Real Estate · Promises to sell
Review of the preliminary agreement for the sale and purchase of property
A preliminary agreement is not a mere formality before visiting the notary. It fixes the property, price, advance payment, deadline and consequences if financing, documents or the project fail to reach the promised stage. For future units, the framework introduced by Law No. 207/2025 requires additional checks.
The property and the party making the promise must be identified unambiguously
The owner, authority to represent, title, land register, floor area and ancillary elements are checked. For a future unit, the land, permit, project, identification of the individual unit and the developer’s legal position are important.
The sales description, renderings and brochures must not be excluded from the documentation if they informed the decision. Specifications, tolerances, finishes and permitted changes must be set out in verifiable schedules.
- cadastral number and address;
- floor area, share of the land and common areas;
- parking, storage unit and other ancillary elements;
- permits and project stage;
- encumbrances, litigation and the developer’s financing.
The price and advance payment must be tracked to their destination
The preliminary agreement must specify the total price, VAT, exchange rate, instalments, account and refund conditions. Penalties, earnest money and penalty clauses have different effects and must not be used as interchangeable labels.
For future homes or individual units, Law No. 207/2025 limits reservations to a maximum of 60 days and the reservation amount to no more than 5% of the price, on pain of absolute nullity. If the promise or sale is not concluded solely through the developer’s fault, the amount is refunded in full within 30 days.
Conditions must cover financing and documents
Loan approval, discharge of mortgages, obtaining documents, acceptance of the works, registration of title and the absence of adverse changes may be conditions preceding the final agreement. The deadline must have a date or an objective mechanism and an extension procedure.
If financing is essential, the agreement must state what happens if the bank refuses and what efforts the buyer must demonstrate. Merely stating ‘from own funds and a loan’ does not address the risk.
Remedies must work in the adverse scenario
Specific performance, refunds, penalties, termination and damages are examined. Apparent symmetry is not enough if one party controls the documents, project or access to information.
Recording the promise in the land register, authentic form and other security measures are assessed according to the property and transaction. Before payment, the actual mechanism must be checked, not just the wording in the agreement.
How we work together
- 01Documents and objective
We clarify the situation, parties, deadline, available documents and intended outcome for the preliminary property agreement.
- 02Legal review
We cross-check the documents against the applicable registers and rules, identify the risks and establish what further information is needed.
- 03Drafting or report
We prepare the agreement, opinion, procedure or audit report, with practical solutions and clearly traceable responsibilities.
- 04Review and implementation
We incorporate comments, deliver the final version and explain the steps, deadlines and evidence to retain.
Frequently asked questions
Can I pay a reservation amount above 5% for a future apartment?+
For the reservation agreements it covers, Law No. 207/2025 provides for a 5% ceiling and the sanction of absolute nullity. The document and project stage must be examined before payment.
What happens if the bank refuses the loan?+
That depends on the preliminary agreement’s clauses. A well-drafted financing condition specifies the deadline, the buyer’s required efforts, evidence of refusal and what happens to the advance payment.
Does the preliminary agreement guarantee that I will become the owner?+
Not automatically. It creates obligations between the parties, but risks concerning title, the project, encumbrances and performance must be checked and addressed through concrete measures.
Do you need a preliminary agreement reviewed before paying an advance?
Send the documents and relevant context for a legal assessment and a solution tailored to your objective.
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Linkuri utile și legislație