Cadastral and urban compliance: check first.

The most common cause of delayed deeds is not the price: it’s the paperwork. Here is what to check, in advance.

Cadastral compliance: does the plan tell the truth?

Cadastral compliance means the plan filed at the land registry matches the real state of the property: rooms, openings, uses. At the deed the seller must declare it: if over the years you moved a wall, closed a veranda or relocated the kitchen without updating the plan, it must be fixed first. It is often a manageable technical update, but it takes time.

Urban compliance: the lawful state

Here we speak of the building titles: the property must match what was authorised over time (licences, permits, any amnesties). This is the "lawful state". Urban discrepancies are more serious than cadastral ones: some can be regularised, others cannot, and they can affect sellability itself. The check is work for a qualified technician, with access to the records at the town hall.

Why it can block the sale

Three concrete reasons. First: without correct declarations the notary cannot complete the deed. Second: if the buyer uses a mortgage, the bank’s surveyor compares the real state with the plan — a discrepancy found there can sink the loan a step from the deed. Third: discovering the problem late gives the buyer an argument to renegotiate the price.

What to do before listing

Have the property checked by a technician before marketing: cadastral plan, building titles, habitability, energy certificate. If something emerges, it is fixed in good time instead of under the pressure of a signed preliminary. It is part of preparing the documents to sell, and we coordinate the check with technicians from the mandate.

FAQ

What is cadastral compliance?
It means the plan filed at the land registry matches the real state of the property. At the deed the seller must declare it, so any change must be regularised first.

What is the lawful state (urban compliance)?
It means the property matches the building titles authorised over time. Urban discrepancies are more serious than cadastral ones and are checked by a qualified technician.

Why can compliance block the sale?
Without correct declarations the notary cannot complete the deed, the bank’s surveyor may sink the mortgage, and a late discovery lets the buyer renegotiate.

This article is informational and describes how things generally work. For your specific case the notaio (notary), accountant and qualified professionals are the reference; for legal matters, a lawyer.

Part of the complete guide to selling a home in Sanremo.