Documents for selling a property: All paperwork, signatures, and deadlines

Reihenfolge

The Five Phases and What is Required for Each

1. 1

   Preparation (Weeks 0–3): Gathering all documents that take longer to procure

   Land register extract (Grundbuchauszug), building file (Bauakte) with building permit and plans, cadastral map (Flurkarte), information on building encumbrances (Baulasten) and contaminated sites (Altlastenauskunft), development certificate (Erschließungsbescheinigung), energy performance certificate (Energieausweis), living area calculation, modernisation receipts, insurance policy; if let, the tenancy agreement. For flats, instead of a building file: declaration of division (Teilungserklärung), partition plan (Aufteilungsplan), three years' worth of meeting minutes, economic plan, service charge statement (Hausgeldabrechnung), and reserve fund status. Concurrently with the bank: outstanding debt and early repayment penalty (Vorfälligkeitsentschädigung). You will sign: the agency agreement with right of withdrawal (Widerrufsbelehrung) and the property questionnaire regarding known defects.

2. 2

   Marketing (Weeks 3–11): Your only task is to approve the release

   The property exposé, photos, and asking price will only go online after your approval. The energy performance certificate (Energieausweis) must be available at the latest by the first viewing, with its key data already included in the advertisement. Towards the end of this phase, the buyer will provide a financing confirmation from their bank; without it, no notary's appointment can be scheduled. Optional: a reservation agreement.

3. 3

   Purchase Agreement (Weeks 11–14): The Notary Drafts, You Review

   The notary receives the buyer's details, the land register extract, the purchase price, the handover date, and any special arrangements (inventory, tenancy, defects). They will then prepare a draft agreement, which, if the buyer is a consumer, must be received at least 14 days before notarisation (Beurkundung). We will review the draft with you, covering: conditions for payment (Fälligkeitsvoraussetzungen), exclusion of warranty (Gewährleistungsausschluss), handover procedures, and cost distribution.

4. 4

   Notarisation to Payment (Week 14–21): most correspondence comes from the notary

   You sign the purchase agreement – in person or by power of attorney. After that, the notary works: applying for the priority notice of conveyance (Auflassungsvormerkung), notifying the tax office (Finanzamt) of the sale, requesting the certificate of cancellation (Löschungsbewilligung) from your bank, obtaining the waiver of pre-emption rights from the district office (Bezirksamt), and, for flats, the administrator's consent. Once everything is in place, they send the notice of due payment. The buyer usually pays within 10–14 days – the real estate transfer tax (Grunderwerbsteuer) to the tax office, the redemption amount to your bank, and the remainder to you.

5. 5

   Handover & Transfer of Ownership (Week 21–26): the protocol is your final signature

   After receipt of payment, you hand over keys and the property against a handover protocol with meter readings. You transfer providers, land tax, and property management; we help with this. The notary applies for the transfer of ownership (Eigentumsumschreibung); the land registry office (Grundbuchamt) registers the buyer upon presentation of the certificate of no objection (Unbedenklichkeitsbescheinigung) – this takes four to twelve weeks in Berlin and no longer concerns you.