› Forms of documents in real estate purchase and sale transactions

Selling or buying real estate in Bulgaria is a formal legal process requiring a comprehensive set of documents. Each transaction is unique: the exact document checklist depends on the property type (apartment, villa, plot), the seller's legal title status (inheritance, joint marital property, sole ownership), and the construction status (Act 14, Act 15, or Act 16).

There are statutory documents without which a notary cannot legally execute a Title Deed. Additional documents are required by buyers and financing banks to ensure a rigorous audit of the title's legal standing.

We advise every buyer to demand a full disclosure of documents proving clear title. Relying solely on the bare minimum required by the notary often creates disputes and breaks transactions. VOTCHINA resolves these risks. Below is a structured list of standard documents and statutory forms used in Bulgarian property transactions.

• Title Deed / Ownership Documents

1. Notary Act – for purchase-sale, donation, exchange, or declaratory deeds;
2. Notarized or holographic will;
3. Sale contract executed under the State Property Ordinance;
4. Contract for the sale of state or municipal property;
5. Court decree or voluntary property division agreement;
6. Pre-nuptial marital agreement;
7. Court judgment under Art. 19(3) CPA declaring a preliminary contract final;
8. Land Commission decision on agricultural property restitution;
9. Bailiff acquisition order (enforcement officer).

• Power of Attorney (POA) for Real Estate Transactions

If you are abroad during closing, the sale can be finalized via a representative or legal counsel. An immovable property POA requires simultaneous notarization of signature and content, along with mandatory statutory declarations.
1. Bulgarian Consular Certification: Drafted in Bulgarian and executed directly before a consular officer with a valid passport.
2. Certification by a Foreign Notary: Requires an Apostille (for Hague Convention countries) followed by certified translation and legalization in Bulgaria.

• Declarations under Art. 264 & Art. 74 TIPC (Effective May 3, 2024): Notaries now conduct electronic tax clearance checks with the NRA, requiring the seller's Declaration under Art. 74(2)(1) TIPC and Consent Form for tax data disclosure.
• Citizenship & Civil Status: Declaration under Art. 25(8) Notaries Act to confirm marital regime upon acquisition.
• Origin of Funds (AML): Declaration under Art. 66(2) AMLA (by the buyer) and PEP Declaration (Art. 42 AMLA).
• Spousal Consent for Family Home: Declaration under Art. 26 Family Code – mandatory if the property is sole ownership but serves as the family's primary home.
• Ultimate Beneficial Owner: Declaration under Art. 59 AMLA for corporate entities.

• BULSTAT Number for Foreign Buyers – Application under Art. 3 BULSTAT Register Act

• Certificate of Encumbrances (Property Registry) – Application under Art. 45 Registration Regulations

• Waiver of Lifetime Right of Use – Notarized Waiver Declaration

• Tax Valuation Certificate (Данъчна оценка) – Application under App. 2 ZMDT (sample) / Declaration under Art. 14 ZMDT

• Cadastral Map & Sketch (AGKK) – Apartment Schematic / Land & Building Sketch

• Civil Status Certificate (ESGRAON) – Application Form (with verification via RIOS and duplicate Marriage Certificate)

• Certificate of No Tax Liabilities (Art. 87(6) TIPC) – Application to NRA

• Certificate of Heirs (Inherited Property) – Application under App. 2 (sample)

• Administrative Address Certificate – Application Form (sample)

• Certified Copy of Title Deed – Application for Certified Copy