Seller's checklist: from documents to notary

Documents and legal soundness

Have them ready before the listing — a buyer with financing in place will not wait.

Title document. A notarial deed, a purchase contract or another basis. Check the unbroken chain of ownership.

Plan of the property from the Geodesy, Cartography and Cadastre Agency — current and matching the actual layout.

The property's cadastral identifier. The five groups of digits that point to your flat exactly — not the building, not the neighbouring entrance. It is in the title deed, the tax valuation and the plan of the individual unit. An identifier with four groups describes the whole building, not your unit. It looks right, but it does not do the job. How to find the right one →

Tax valuation from the municipality — needed for the notary too; obtain one current at the time of the sale.

Certificate of encumbrances from the Property Register. If there is an active mortgage or injunction, establish the discharge procedure in advance. An active mortgage does not prevent a sale, but it needs coordinating with the bank — the discharge is arranged on the day of completion from the proceeds. Plan it beforehand.

Certificate of no liabilities to the municipality (building tax, waste charge) and settled accounts with the building association.

Spouse's consent under the marital property regime. If the property was acquired during a marriage, the sale requires both spouses to take part.

For an inherited property — a certificate of heirs and the consent of all co-heirs; where there is co-ownership, settle the arrangements beforehand.

Legalised alterations. If you have moved walls or combined rooms, check that it is reflected in the documents — a mismatch with the plan holds up the buyer's financing.

Pricing

The most important decision — made with facts, not hope.

Compare against real transactions, not asking prices — 3–5 similar properties sold in the neighbourhood in the last 3–6 months. See the pricing guide.

Adjust for the particulars of the property: floor, orientation, condition, parking, view, running costs.

Position yourself against the price thresholds on the portals (below 200,000, for instance), so you are visible to more real budgets.

Don't "test" with a high price. The first 2–3 weeks bring the most active buyers — a realistic starting price wins the strongest offers. A long time on the market signals to buyers that "something is wrong" and leads to a lower final price. Come out once, at the right price.

Build in a small negotiating cushion (2–5%) — buyers in 2026 expect to negotiate, and discounts of up to 12% are realistic.

Getting it ready to show

The buyer is buying space and potential, not your daily life.

Clear out and depersonalise: remove personal belongings, surplus furniture, family photographs. Empty looks larger.

Small repairs with a high return: a dripping tap, a squeaking door, a broken switch, marks on the walls, dead bulbs. Small sums, big impression.

A thorough clean, with the emphasis on the windows, the bathroom and the kitchen. Cleanliness signals a well-kept property.

Neutralise smells (tobacco, pets, cooking) — they are the first thing a buyer notices in the hallway.

Consider whether repainting in a neutral colour pays for itself — light, calm tones open up the space and appeal to more people.

Presentation: photographs and listing

The buyer's first — and often only — impression.

Take professional photographs — even with a phone. Light, time of day, angles and preparation make the difference. Full guide: Photography tips.

Photograph everything: every room, balcony, view, entrance, communal areas, parking space. A missing room creates suspicion.

Choose the best 15–25 shots — quality beats quantity. The lead image decides whether the listing gets opened at all.

Add a floor plan — one of the elements buyers look for most.

Write an honest, specific description: floor area, floor, orientation, condition, running costs, proximity to transport and amenities. No exaggeration — it falls apart at the viewing.

Publishing and enquiries

Reach the right buyers, not all of them.

Publish on FinHome — the property reaches buyers with a real, declared budget for whom your price is achievable. Contact happens only when interest is expressed — no spam and no calls about unsuitable clients.

Update availability immediately when something changes (sold, withdrawn, reserved) — accuracy protects your reputation.

Respond quickly to expressed interest. Speed of response strongly affects the outcome — serious buyers have other options.

Watch the signals: many views without enquiries → the presentation; few views → the price or positioning. React to the data.

Viewings

The buyer decides in the first few minutes.

Prepare the property for every viewing: aired, clean, bright, every light on, curtains set according to the view.

Schedule viewings at the best hour for natural light in the property (depending on its orientation).

Prepare answers to the expected questions: running costs, heating, neighbours, works on the entrance, documents, whether it is vacant.

Give the buyer space to look around and imagine living there — don't crowd them, but stay available for questions.

Negotiation and preliminary contract

This is where the money and your protection get fixed.

Judge offers as a whole, not on price alone: financing (cash or loan), readiness, timescales, conditions. A buyer with financing settled carries less risk of collapse.

Have the preliminary contract drafted or reviewed by a lawyer. Essential elements: price and method of payment, the deadline for the notary, condition on handover, and how costs are split.

Agree a deposit (usually ~10%) by bank transfer. Settle what happens if the buyer's financing is refused — balance your own protection against the buyer's realistic expectations.

If the property carries a mortgage, coordinate the discharge procedure and the sequence of payments with the bank.

Notary and handover

The day of the sale — by the book.

Gather every original and obtain current certificates (tax valuation, encumbrances) dated to the sale.

Payment by a secure route (escrow or a blocked bank account), with a clear sequence: release of funds, discharge of the old mortgage if there is one, receipt of the balance.

Sign the notarial deed and make sure it is registered in the Property Register.

Sign a handover protocol: meter readings, the condition of the property, equipment and keys handed over.

Transfer the accounts (electricity, water, heating or gas) to the buyer, and keep the transaction documents for tax purposes.

The seller's checklist.