Vitaliy Ivanovich Pepelyashkov
Managing Director of VOTCHINA · Lawyer by training, 6 years of practice in law enforcement · over 2,600 properties checked
Transaction checks · 6 min read · Checked against Bulgarian law (Obligations and Contracts Act, Tax-Insurance Procedure Code, Family Code, Inheritance Act, Spatial Development Act, Condominium Management Act) – October 2026
In short: the notary certifies the deal but is not your lawyer. Before paying a deposit, check 5 things: the owner, encumbrances, the seller's debts, the building documents and the contract. We do the first check – ownership and encumbrances – free of charge within 1 working day.
Buyers rarely lose money at the notary. They lose it weeks earlier – when they pay a deposit on a verbal promise or under a contract nobody has checked. Over 2,600 checked properties have taught us that almost every problem shows up in the documents before the first payment. Here is what we check and in what order.
Free express property check
Send us the listing link or the cadastral number. Within 1 working day we will tell you who the owner is and whether there are mortgages, attachments or court disputes.
Send the property on WhatsApp| Step | What we check | Where |
|---|---|---|
| 1. Ownership | Who the owner is under the title deed and since when; whether a spouse or heirs must take part in the deal | Property Register, title deed, marital status at the date of acquisition, certificate of heirs |
| 2. Encumbrances | Mortgages, attachments, registered lawsuits, registered contracts | Property Register – report for the entire period of ownership |
| 3. Seller's debts | Public debts to the state and the municipality | Declaration under Art. 264(1) of the Tax-Insurance Procedure Code; the notary checks electronically with the National Revenue Agency |
| 4. The building | Construction documents and stage: Act 14, Act 15, Act 16; occupancy permit or commissioning certificate depending on the building category | Municipality, Directorate for National Construction Control, developer's documents |
| 5. The contract | Price in euro without indexation, deadlines, penalties, deposit refund terms | Preliminary contract (Art. 19 Obligations and Contracts Act) and deposit agreement |
If the property was bought during marriage, it is usually joint marital property, and without the spouse's signature the sale can be challenged. That is why we check the seller's marital status at the date of acquisition and the register of spouses' property relations. In case of inheritance we check the certificate of heirs and whether all heirs take part in the sale.
The Property Register report shows mortgages, attachments by a court or public bailiff and registered lawsuits. We check the entire period of ownership, not only the last few years. In new buildings the developer often has a bank mortgage – in that case, before the deposit, we ask for a letter from the bank confirming that the mortgage on your apartment will be released.
The seller declares to the notary whether they have public debts (Art. 264(1) of the Tax-Insurance Procedure Code), and the notary checks them electronically with the National Revenue Agency. If there are debts, they must be settled – usually from the price – before or at the deal. It is better to know this before the deposit, not in the notary's office.
Act 14 means the rough construction is complete, Act 15 – the finished building is handed over for acceptance, and Act 16 (or a commissioning certificate for lower building categories) – that the building may be used. Before Act 16 the electricity is often temporary construction supply and utility accounts cannot be transferred. That is why we put a clear deadline for Act 16 in the contract, with consequences for delay.
The preliminary contract must contain the essential terms of the final contract (Art. 19(1) Obligations and Contracts Act): the exact property, the price and the payment method. We recommend a price in euro without indexation clauses, a penalty for delay and clear deposit terms. If the seller fails to perform, the buyer may claim double the deposit (Art. 93(2) Obligations and Contracts Act) – provided it is stated in the contract as an earnest money deposit.
Which documents to ask the seller for
| Property type | Documents |
|---|---|
| Resale | Title deed; cadastral sketch or diagram; tax assessment; if married – the spouse's details; in case of inheritance – certificate of heirs |
| New building | Title deed for the building right; building permit; Act 14, 15 or 16 depending on the stage; bank letter if there is a mortgage |
| Property in a complex | Everything for the property type plus the management contract and the maintenance fee; check that the manager is listed in the register of professional managers (Unified Information System of Condominiums, Ministry of Regional Development) |
The list is indicative – we specify it for the particular property during the check.
Important: do not pay a deposit before you have seen an encumbrance report and signed a written contract with refund terms.
Selling a property? Check your documents before you list it – a clean property sells faster and without last-minute discounts. Free property valuation
Before the deposit – check in 1 minute
If any answer is "no" – send us the property and we will check it free of charge.
Send the property on WhatsAppIs the check free?
The express check is free: ownership and encumbrances by link or cadastral number, answer within 1 working day. A full check of the documents and the contract is available on request.
Doesn't the notary check everything?
The notary checks ownership, identity and the seller's debts on the day of the deal. The notary is impartial and does not look after whether the preliminary contract and the deposit protect you – that has to be checked earlier.
Do you check properties found through another agency or directly from an owner?
Yes. Send the link or the cadastral number – the check is the same.
Can I buy remotely?
Yes – with a live online video viewing and a notarised power of attorney. The documents are checked before any payment.
What if the check reveals a problem?
We tell you what the risk is and whether it can be removed before the deal – for example with a bank letter, the spouse's signature or a new clause in the contract.
Found a property? Check it before you pay
Send the link or cadastral number, call us or email the documents.
WhatsApp+359 876 111 535Documents to office@votchina.euSources: Bulgarian Obligations and Contracts Act (Art. 19, Art. 93); Tax-Insurance Procedure Code (Art. 264); Family Code; Inheritance Act; Spatial Development Act; Condominium Management Act and Ordinance No. RD-02-20-1 of 2026 on the condominium information system. Texts of the laws (in Bulgarian) – lex.bg. This article is general information and does not replace legal advice on a specific case.
