Once you have a rough idea of where you would like to live, it is sensible to visit the area at different times of the year. Then you are in a better position to decide whether it is a place for all seasons – an area where you could live all the year round – or essentially a holiday destination.

Another advantage of repeated visits is that you will get an overview of the property market and the local facilities. You will also reach a conclusion as to the type of dwelling you would like – a detached villa, a linked house, an apartment, sheltered accommodation, etc.

Even more importantly you will develop local contacts with local knowledge who could prove useful later on. These might include:

• architects and surveyors
• banks
• the local consul
• builders able to repair an older property for you or build a new one
• estate agents
• insurance brokers with local knowledge
• legal advisers with local knowledge
• medical advisers and hospital administrators
• resident expatriates who know the ropes.

RENTING

There is little point in going though the lengthy process of acquiring a property if you are only planning to live in it for a relatively short time. To purchase a villa only to sell it two years later will probably involve you in a loss unless prices rise dramatically in the intervening period, given the costs of buying and selling.

The alternative is to rent. Privately rented accommodation is much more common on the continent than in the UK, particularly in the cities, and may work out cheaper. If you invest your capital rather than use it to buy a property you may find that your annual investment income is more than sufficient to pay the rent. You might also avoid problems relating to inheritance laws in certain countries.

You need to be aware that in some countries, such as Thailand and Indonesia, restrictions are placed on the ownership of freehold property and land by foreign nationals. There are ways around this problem – one idea is to form a company – but it is essential to get independent legal advice if you plan to go down this route. In some of the newer countries of the European Union, too, you may enounter problems in purchasing property in one’s own name, but it is likely that the regulations on ownership will become easier in the future.

In resorts and in the more rural areas house purchase tends to be the norm among foreigners planning to take up permanent residence. That is not to say that renting is impossible at resorts. House agents and developers will always prefer to sell you a house, but during periods when the housing market is sluggish they may decide it is better to have tenants for properties rather than leave them empty. You may also be able to negotiate a rental agreement with a British property owner who hopes eventually to sell.

In either case it is essential that a proper rental agreement is drawn up and signed, and it is advisable to take legal advice. In France, for instance, the letting of accommodation (apart from holiday lets) is governed by the Loi Méhaignerie.

Case history

Mr and Mrs L initially decided to settle in Portugal – not on the Algarve but close to Lisbon where they found rented accommodation easily. After two years they moved on to France – to rented accommodation in Perpignan. They stayed there for four years and were then offered the opportunity to buy their house at a considerable discount. Although it was a very tempting offer, they decided to return to the UK to be closer to their children and grandchildren.

Your lease

The lease should contain the following details:

• a full description of the property including an inventory of fixtures and fittings
• the rent payable – including the initial deposit
• service charges
• liability for local taxes
• liability for repairs
• duration of lease and any opt-out clauses
• amount of notice to be given.

During your house search renting a home for a short period – rather than staying in a hotel – serves as a useful introduction to living in a particular area. It is worth bearing in mind that in the off-peak season you may be able to rent a holiday property for up to three months from a package holiday operator at very attractive rates. The magazine Private Villas contains an exclusive selection of holiday villas to rent.

BUYING

Most people who retire abroad decide to buy a property. This may appear a very attractive proposition since property prices abroad often seem lower than they are in Britain, and if you are about to sell your UK home you will doubtless feel you have money to burn.

However, one should not count one’s chickens before they are hatched. Property purchase is a major undertaking which can cost more than you expect, and the last thing you should do is approach it with your eyes closed.

The Romans had a good phrase for it: caveat emptor (let the buyer beware). Very few of us would think of buying a property in the UK without taking legal advice or having the property surveyed, unless it is a new building and subject to a guarantee. Unfortunately, away from these shores people sometimes throw caution to the winds, and in so doing risk losing a lot of money.

There are stories of people paying cash on the nail to developers who have vanished into thin air with the money, of properties that have been sold to several purchasers, of so-called building land which turns out to be a swamp, of half finished properties where the developers have gone bankrupt. If you want to lose money quickly, there is no better way of doing so than to rush into the purchase of property abroad without taking appropriate advice.

‘People leave their brains behind at Gatwick Airport,’ was a remark I heard time and again on a visit to Spain. However, I must stress that it is not just the gullible who get ripped off by unscrupulous house agents and developers. The British author of a book on house purchase in Florida lost thousands of pounds on his first attempt to buy a house in the United States. If a writer on consumer affairs can get things so wrong, what hope is there for ordinary mortals? I repeat: ‘Caveat emptor’.

Old wives’ tales

Let me first dispel a few erroneous notions.

‘Buying a house abroad is a piece of cake’

This is a matter of opinion: house purchase is always a good deal more complicated than buying a lawnmower wherever you decide to settle down. You may know British conveyancing practices from back to front but elsewhere the procedures may be quite different. This is particularly so on the Continent, and to avoid disaster, you need to know precisely what you are doing. For some countries, notably France and Spain, there are several

good books available which go into the intricacies of buying a home, and they deserve your attention.

‘House surveys are a waste of time’

The estate agent may tell you this, but it is, after all, in his interest to sell the property as quickly as possible and with the minimum of hassle. Unless the building is new and the house-builder offers guarantees for a specified period, you are strongly advised to have the house surveyed before you sign anything, if only for your own peace of mind.

‘DIY conveyancing works out much cheaper’

A minority of people in Britain handle all aspects of the house purchase themselves without the assistance of a solicitor or conveyancing professional. If you try to do this abroad, you could run into serious problems, and may eventually have to employ a lawyer to clear up the mess. Besides, in many countries the involvement of public notaries is obligatory to complete a house purchase.

During the course of my research I came across one person who had looked after the legal side of a house purchase in Spain without incurring any problems. ‘I read all the books I could find about buying a house in Spain,’ Mr D told me. ‘Fortunately I was buying from someone I knew well and whom I could trust. He provided me with all the bills and other documentation to show there were no debts on the house and I was able to deal with the local authority and the notary. However, these were exceptional circumstances, and I would not normally have proceeded in this way.’

‘Estate agents are unnecessary’

Buying through an agent will usually cost more than buying direct from the owner, but a good house agent who can help you find the right property abroad and steer you through an unfamiliar buying process is usually worth his commission. Some are even able to arrange mortgage finance and insurance and make arrangements with solicitors. However, it is entirely up to you whether you decide to avail yourself of any of these services.

Established agencies have built up a reputation for integrity and the last thing they want is a dissatisfied customer. On the other hand there are ‘cowboys’ around who will do anything to clinch a deal and then waltz off with your deposit. You can avoid these by checking if the agent is licensed or a member of a professional body. A select list of agents is provided at the end of this book in Appendix C.

‘British solicitors are an expensive luxury’

British lawyers are strictly regulated and have indemnity insurance to compensate their clients for any mistakes. They also speak your language and can therefore explain what you are letting yourself in for in plain English, which is valuable in itself.

However, only a small number of law firms in Britain have expertise in legal procedures in other countries, although they may be able to put you in touch with someone who does. You therefore need to find either:

• a British solicitor with knowledge of the area where you plan to settle and who either has a licence to do conveyancing and other legal work in the country in question or is associated with a firm that does; or
• a local lawyer (or notary in some countries) who has experience of doing conveyancing for British buyers and can explain the conveyancing procedures clearly. You should always check the lawyer’s credentials; the nearest British consulate should be able to help.

Whether you choose to engage a British solicitor or his foreign counterpart I would advise against engaging a solicitor (advocate, notary or attorney) who also acts for the vendor, developer or estate agent, because of the danger of conflict of interest. It may cost a little more to employ a solicitor you can trust, but getting good advice right from the outset might spare you a good deal of expense later on.

To be absolutely sure that you are properly covered if the transaction goes badly awry, you might consider taking out title insurance, which would sort out any legal difficulties on your behalf.

If you want to read up about property purchase abroad, you can find books about it in public libraries and bookshops. The Federation of Overseas Property Developers, Agents and Consultants (FOPDAC) and certain law and accountancy firms publish leaflets on the legal aspects of house purchase. Overseas property journals and newspapers often publish up-to-the-minute articles on house purchase abroad, and it could be worthwhile taking out a subscription (see bibliography in Appendix D). There may also be organisations which can offer you advice, such as the Foundation Institute of Foreign Property Owners in the case of Spain.

Finding a property

There seems to be no lack of information on overseas property these days, particularly for the more popular countries such as France, Portugal, Spain and the USA (Florida). You can find out about overseas properties from:

• National newspapers in the UK. Most of these have a regular section devoted to residential property with editorial and advertisements, and increasingly overseas property is being featured.
• Specialist magazines and newspapers. There are a number of UK publications devoted to overseas property, such as World of Property and International Homes, some of them specialising in a particular country, notably France or Spain. Publications such as Dalton’s Weekly and Exchange and Mart also carry advertisements for homes abroad. (See the bibliography in Appendix D and under individual country entries in Appendix A and Appendix B.)
• UK estate agents. A number of estate agents in the UK specialise in selling overseas property and advertise regularly in the publications mentioned above. They represent foreign estate agents, builders and developers or house-owners who wish to sell their properties. Most tend to specialise in one or two countries or a particular region within a country and some publish regular property bulletins. Some belong to a trade association, notably the Federation of Overseas Property Developers, Agents and Consultants (FOPDAC) and the National Association of Estate Agents (NAEA).
• Developers. Some developers handle their own marketing, particularly the British ones. Others prefer to use an estate agent as an intermediary.
• Overseas property exhibitions and seminars. Exhibitions and seminars are held at different locations round the country. Some are small-scale affairs in which just one estate agent or developer displays his wares, but there are larger events organised by FOPDAC and property magazines where any number of agents, developers, financial advisers, lawyers and removals specialists exhibit.
• Foreign newspapers and magazines. If you have friends or relations living in the area where you hope to settle you could ask if they can either forward property advertisements from local papers or suggest a publication dealing with property to which you could subscribe. Newspapers circulating among the expatriate community often contain advertisements for properties.
• Foreign estate agents. Many estate agents abroad that have a foreign clientele advertise in the publications mentioned above and may also participate in overseas property exhibitions. Some are represented by agents in the UK. (See Appendix C.) It is always sensible to check whether an agent is a member of a reputable trade body, such as NAEA, FOPDAC, the International Consortium of Estate Agents (ICREA), the European Confederation of Estate Agents (CEI) and the International Real Estate Federation (FIABCI).
• By word of mouth. You may have relatives or friends who have settled abroad who know of properties for sale. The grapevine is surprisingly effective, and researchers from the University of Surrey found the majority of people moving to Spain had found their retirement home this way.
• On the internet. Most estate agents and developers have websites on which they display the properties on their books. (See Appendix C.) Another idea is to use a search engine such as Google and type in the word ‘property’ and the name of the country you are interested in retiring to. This will often come up with a list of agencies and properties as well as advice on purchasing.

Beware of people who approach you out of the blue when you are on holiday offering to sell you a house. Even if the offer seems a good one, you should proceed with extreme caution and not sign any agreement until you have taken legal advice.

Inspection tours

It is absolutely essential to see before you buy, and this means a visit to the properties in which you are interested. There are two types of inspection tour: the type which is organised for you and the type you organise yourself.

Organised inspection tours

These are short visits – typically of three days’ duration – organised by a developer or estate agent, which enable you to view a number of properties in a particular area over a short time. The cost of the trip which usually includes hotel accommodation is often subsidised: £50 trips to Spain are not uncommon.

Trips of this nature have advantages – they are inexpensive and you are escorted to the properties that are up for sale – but the drawbacks generally outweigh the advantages:

• you may only see the properties that the developer or estate agent has on offer;
• you may find yourself under pressure (or else feel obliged) to put down a deposit on a property even if you are not entirely happy with it;
• the marketing costs – notably, the subsidised inspection trips – add to the final price of the property;
• a few days are insufficient for you to decide whether you could settle down happily in the area or not;
• in many cases the agents/developers are interested in selling new properties – not secondhand ones.

Independent inspection visits

The principle of an inspection visit is a good one, but you may well find it more satisfactory to organise your own visit in your own time and at your own expense. A travel agent can usually organise a cheap flight, hotel accommodation and car hire. If you contact some overseas property agents before you go they will offer you brochures, contact addresses and maps.

This is a more expensive way of doing things, of course, but it has the advantage that there will be no pressure on you or sense of obligation to sign a contract. You also have a chance to view a wider selection of properties – including ones that are not being sold through an agent.

I stress the importance of viewing a number of properties rather than taking the first one you set eyes on. Even if you return to your first choice the exercise will not be in vain, for you will be able to compare it with other available property in the area in terms of quality and price – useful ammunition to have in your armoury when negotiations start.

There can come a time, however, when one property starts to look very like another. You therefore need to make notes on each property either as you go round or immediately after completing your visit.

CHECKLIST

• Layout: the best idea is to make a rough plan of the dwelling with approximate dimensions.
• Rooms: are there enough of them? (You may want to accommodate visitors.) Are they the right size?
• Bathroom: you need to investigate the plumbing and the water heating system. Some modern developments have solar panels on the roof.
• Kitchen: find out what equipment, if any, comes with the kitchen (eg cooker, cupboard space, kitchen sink unit).
• Utilities: is the house supplied with mains electricity, gas, water? Is it connected to the mains sewer? Is there a telephone? If not, what are the connection charges?
• Heating and ventilation: check whether there are fans and/or air conditioning and – since in some places it can get chilly in winter – heating arrangements.
• Garden (if applicable): note its size and try to assess how difficult it will be to maintain. If it is large, it would be sensible to check on the availability of gardeners.
• Position: enquire how far away the nearest shops are, and also the nearest public transport routes.
• Miscellaneous: number and position of power points, height of working surfaces, stairs (can you get up and down them easily?), light fittings, security, view.

Buying a new property

A house which has been built recently will usually be much easier to maintain than an older one and, if brand new, will often carry a guarantee – though this may be of very limited duration. Also building standards are now being controlled more rigorously in countries such as Spain and Portugal, so the possibility of the structure falling down if you slam the front door is now very remote.

As in the UK, marketing of new properties starts as they are being built. One advantage of putting down a deposit on a new property before it is completed is that you may be able to have modifications incorporated in the design, such as your own colour scheme. However, it is not advisable to buy purely on the strength of what you have read in a brochure: you actually need to go and see a show home or examples of past work by the builder before you sign any agreement or part with any cash.

Generally speaking, a new home will be more cost-effective to run, with no major repairs or decoration necessary for several years, and if you need to raise finance for its purchase the developer may be able to come up with a mortgage scheme.

Yet one should proceed with caution. There have been innumerable instances of developers – particularly in Florida and Southern Europe – going out of business leaving houses half finished, and of money changing hands and developers disappearing into thin air. Caveat emptor – as I said before. Make sure that the company you are dealing with is reliable and trustworthy.

If the property includes a garden you will need to find out if any landscaping is to be done. Knocking it into shape yourself can be a back-breaking task. For this reason some people prefer to live in apartment blocks or on managed estates with communal gardens and – in warm climates and resorts – a swimming pool.

However, such arrangements can have their drawbacks. In most cases a substantial service charge is payable on a monthly basis to cover such items as maintenance of the structure, decoration and cleaning of communal areas, maintenance of the lift(s), porterage, the upkeep of the garden and swimming pool, lighting of communal areas and security. Furthermore, such charges have a nasty habit of rising every year.

Buying second-hand

Amongst younger retirees there is considerable interest in older properties. In certain countries, notably France and Italy, secondhand properties can often be bought quite cheaply in areas remote from the main conurbations. However, you may well have to spend a considerable amount of money modernising them.

The more adventurous may follow the tradition we have in Britain of buying redundant farm buildings for conversion into homes, though it is essential to obtain planning permission before making the purchase. It is worth remarking that conversion and refurbishment do not come cheap and there is a risk that you will not recoup your costs if you have to sell up. You may also encounter problems in raising a loan on the property.

The less intrepid will probably be happier with a property built during the past few decades with a mature garden and closer to an urban centre. You need to bear in mind that as you grow older and less agile, comfort and convenience will count for more than looks. If you do not have your own car, you will need to be close to public transport routes.

Even if the property seems sound enough, it is advisable to have it inspected by a surveyor or architect. Attention needs to be paid to the following:

• Walls and ceilings – look out for cracks, signs of damp, discoloration, bulges.
• Floors and woodwork – look for evidence of dry rot or infestation.
• Roof – look out for signs of sagging or missing tiles and inspect the guttering.
• Windows – look for signs of rot or leaking and make sure they open and shut easily.
• Plumbing and wiring – you need to investigate these thoroughly to see if they need renewal. The electricity supplier may insist on rewiring before it is prepared to connect you to the mains.
• Alterations – find out if the property has been altered in any way and, if so, how well this has been done.

Having a house built

Another option is to buy a plot of land and build your own home. This is more expensive than buying a dwelling on an established development and there are several pitfalls. You should not assume, for instance, that because a plot of land is up for sale that it is possible to build on it. In Spain, for instance, a distinction is drawn between finca urbana (land earmarked for construction) and finca rustica (agricultural land) and it is much more difficult to obtain planning permission to build on the latter. Don’t take the vendor’s world for it, but check with the local authorities before money changes hands.

You will need to engage the services of:

• a lawyer to handle the legal intricacies
• an architect to draw up plans and supervise the construction
• a builder.

In some countries you may have to engage additional help. In Spain it is customary to employ an aparejador, a kind of building surveyor.

Among the matters that have to be checked are:

• whether the property can be connected up easily to the necessary services (such as electricity, water and drainage) and, if so, the likely cost;
• whether there is proper access to your property for vehicles;
• whether there are any planning applications on neighbouring land which could lead to undesirable developments;
• whether the local authority has any plans (eg road widening or a motorway) that might affect the site;
• whether there are restrictions on the type of dwelling to be put on the site (eg size, materials).

Retirement accommodation

Older people may value their independence, but they do not all want to soldier on alone, particularly if their health is failing. That is why the past decade has seen an increase in sheltered housing schemes in the UK. These provide independent living units as well as communal facilities for residents and there is normally a warden or house manager to oversee arrangements.

Provision for retirees is well advanced in the USA where in the sunnier states, such as Arizona and Florida, you will find retirement villages and towns with a full range of medical, transport and recreational facilities for the elderly. Leisure World, for instance, boasts some 15,000 residents.

Retirement developments are starting to take off in Continental Europe, too. When I wrote the first edition of this book in 1993, there were only a handful of residential complexes catering for expatriate retirees from Northern Europe, but nowadays, particularly in Spain, you have a number to choose from. One or two have nursing homes attached to them for people who need constant medical supervision either temporarily or permanently.

Such housing arrangements are specially designed to meet the needs of people as they grow older and often feature mid-level switches and points, assistance rails in bathrooms, an alarm system with transmitters worn on the body and doctor’s surgeries held in the premises.

Purchasing arrangements differ. Here are three kinds of contract that I came across in Spain:

• you buy the residential unit outright and can sell it on to another person at the prevailing market rate;
• you purchase the leasehold of a unit for a fixed term (eg 20 years) at the end of which it reverts to the landlord. You are able to sell on the unexpired part of the lease either to the landlord or a third party;
• you purchase the leasehold of the unit for life. When you die or move out it reverts to the landlord.

Which arrangement offers the best deal? The first might sound the most attractive from the financial angle, since you or more likely your heirs will benefit if the accommodation appreciates in value. However, Malcolm Knight of Kei Homes, an agency with particular expertise in retirement properties, favours life-lease arrangements – the third option.

‘Firstly, there is is no need to make a foreign will to deal with your foreign assets or pay capital gains tax when it is sold,’ he points out. ‘Secondly, the accommodation unit would cost far less than a freehold property – typically half as much – and if you leave (or die) after just a few years, many schemes offer a partial reimbursement of the initial outlay. Finally, the landlord of the property has greater control over the kind of people who move into properties that are vacated, and this means that the character of the development is unlikely to change radically over a period of time.’

Inevitably there is an annual service charge, which is likely to rise year by year, and you may be liable for local taxes. Since such complexes are often more elaborate than sheltered housing schemes in the UK (all the ones I saw had a swimming pool and other outdoor recreational facilities), the charges inevitably work out more expensive.

Some of the sheltered housing schemes I visited on the Continent are run on similar lines to those operated in Britain by companies like McCarthy and Stone and Westbury Retirement Homes, the main difference being that they cater for people of all nationalities and have regular doctor’s surgeries on the premises.

They are ideal for people who appreciate having a certain amount of independence but also like to be insulated from some of the problems connected with living abroad. It would be sensible to visit a few sheltered housing schemes in the UK first, to decide whether you fall into this category and therefore whether sheltered housing in the sun is an option you wish to explore.

Buying a furniture and household equipment package

If you decide that it is impracticable to ship out your own furniture to your new residence and do not relish the prospect of having to furnish it from scratch, you may be able to arrange for the place to be furnished for you.

In the USA, for instance, developers can offer fully furnished and equipped homes, and resort management companies in southern Europe can offer a similar service. Alternatively you could ask your estate agent or a wholesale furniture store to carry out the job for you – providing you with everything from a bed to a bottle-opener.

LEGAL ASPECTS OF BUYING A PROPERTY

Once you are certain that you have found the right place, you can commence the purchasing process. If you are buying through a reputable house agent or developer they should explain the procedures you will need to go through or put you in touch with the professionals who will.

In some countries the system is radically different from that in England and Wales, and you need to understand what is happening; Scottish buyers, however, will find continental practices more familiar.

It would seem obvious to vest the ownership of the property in your own name or in joint names (eg yourself and your partner). However, given the different tax regimes and inheritance laws on the Continent, in particular, you might find it beneficial to explore other options, such as buying the property in the name of your children or designated heirs or registering it in the name of a limited company. In some countries you may buy a property, but this does not give you title to the land on which it is built. An experienced lawyer or accountant should be able to advise you.

Players in the game

Because house purchase in other countries may differ substantially from British practice, you may have problems in working out who does what. Here is a breakdown of the players in the conveyancing game in some continental European countries.

The notary

The role of the notary differs from country to country. In France, for example, a notary is a public official who generally draws up and witnesses the final contract. Since he has to give impartial advice to vendor and purchaser he is traditionally employed by both parties in the transaction. Nevertheless, it is advisable to appoint your own notary in order to obtain practical advice.

In Spain and several other European countries the notary certifies that the contract is prepared, signed and authenticated in accordance with the law and does not normally offer practical advice.

The counselling lawyer

You are strongly advised to obtain legal advice from a counselling lawyer – abogado (Spain), advogado or solicitador (Portugal), avvocato (Italy), Rechtsanwalt or Avocat (Austria and Switzerland) – who is not acting on behalf of the vendors. There are a number of solicitors in the UK who can undertake this on your behalf or who can instruct a lawyer licensed to practise in the country in question. The lawyer will conduct searches for you and negotiate the terms of the contract with the vendor.

The translator

Unless you are proficient in the language of the country you should also have all the legal documents translated

into English. In some countries you have to employ a translator who is licensed to deal with legal documents. Normally a translation fee is payable.

The estate agent

Many people buy properties through estate agents, either in the country concerned or based in the UK. British agents represent developers, vendors and often foreign estate agents, and have local representatives to show you properties and steer you through the buying procedures.

A number of countries in Europe and elsewhere have a state licensing system for estate agents and penalise those who do not comply with a strict code of practice. When abroad, you should steer clear of people who claim to be estate agents but turn out not to be, since if something goes wrong you will have no legal redress.

Many of the British firms are members of the Federation of Overseas Property Developers, Agents and Consultants, the National Association of Estate Agents or a similar professional body, and members are expected to abide by a strict code of conduct.

It is worth noting that in several European countries it is the practice for the purchaser, not the vendor, to pay the estate agent’s commission. You should enquire about this from the outset.

The surveyor or architect

If you are purchasing an older property it is advisable to have a structural survey done, whatever the house agent or your legal advisers say. This need not be a national of the country concerned; in fact, some purchasers ask a UK-based surveyor to inspect the dwelling for them despite the additional cost.

The mortgage lender

If you need to raise a mortgage in order to purchase a property, you will find that a number of British-based building societies, mortgage brokers and banks offer home loans for properties in the European Union – sometimes through an overseas subsidiary. Developers, estate agents and solicitors may be able to arrange a financial package for you, but it is always a good idea to ask around.

The buying process

• Choose the property (and have it surveyed, if necessary).
• Arrange for the transfer of money through a bank or currency lender. If you take out a mortgage your lender may do this for you. Keep evidence of any money transfers, as you may need to produce them should you eventually decide to sell and want to export the proceeds.
• Sign a purchase agreement. This is a preliminary contract which is a legally binding contract to buy on the terms stated. (The contract will usually include a detailed description of the property and this needs to be checked carefully.)
• Pay a deposit. On the European continent this could be 10–15% of the price of the property. It is essential to note that this is non-refundable if you decide to back out of the deal. Ideally the deposit should be lodged with the notary – not the vendor – and kept in a separate account.
• Carry out the usual planning and title searches. Normally your counselling lawyer (or the notary) will do this for you, but you need to check that this is being done in accordance with your wishes. The work involves:
• Have a draft ownership transfer agreement drawn up if the search is satisfactory. (This should be re-checked against the property.)
• Sign the agreement. This may have to be done in the presence of a notary.
• Pay the balance. (Make sure you get a receipt for the correct amount.)

• Register the agreement with the land registry – or check that this is being done.
• Insure the property.

Even if you take the best legal advice it is just possible that your title to the whole or part of the property is flawed in some way which might even lead to your losing possession of it. There could, for instance, be acts of fraud adversely affecting your title, the notary may have made mistakes, or you may find there is a boundary dispute, a lack of access or a right of way going right through your property. If you prefer to err on the side of caution, you might consider taking out title insurance which would either solve the problem or make good any loss you may incur.

This chapter can do little more than provide an overview of the ins and outs of house purchase. There are a number of books which provide details on practice in specific countries and they are mentioned in the country sections (Appendix A and Appendix B).