, tuttora talvolta usata, notaro) è un libero professionista e contemporaneamente un pubblico ufficiale, figura speciale prevista dall'ordinamento per favorire la registrazione capillare degli atti (in genere di diritto privato) stipulati fra i cittadini, a complemento e strumento, ed in delega generale, della funzione di registro provveduta dallo stato.

Il notaio è una figura prevista nell'ordinamento dei paesi a diritto latino, ma che non esiste o non ha corrispettivo nei paesi in cui vige il diritto anglosassone (common law).

Nel diritto italiano, secondo quanto recita l'art. 1 della legge 16 febbraio 1913, n. 89 (cosiddetta "legge notarile"), I notari sono ufficiali pubblici istituiti per ricevere gli atti tra vivi e di ultima volontà, attribuire loro pubblica fede, conservarne il deposito, rilasciarne le copie, i certificati e gli estratti.

Il notaio, per legge, non può fare l’interesse di una delle parti contraenti a danno di altre; perciò non può, ad esempio, tacere l’esistenza di una ipoteca o di un privilegio sul bene che si compra. Tale dovere di imparzialità esiste anche quando il notaio è scelto da una delle parti (tale scelta spetta, di regola, alla parte acquirente).

Il notaio garantisce la validità e l’efficacia dell’atto: non può garantire la convenienza economica dell’affare. Con l’ausilio del notaio possono essere stabilite più appropriate garanzie a tutela degli interessi dei clienti.

Proposta d’acquisto

E' l'atto emesso dai potenziali acquirenti di un'immobile (su modulo proposto dall'agenzia,), contenente precise promesse fatte al venditore sia riguardo alle condizioni di acquisto che al prezzo. I dati che devono necessariamente essere presenti sull'atto sono, oltre a quelli identificativi del venditore, del compratore e dell'immobile (indirizzo e descrizione della casa), il prezzo, le modalita' e i termini di pagamento, la data e il luogo dell'atto successivo (compromesso o rogito), la scadenza entro la quale il venditore deve dare accettazione e le eventuali penali previste in caso di inadempienza.

"Having decided emphatically that Abruzzo would be our holiday home location, we visited at Easter to look for our dream home. We met many agents but not one of them inspired us with trust in the manner in which Tracey did. We were led patiently through the house hunting process; initially via the “net” in England and then on the ground in Abruzzo.

Every detail of this potentially difficult process was taken seriously and sensitively. We were kept up to speed by being fed every morsel of information electronically as the deal unfolded whilst we were back home in England. The establishment of our ‘codice fiscale’ and Italian bank account were all facilitated for us. We came back to Italy to complete the purchase, just six weeks from first sight to completion."

After living 8 years in Abruzzo, Italy, we felt it was time for another change in our lives and we put our house on the market. Within a year we sold it through Tracey and her colleague Vincenzo. We are very pleased with the way the sales process has gone. Tracey and Vincenzo offered help and gave advise wherever needed.
Currently, we have to make the latest changes by name at a view Italian utility companies and we are pleased to have the help of Tracey for realizing that. So we are very satisfied with the work of Tracey and Vincenzo. Thank you both!

We are 2 Danish families who recently has bought a house in Abruzzo. We have been very satisfied with Tracey and Abruzzoreality from the first day.  All our emails were answered in a quick and positive way and all our questions has been replied professionally and accommodating.  All our arrangements has been observed and we consider Tracey and her company very reliable.  No task is too big and none too small. Tracey is at the moment helping us buying furniture in Ikea and has bought 4 padlocks and made sure, that our house was securely locked.

"Tracey, you have been so very helpful with looking for a holiday place for us to buy. Without your help and translating there is no way we could have done it. We are very grateful, very many thanks."

From the moment we began working with Tracey, we knew we had found someone extraordinary that would make our house-buying experience as smooth as it possibly could be, considering we were interested in buying a house on a different continent, in a country where we didn’t speak the language. Her warm personality and amazing work ethic, when combined with her knowledge of the Abruzzo region, make her simply the perfect realtor to work with when buying a home there. We had countless questions for her throughout the process, for which she provided answers via e-mail or telephone almost immediately, regardless of time zone differences. There were also many challenges with the bank that provided our home loan that Tracey resolved through perseverance and 100% dedication to our best interests. When we met her in person, our initial impression was solidly reinforced; we instantly felt at ease with her, as if she was part of our new family abroad. We honestly don’t know if we could have succeeded in buying our dream home in Italy without her, and continue to depend on her and trust her fully with other business opportunities to this day. We couldn’t be more pleased with her work. We also cannot say GRAZIE MILLE enough to our dear friend Tracey Nicholas for making all of it possible, and for making it a fantastic experience!!

We had a very large and unusual property and Tracey and colleagues did a great job selling it, they managed to find a buyer who loves our house and village. They were helpful and accommodating from the beginning, through to the final act.

In 2010 we (man, wife, 2 children and 2 dogs) had a very serious idea to move to Italy, permanently. With the promised work possibilities in mind we started our search for a nice place in the region ‘Abruzzo'. Due to all kinds of changes, we had to change plans from time to time. Changes in terms of budget, type of house, area within Abruzzo and last but not least we had to leave the idea to move permanently. At the end of 2016, we bought our second home near Castilenti, Abruzzo. A very nice situated house, exactly what we wanted regarding the moment in life.

Along the way, from 2010 until now, Tracey / Abruzzo Reality helped us with so much patience and empathy. We regularly visited Abruzzo and went to places and houses which on paper would fit our needs. Within a few minutes on site, Tracey could see and ‘feel’ if it would be a fit or not, and if not, we moved further in a very relaxed but professional way. A no-fit happened a lot and never was problem. Next time better, she kept on searching and helped us with tips and advice in between.

The ease of talking in English to a real estate broker who is multi lingual and is perfectly capable of translating it back and forward without lost of words or context is a very big plus. The network of Tracey is wide and diverse, good and reliable geometras, notarys and builders are part of her network and were very helpful for us, as new Italian home owners to quickly make the region ‘our own’.

We recommend Abruzzo Reality / Tracey highly when you want to find your home and way in, and around, Abruzzo.

We had been looking for a while to find a house in Abruzzo, when we made an appointment with Tracey. What a relief. Where we thought we were well prepared and made a list with houses to visit, Tracey had a much better view on what we needed and wanted. It was love on first sight with the house she suggested.

Being a foreigner in Italy, we could use all the help we could get. Tracey and her colleagues exceeded our expectations; not only did they give us tonnes of advice and information, they also helped with several practical issues. Thanks to Tracey we experienced a very smooth operation.

Besides the professionalism, Tracey excels in trustworthiness, and she transfers this feeling also to the people she works with. We appreciate her professional sight, but we appreciate her even more for the person she is.

I can advise everyone to engage with Tracey and her colleagues when you are looking for a house in Abruzzo.

"We cannot sing the praises of Tracey sufficiently highly. She has taken all of the worry out of the house purchasing process in Italy. She has been trustworthy, thorough and reliable throughout. Tracey is a gentle, intuitive translator, active project manager and industrious agent. We have made significant savings by entrusting the whole process to Tracey. Without having the confidence to make this leap of faith we could never have operated so effectively, or economically from so great a distance.

The inevitable unfamiliarity with the Italian property house buying market proved potentially daunting. Informed advice is crucial and is provided in abundance."

Tracey has made the selling of our Abruzzese property painless. She has coped with all the bureaucracy for us, and made a potentially very stressful time, into a positive experience. If only all house buying was that simple; much more certain and secure than in the UK. Many thanks.

We have moved from the USA to Montefino in the Province of Teramo, Abruzzo, Italy. By shear luck we googled Abruzzo properties and found Abruzzo Reality and Tracey! She and her colleagues were the most accommodating team that we could have asked for. Tracey speaks both fluent Italian and English so there has been no concern for a misunderstanding in translation. We incurred some daunting trials while acquiring our Elective Visas and Tracey went above and beyond the call of duty to assist us. If you are in the market for a home in Abruzzo, Abruzzo Reality is a must!

We were extremely happy with the professional service provided by Tracey when selling our house in Abruzzo. Tracey was very efficient, responsive and provided a high quality and reliable service, as well as being a sincere person.

Tracey always kept us well informed through every step of the selling process. It is worth noting that Tracey was also prepared to put in the extra work, even driving 2 hours each way, because through her experience she knew that our property would match her client's requirements. We are very pleased Tracey put in the time and effort to sell our property as she was then able to match it to the buyer's requirement the outcome being it was sold to the first family who viewed it. I would definitely recommend Tracey who is a professional breath of fresh air, compared to the indifference showed by some other agencies (especially when selling).

“Thank you, Tracey for all your help with our house buying experience. You gave us support right through the process, from making our first visit to some potential properties to being with us at the final signing, and this was much appreciated. We feel that we have made the right choice of property to suit our needs and we really couldn’t have asked for a more pain-free process, which was mainly down to the way you kept in touch with us and sorted things out to help us. We feel that, for you and our estate agent, nothing was too much trouble and you went the extra mile on our behalf. We’d strongly recommend you to anyone else who is thinking of buying their dream home in Abruzzo. “

Finding a house in Italy was no easy task as we had no idea of an area to choose, let alone a town or city!  After searching for a few months and following a couple of visits, we came across Tracey and Vincenzo through another agency we were viewing with, and after a very short space of time, we switched agencies. Lo and behold, they found us the perfect place to live! Tracey listened to our criteria completely and some of the things we were asking for weren’t easy to come by in the city we chose - Penne - but after searching on our behalf, we have now taken possession of our beautiful new Italian apartment!  Tracey and Vincenzo organised all the legal work for us too, so all we needed to do was to arrive at the Notary office and sign a few documents. It was so easy and totally stress free!  We kept in contact with Abruzzo Reality the whole time - asking questions, raising silly points about Italian life and legalise, and each time Tracey was able to assure us that there would be no problems - and she was right!  We are back in the UK at the moment but heading out in September when her after sales Manager, Manolo, will be taking control of helping set up bank accounts in Italy together with going through all the documentation that is needed to set up payments for the apartment utilities.  We thoroughly recommend Abruzzo Reality - the service has been second to none - and we are hoping that the journey we travelled together to find our new home has made us firm friends for the future when we are living there.

We cannot speak highly enough of our experience when dealing with Tracey Nicholas of Abruzzo Reality.  She made the whole selling process so simple and straightforward, and this was dealing with two customers who didn’t speak a word of Italian!  She answered every email promptly, was honest and fair and we had total faith in her from the beginning, and our trust was rewarded.  The viewing of our property, to the completion with the notary, all took place in under a month, thanks to her organisation.  We were kept fully informed at every stage, from receiving initial deposits to advising when to book our flights.  What we expected to be a complicated and nerve wracking experience actually turned out to be very enjoyable, thanks to her.  We recommended her to friends of ours, and they had exactly the same experience as us, and even said she did more than was expected to help them after their sale was completed, assisting them with the bank and transfers.  We would be happy to act as referees for anyone thinking of buying or selling with Tracey, we are totally confident you would be as pleased as we were if you used her as your agent.

From start to finish, Tracey and the Abruzzo Reality team are there to help. With finding the correct home with in the correct budget, to offering advice as to which is a good buy and which not so much. Need work done, they have contacts to help. Need a mortgage, they have contacts that can help with that to. The service doesn't stop with the purchase of a home either. Any care, guidance, or other assistance after the home purchase, Tracey can help. Being that English is her first language, this all makes a complicated process, that much easier. I can't say enough about the level of service received by Abruzzo Reality.

We do not know where we would be if it weren't for the assistance provided by Tracey. She made every step of the buying process effortless as well as assistance above and beyond the actual purchase. Everything was explained in detail and their knowledge of the area, details and contacts were invaluable. She is an asset to the continued management of our property and have no hesitation in recommending her to anyone contemplating buying or selling property in Abruzzo.

To move, buy a house and live in another country with all its bureaucracy, customs and language barriers is quite a daunting, if not exciting, prospect at the best of times. To do so, when you are doing it alone can be frightening to say the least.

Tracey made it more of an exciting adventure, without the down side, in a friendly and trustworthy manner. I am extremely grateful to her and her colleagues, and they are still here, helping to smooth out the edges long after I purchased the house of my dreams. I consider them as friends.

Tracey also found me a companion, a beautiful and loving dog who is always by my side :) Thanks for all Tracey.

While searching for our dream house in Italy, we “shortlisted” a long list of about 30 houses in various parts of Abruzzo. More than half of the houses were from Abruzzo Reality, as Tracey was one of the few real estate agents that responded to us, and promptly too. We met different real estate agents during our house-hunting trip. Tracey and Vincenzo stood out as they patiently listened to our requirements (and we were rather fussy about what we wanted!) and brought us to see the different houses. We read about the Daunting process of buying a house in Italy and different websites tell you different things. We were glad we could leave everything to Tracey and Vincenzo! They made the whole process so much easier as we had to go back to work and could not travel to Italy as often as we would have liked. After signing for our dream house, Tracey and Manolo (the do-it-all handyman) helped us with everything from cleaning the house, dealing with the utility company, to getting the house painted. We really appreciate their help!

I want to share the great experience I had with my agent Tracey. I’m a US resident and earlier this year I decided to make my dream of owning a home in Italy a reality. I was lucky to find Abruzzo Reality in my search.
Tracey was instrumental in refining my search and ultimate purchase in Abruzzo.
Having no idea how to purchase a property in Italy, she was able to help me through entire process. Even after the sale, Tracey helped me connect with locals to get the services I needed, from utilities to having work done.
The process couldn’t have have smoother and I highly recommend Tracey.

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