LUNIDOMUS

Q. How long does the buying process take?

A. Four weeks is achievable but 8 - 12 weeks is more normal, provided there are no special circumstances.

Q.What if I find a house and don’t want to be gazumped?

A. The standard practice is to deliver a letter of intent – proposta d’acquisto – which, once countersigned by the vendor, establishes an undertaking for both parties to proceed at the agreed price. The letter is accompanied by a small deposit which is not normally refundable if you withdraw without good reason. This letter acts to protect you against most risks of gazumping etc for one month.

Q. Can you help me arrange a mortgage?

A. Yes we can. Lenders collaborating with us offer prompt and efficient service, at historically low rates at the time of writing (2008). Please email info@lunidomus.co.uk outlining the borrowing proposition and we will put you in touch with mortgage providers.

Q. Should I have a survey done when buying property in Tuscany?

A. Certainly, for your own protection and satisfaction, LUNIDOMUS can recommend a number of surveyors / architects / geometra or specialist engineers, if required, to perform surveys of various kinds. However, structural surveys do not form part of the standard conveyancing process in Italy, as the principle of ‘caveat emptor’ which governs much of English legal thinking does not apply to the same degree. The reason is that the final contract of sale includes declarations by the vendor who can be held legally accountable for their accuracy. Thus, when he states that the property being sold is, to use a legal phrase which normally appears, libero di vizi, it means that there are no defects which have not been revealed either by him or by the planning and building regulations which govern the building. If an undisclosed defect were to appear (the sort of defect which a structural survey in Britain might be expected to reveal) it is the vendor who can be held to account in the same way as a surveyor might be in Britain. Consequently, although it may be valuable to ask a architect / geometra give an opinion about a building prior to embarking on its purchase, significant legal responsibility rests with the vendor.

Q. What exactly is a geometra and what do they do?

A. They are not architects. They are qualified to undertake and oversee structural work. We always advise engaging a architect/geometra when buying a property to draw up the preliminario di vendita, (preliminary contract) otherwise known as the compromesso, which is the legally binding contract between buyer and seller. In addition, a architect/geometra is bound by his professional body to observe standards of professional competence and responsibility and can be sued if he fails to match up to them. He will therefore have indemnity cover similar to other professional advisers. In drafting the text of a contract a architect/geometra is responsible for the accuracy of that contract and for representing his client's interests. Foreign buyers unfamiliar with the role of the architect/geometra may seek to engage a lawyer (avvocato or notaio) but both of these usually delegate the work of conveyancing to a architect/geometra, so the client who engages anyone other than a geometra may well end up paying two fees for no advantage. So, for a smooth sale, when buying a house we can recommend the services of local architects.

Q. What about the choice of a notary?

A. The buyer bears the burden of the notary's fee, so he has the privilege of nominating the notary to be used. It makes little difference which notary is used as all are representatives of the Republic. Their function is to ensure that the persons appearing as purchasers and vendors are who they claim to be; to ensure that they have the right to enter into the contract in question (i.e. the vendor has title etc); to ensure that the contract is legal and binding; to collect all statutory fees and charges levied by the relevant authorities such as the Building and Land Registries; to register the final contract (rogito); and to archive the original version of the contract for future reference. When buying property in Tuscany, employing the services of a notary is obligatory.

Q. Is it true that there are many risks and problems relating to buying property in Italy?

A. There are always risks when buying property from a distance, whether it be a hoilday house in Tuscany or a luxury villa for permanent residence, and especially when buying restoration properties. LUNIDOMUS always advise that care and common sense should be applied when looking at properties and make sure you have the right support in place. The geometra is a very important person in any property deal and it is this person who must ensure that previous works have been approved by the comune and habitation permissions.

Q. How much does restoration work cost?

A. In recent years we have observed costs of around €1100 per square metre for restoration works in normal situations. However costs will vary from area to area and competitive quotes are crucial for major works. In addition quality levels for essential items such as tiling, widows, doors, bathroom and kitchen fittings vary widely and need to be researched carefully to avoid costs running out of control.

Q. Can you help me with restoration?

A. Yes, along with our extensive portfolio of property for sale in Tuscany,LUNIDOMUS has been assisting people with restoration and improvements. We are happy to assist you if you already own a property. Please email info@lunidomus.co.uk explaining your position and the assistance you require.

Q. I've seen a property i like but planning permission has not been aproved yet. How do I know I’ll get planning permission?

A. Each area has different planning regulations. We normally check beforehand with each individual comune (local authority) to ascertain what can and can’t be done, and often plans will have been prepared in anticipation. A common practice is to draw up the preliminario di vendita on the basis that permission will be obtained before the rogito (final contract), with a “get-out” clause in the case the plans are turned down.

Q. Apart from rebuilding barns, can I always enlarge a property?

A. While it depends on the planning regulations for each area the answer will often be no. Having said that, we can give specific advice on any given property and your own circumstances are very relevant. If you have established residency and are applying for an increase in living space in your first home prospects are much improved.

Q. I have done building work in the UK. Can I carry out the works myself?

A. Plumbing and electrical installations and wiring in all types of property be certified so it is advisable to leave such works to registered professionals. Building work can be completed in economia by the owner of the property but there are issues such as anti-seismic reports, site security plans and local comune permissions that create difficulties. Generally it depends on the scope of the works and exactly who is going to perform them.

Q. If there’s no water and electricity, what do I do?

A. Electricity – invariably you will be able to connect to mains electricity but the cost can be considerable, depending on distance. If you restore the house first (using a generator for electricity), the electricity board then has a duty to connect you for a low fee.
Water – if a mains supplies is unavailable. In hilly areas natural springs are often good alternatives while geological surveys may reveal the feasibility of digging a well. If all else fails the final solution might be to bury a large tank holding perhaps 30,000 litres, partly fed by rainwater collection this would provide for your non drinking water, drinking water can be purchased at supermarkets or do as the locals do collect water from local spring..

Q. How much does a swimming pool cost?

A. The sky is the limit. A swimming pool in an Italian villa in Tuscany, adds hugely to its rental potential and re-sale value. For more information on this subject please contact us info@lunidomus.co.uk

Q. I’ve heard I can save money on the exchange rate when I send funds to Italy. How?

A. Yes, you can. We work with a couple of currency exchange companies.

Q. What about insurance?

A. Depending on your nationality we can arrange quotes from British or Italian companies for your property, its contents and the type of use you intend to have (e.g. holiday rentals). Please contact us info@lunidomus.co.uk

Q. I can’t make it to Italy to sign either of the contracts for the purchase of my property in Tuscany. What shall I do?

A. We can arrange a special power of attorney for someone to sign on your behalf.

Q. What advantage does the estate agent offer to me the buyer?

A. Estate agents such as LUNIDOMUS are positioned differently from the traditional local estate agent. We specialize in taking the client through every step of the process, from the first query about buying a hoilday home in Tuscany, through the many viewings of country houses, farm houses, rustic barns and luxury villas, through all the purchase documentation and even to choosing the bathroom tiles! We pride ourselves on creating long lasting relationships with our clients and offering a much greater level of support throughout the buying process.

Q. Why do house prices in Tuscany vary so much and does a house that I have seen advertised offer an opportunity for a good deal?

A. Much like any region, Tuscany is a varied and extensive place with many localised factors that affect the price of a house for sale in Tuscany. Prime factors obviously include distance from main centres of interest (e.g. Lucca, Florence, the Mediterranean etc), local “hotspots” (e.g. the San Stefano zone just outside of Lucca). The style of property, floor area, view, amount of work required, ease of access and distance from amenities all affect the price.
Permission for new construction in the Tuscan countryside is nearly impossible to obtain so restoration of existing properties, and in particular gaining an increase in existing living space, are premium factors. The ratio of sales to property stocks in the Italian market is much lower than that of the UK or USA, for example, and the mentality of vendors is very different. Often they are in no rush to sell and are prepared to allow properties to remain on the market for a number of years. This does tend to have an anticipatory effect on the pricing of properties.

Q. Can I just turn up to meet someone in Italy and go and see some houses?

A. This is not the advised method as many property owners need prior notification before viewing their homes. Where possible we can make an appointment for the next day. To book an appointment before your trip please email us at info@lunidomus.co.uk We also like to make sure the property for sale, which the client wishes to view, meets their criteria, and to discuss other property for sale in Tuscany to make the most of the clients viewings with us in Lunigiana.

Q. What’s the best airport for Tuscany?

Pisa is currently best served with frequent flights from many UK airports and other international locations. Within 1 hour you can be in Lunigiana. 30 mins in Lucca. Bologna and Genoa being about 1-2 hours drive away. Visitors from further a field such us the USA or Australia will probably find it necessary to travel via one of the major hub airports such as Rome, Milan, Paris or London.