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Understand the Kontratë Blerje-Shitje

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When it comes to buying real estate in Albania, making sure you fully grasp the property sales contract is essential.

Indeed, not fully understanding the document you will sign can lead to financial losses, including the forfeiture of deposits, payment of penalties, unexpected costs, legal expenses, and potential poor investment decisions.

We've heard countless stories of people making costly mistakes when signing their property agreement in Albania. We want to help you avoid the same experience.

We'll give here a very brief overview regarding the property sales contract in Albania ; if you want a full checklist, please check our property pack for Albania.

What is the Kontratë Blerje-Shitje in Albania?

In Albania, a property purchase agreement is a crucial document in real estate transactions, known locally as a "Kontratë Blerje-Shitje" (Buy-Sell Contract).

This agreement outlines the terms and conditions under which a property is sold and purchased. It is legally binding, ensuring that both the buyer and the seller adhere to their commitments.

The agreement works as a guarantee for both parties.

For the buyer, it confirms the seller's commitment to transfer the property, and for the seller, it ensures the buyer's commitment to pay the agreed price. The document typically includes details such as the property description, sale price, payment terms, and any other conditions agreed upon by both parties.

Regarding international buyers or non-residents, Albania does not impose significant restrictions. However, non-residents may need to navigate additional procedures, such as obtaining a tax number (NIPT) or dealing with currency exchange regulations.

It's always advisable for international buyers to seek local legal advice to understand any nuances in the law.

The property purchase agreement is usually signed after both parties have agreed on the terms and before the final property transfer. This stage often comes after initial negotiations and due diligence, such as verifying the property's legal status and conducting property inspections.

Regarding deposits, it's common in Albania to pay a deposit as a sign of commitment. This deposit is typically a percentage of the purchase price, often around 10%, though this can vary.

The deposit is usually held in escrow and is credited against the total purchase price at the time of finalizing the sale.

When comparing to other countries, while the basic principles of property purchase agreements are similar worldwide, specific procedures, legal requirements, and customary practices can vary significantly.

In some countries, for example, the involvement of a notary or a real estate attorney might be mandatory, whereas in Albania, these requirements may differ.

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What should be included in the property purchase agreement in Albania?

In Albania, the property purchase agreement, which is central to any real estate transaction, must adhere to specific legal requirements.

These are primarily governed by the "Civil Code of Albania" and the "Law on Real Estate Registration". These laws set out the mandatory clauses and conditions that need to be included in any property purchase agreement.

A standard property purchase agreement in Albania should contain several key elements.

Firstly, it must include the full details of both the buyer and seller, such as their names, addresses, and identification numbers.

The agreement should also provide a detailed description of the property, including its location, size, boundaries, and any relevant registration details.

The sale price and payment terms are also essential components, detailing how and when the payment will be made.

Mandatory clauses include the obligations of both parties, any warranties or guarantees provided by the seller (such as the property being free from encumbrances), and the consequences of breach of contract.

Additionally, it must state the method of property transfer and the responsibilities of each party regarding taxes and fees.

Besides these mandatory clauses, there are several additional clauses that can be included.

These might involve conditions for property inspection, repairs, or alterations to be made before the sale.

Contingencies are also common, allowing either party to withdraw under certain circumstances, such as if the buyer is unable to secure financing or if significant property defects are discovered.

Regarding authentication, the law requires that a property purchase agreement be notarized in Albania. A notary public plays a crucial role in verifying the identities of the parties involved, ensuring that the document is in compliance with legal standards, and registering the transaction with the appropriate real estate registry.

As for the role of real estate agents, they are often involved in facilitating the transaction, negotiating terms, and ensuring that both parties understand their obligations.

However, the legal responsibilities and the finalization of the agreement lie with the notary and the parties involved in the transaction.

What's the signing process like?

In Albania, the signing process of a property purchase agreement is a well-defined procedure, involving specific steps and requirements.

The property purchase agreement is bilateral, meaning it must be signed by both the buyer and the seller. It's possible for "the buyer" or "the seller" to be multiple people, such as in cases where a property is being bought or sold by a couple, family, or a group of investors. Each individual involved must sign the agreement.

Both parties need to provide certain documents and information for the agreement to be valid.

This typically includes:

- Personal identification (such as a passport or ID card).

- Proof of property ownership by the seller (like title deeds).

- Details of the property (location, size, legal status).

- Tax identification numbers.

The process typically begins with the drafting of the agreement, which includes all the terms negotiated between the buyer and seller.

Once this draft is prepared, the following steps ensue:

Step Description

Review of Agreement

Both parties review the agreement to ensure all terms are understood and agreed upon.

Signing the Agreement

The agreement is then signed by both parties. This can be done in the presence of a notary, who plays a crucial role in the process.


After signing, the agreement must be notarized. The notary public verifies the identities of the signatories and the document's compliance with Albanian law.

With advancements in technology, remote signing might be possible, especially if the parties are not able to be physically present.

However, this would still require the involvement of a notary, possibly through digital notarization methods if permissible under Albanian law.

There is no strict legal deadline for signing a property purchase agreement in Albania. The timeline is generally determined by the agreement between the buyer and seller.

However, once an offer is accepted, it's common practice to move forward with the signing as soon as possible to secure the terms.

The contract remains valid until the obligations of both parties are fulfilled, typically culminating in the transfer of the property and payment. The agreement will specify any expiry date or conditions under which the agreement becomes void.

After the agreement is signed and notarized, it needs to be registered with the local real estate registry in Albania. This step is crucial as it legally transfers the property to the buyer's name and records the transaction.

Any amendments to the contract after it has been signed are possible but require the consent of both parties. Any significant changes would also likely need to be notarized again.

The total timeframe for completing all necessary paperwork and approvals can vary. It largely depends on the efficiency of the local authorities and the complexity of the transaction.

Generally, it can take anywhere from a few weeks to a couple of months to finalize everything.

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How is the payment handled when signing a property purchase contract in Albania?

Understanding the financial aspects of a property purchase agreement in Albania is crucial to navigate the process smoothly.

When you sign the sales agreement, you typically need to pay a deposit or down payment. This acts as a commitment to the purchase and secures the property.

In Albania, the standard down payment for a property sale is around 10% to 30% of the purchase price. However, this can vary based on the agreement between the buyer and seller.

Apart from the down payment, there could be additional upfront costs.

These might include notary fees, legal fees, and potentially a real estate agent's commission, if you are using one.

Payments are generally made directly to the seller or into an escrow account. The use of an escrow account is a safer method as it ensures that the funds are only released once all conditions of the sale are met.

The full payment’s due date varies and is stipulated in the sales agreement. It's usually set for a date after the signing of the agreement, often coinciding with the transfer of property ownership or completion of certain conditions.

In Albania, property transactions are subject to property transfer taxes. As the buyer, you will be responsible for these taxes, which must be factored into your budget. The exact rate can vary, so it's important to verify the current rate applicable in your case.

The down payment amount can often be negotiated with the seller. It’s part of the broader negotiation about the terms of the sale.

The conditions under which the down payment is refundable should be explicitly stated in the agreement. Common scenarios for refund include a failed property inspection or if the buyer cannot secure financing. Ensure these contingencies are clearly outlined in the contract.

Whether you can use a mortgage loan for the down payment depends on the terms of your mortgage. Some lenders may allow this, but others might require the down payment to come from your personal funds.

An attorney or real estate agent can guide you through the payment process, ensuring all legal requirements are met. They can also help negotiate terms, including the down payment, and oversee the proper handling of the transaction.

You should always request a receipt or confirmation of payment for your records. This is important for legal and tax purposes.

Both buyer and seller face tax implications.

As the buyer, you are responsible for property transfer taxes and potentially other related taxes. The seller may have to pay capital gains tax on the sale of the property, depending on their situation.

What are the potentials risks and pitfalls?

You might be interested in reading our article about the common risks and pitfalls surrounding a property transaction in Albania.

In Albania, like in any real estate transaction, there are specific risks and pitfalls associated with property purchase agreements.

Understanding these is crucial for both buyers and sellers.

Both the buyer and seller can potentially withdraw from the agreement, but the circumstances and consequences depend on the terms outlined in the contract. If specific conditions or contingencies (like securing financing or a satisfactory property inspection) are not met, the buyer may have the option to withdraw.

In some countries, there's a cooling-off period during which the buyer can cancel the agreement without penalty. The existence and length of such a period in Albania depend on the specific agreement and local regulations.

This period, if applicable, would typically include all calendar days (weekends and holidays included).

The necessity for a valid motive for withdrawal again depends on the contract terms. For example, a buyer can often back out if they are unable to secure financing, provided this contingency is included in the agreement.

If one party fails to fulfill their obligations, the consequences depend on the terms of the contract. Penalties can range from the forfeiture of the deposit to legal action for breach of contract.

In cases where a party withdraws without a valid reason or fails to meet their contractual obligations, they might lose their deposit or be required to pay a penalty. The exact nature of these penalties should be specified in the agreement.

The process in Albania might differ from other countries in terms of legal requirements, the role of notaries, cooling-off periods, and specific contractual clauses.

For example, in some countries, the involvement of a real estate lawyer might be more prominent, or certain buyer protections might be more strongly enforced.

Potential risks include misrepresentation of the property, unexpected legal issues with the title, or the discovery of property defects after signing. It's crucial to conduct thorough due diligence, including a property inspection and legal title review.

Disputes can arise over contract terms, property conditions, or fulfillment of obligations. They are commonly resolved through negotiation, but legal action can be necessary if an agreement can't be reached. Engaging a legal professional can help navigate and resolve these disputes.

If defects or issues with the property are discovered after signing, the recourse depends on the contract terms and Albanian law.

In some cases, the buyer might be able to seek compensation or even nullify the sale if there was misrepresentation.

During the signing period, disagreements are usually resolved through negotiation between the parties, often with the assistance of real estate agents or lawyers.

If a resolution can't be found, the dispute might escalate to legal channels.

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.