Absolutely Vital Steps to Purchasing Your Home in Italy

Belvedere Maritimo

Caio!

And thank you for helping to make our recent Youtube videos so popular.

We have also received lots of news from Santa Domenica Talao, Italy letting us know that the work on our home renovations are going swimmingly.

We really can’t wait to see the finished project. You can see our renovations in the “during” phase right here. 

Obviously before purchasing our house almost ten years ago, Pete and I did a lot of research on purchasing a home in Italy.

The housing market in Italy is totally different than in America. In my recent video I went over the differences between an American home and a centuries old home in an Italian village.

Please do your own research but ultimately you will take these steps.

1. Find the area you want to be

There are several very important things to consider when choosing the area where you want to land.

a) Proximity to medical care and hospitals is super important.

Understand that medical services in Italy are very different than they are here in the US. Here if  we have something wrong, we make an appointment with a doctor and see him or her before getting any kind of treatment.

In Italy the pharmacies have pharmacists who are highly trained in diagnosis and treatment of the vast majority of health problems you might have.

For example if you have a sinus infection, you can get antibiotics over the counter. I once had a rash on my face and the pharmacists diagnosed the issue and handled it with the correct ointment.

My son once had food poisoning that he picked up before he arrived in Italy. He was in rough shape. I went to the pharmacy and they prescribed electrolytes and probiotics. He was much better after starting that treatment.

I do not know where the line is medically beyond which you have to see a doctor but there is a lot you can handle with your local pharmacist.

b) Check into the availability of the services you need and want.

For example if you need a hairdresser close by, or a nail salon, factor that into your decision.

c) What is the character or your city, town or village? 

Make sure it matches your own. The most perfect house in a village where you have massively different realities with the people there will not work out well.

d) Are there other ex pats?

Depending on your independence and confidence in being able to learn the language and to fall in with the customs, this may or may not be important to you. I can say that it can be exhausting trying to speak Italian all the time when you are learning and having someone to speak English with is a blessing.

However once you are up and rolling, that all could change. It all depends on what is important to you. I do highly recommend folding yourself in with your village no matter the language and cultural differences. This will give you the richest life experience.

e) Language

In Southern Italy, English is not a prevalent as it is up north. Even in the North when you get out of the bigger cities, you may not find a lot of English spoken.

Obviously you will want to learn Italian and speak like a local but after days of listening and learning, you can get some pretty wild brain fatigue and it is very nice to hear your native language.

2. Choose your agent

I hate to say it but some real estate agents in Italy are not honest and I am not necessarily talking about the locals. I have heard some real horror stories so be on the lookout.

Additionally the standard of responsibility for an agent in Italy may not be the same as in the US. The packet of documents you receive when purchasing a house in the US is massive. In Italy it is pages.  I do not know if disclosures are even a thing in Italy.

That said we found a wonderful agent in Ivan De Luca at Immobiliare Casabella in Scalea, Italy. I will provide all the data at the end of this post.

3. Obtain your Codice Fiscale

The Codice Fiscale is the Italian tax ID number and every big purchase requires that you have one. I bought beds recently and had to show my Codice Fiscale. You can obtain them at your local Italian embassy and it is not difficult but if you want to get it in Italy your agent can assist you with the process.

4. Choose your property

Where do you see yourself? Do you want an ancient hilltop village or a beautiful beach town? Do you want a busy city or a place in the country? All of these options have pros and cons.

In hill towns you will likely need a car whereas if you get a place in a town along the train lines, you can avoid the cost and hassle of having a car.

On the other hand if you purchase something close to the beach, understand that July and August can get extremely crowded with tourists.

That said you may be right in the thick of all of the festivals and events that occur in Summer. The hill towns and villages also have their version of the events but they are not as big as the busier cities.

Do you want a renovated house or apartment? Do you want something habitable that needs some cosmetics or do you want a complete renovation? All of these are good options but do your homework and get the costs in advance for all renovations and fixtures before making an offer on your house. Again there is a lot of useful information in my recent video .

Are you thinking of purchasing something off plan or to-be-built? ok, do me a favor and DON’T!! EVER!! EVER!!! EVER!!!

When I was researching our home purchase the first thing I did was get on the local forums where ex pats discussed experiences and issues. I also got onto forums in Spain and other countries as well as in Italy to see what experiences might be similar.

What I saw shocked me. So many people had purchased off plan (or to-be-built) projects that were never built. The contractors and these peoples’ money just disappeared like breath off a razor blade.

In another forum I read the story of a couple who had put a good amount of retirement money into a new build in Spain. Due to local misrepresentations of zoning laws, their house was bull dozed and there was no recourse.

The legal machinery in Italy grinds exceedingly slowly and you may never see a cent back in the event that you have to litigate. And litigation presupposes that you have tracked down the culprits who scammed you because they could be long gone.

I recommend that you buy something that you see before you and do not purchase anything with a build contract as the renovations may never happen.

We were shown an off plan build in our area ten years ago that we could have purchased for $120,000 Guess what? It was never built.

If you are thinking of getting something that needs renovations or needs to be rebuilt (Like many of the 1 euro houses) make sure that you get to know your builder and your architect before hand and are very comfortable with them. Then get all estimates up front before making an offer on your property.

Once you have all that data, make an offer that makes sense and be prepared to walk away.

Also be aware that not everything we expect in the US to be included in the price, is in fact included. Kitchens in Italy may or may not be included. They are like Lego sets and can be assembled and disassembled quickly. Take nothing for granted and if you want the kitchen, ensure it is in included in the deed. The same goes for light fixtures and just about anything else.

Also be aware that sometimes a garage or room in a house may belong to someone else. Take nothing for granted and ensure you know EXACTLY what all is included.

5. The purchase and dealing with the Notaio (Notary)

Notaries in Italy are way different than notaries in the US. According to Ivan De Luca, a PHD in economics and real estate agent extraordinaire, here is an outline of the Notaio’s functions:

a) The Notaio acts in favor of both the buyer and seller and works for the state.

b) The Notaio is a neutral third part and ensures that all documents comply with Italian real estate law.

c) Whether the transaction is done person to person or through an agent, the Notaio is required to oversee the transaction

d) The Notaio may execute certain checks after the  purchaser has paid a deposit. These checks might include each party’s rights to buy or sell a property, Whether there are any third party claims on the property (liens), a search to identify the presence of possible mortgages, and verification of planning permission.  The Notaio does not verify the compliance with planning permission only that planning permission was given.

e) The Notaio draws up the deed of sale (Atto di Vendita) based on the input from the seller or real estate agent.

f) The Notaio verifies the identities of the parties involved in the transaction.

g) The Notaio attends signing of the final sales contract and reads it aloud to both parties.

h) The Notaio ensure that the new deeds of ownership are registered at the Land Registry.

i) After the deed is registered, the Notaio gives copies of the deed to both parties.

After all of this is complete, congratulations! You are the proud owner of your Italian property!

Obviously this is an overview and since we are not attorneys, We are not giving legal advice here. Check with your real estate professionals in Italy and you can even check with your Notaio if you have questions. Also, if your transaction is complex or if you simply feel more comfortable, hire an attorney to assist you with the transaction.

Pete and I highly recommend Ivan De Luca who has acted not only as a real estate agent for us but has assisted us in setting up our business in Italy, managed our bills and advised us in so many ways on so many issues.

Ivan De Luca
Immobiliare Casabella, Scalea, Calabria, Italy
Parco Centro Marina, Via Lauro, 159, 87029 Scalea CS, Italy
+39 0985 90923

We recommend Ivan for the following reasons:

a) We have used him on several property transactions and despite some pretty grave obstacles, he has always found a way to get things done.

b) Ivan manages our rental properties and bill payments.

c) He is organized and completely transparent. You see where every penny is going.

d) Every time he makes a recommendation he backs it up with good logic and judgement.

e) He has seen everything in the Italian property market and knows what to do in every circumstance.

f) He is fluent in both Italian and English.

g) He is a one stop shop.

In addition to the sales process Ivan can assist you with these issues:

Fully assisted viewings with English translations
Provides assistance obtaining your Codice Fiscale
Offers translation services at the closing meeting
Full before and after sales assistance.
Assistance wtih residency and/or business set up
Bill payment/management
Renovation management and rental services
He has a PHD in economics and knows the Italian system very well.

We have found Ivan to be a valuable partner in all of our property handlings.

I hope that this blog post and the accompanying videos have been helpful to you. Please continue to send me your feed back and any subjects you want to hear about or any questions you have.

Ciao for now!

 

 

Autumn in Calabria, Food, Culture and Wine

AUTUMN IN CALABRIA
AUTUMN IN CALABRIA
Autumn in Santa Domenica Talao

There is something uniquely magic about Autumn in Calabria.

Gone is the white hot afternoon where La Pausa, our afternoon siesta, rescues us from the brutal sun of the Mezzogiorno creating a womb of dark, relative cool where no one expects you until evening.

In its place is the honey colored light that slants in sideways and bathes everything in a golden glow which gives our hilltop village an air of peace and magic around every corner.

Our village, Santa Domenica Talao goes from the quasi frenetic July/August tourist/service pace to instantly more relaxed as though life moved from Allegro to Andante the minute the calendar page turned over.

Santa Domenica Flower Shop
Santa Domenica Talao Flower Shop

The village is turned back over to its residents while the evenings remain warm and long, and the magic light turns its houses gold.

After a long flight from San Francisco then a direct jump onto the train and a stop in Praia Mare to pick up my rental car, I finally alighted in Santa Domenica Talao.

Normally I stop off in Rome for a night to catch my breath but just prior to booking I had received an email from our architect, Antonello advising me that there was a grand festa happening which included several days of discussion about how to spread the beauty and flavors of Calabrian cooking far and wide. This news propelled me to Santa Domenica in record time as I am never one to miss a spectacular meal.

Santa Domenica in Autumn
Santa Domenica in Autumn

 

Calabria has really been moving forward in its quest to become an actual destination rather than a foot note in a guidebook which skips Southern Italy with barely a mention and takes up again in Sicily as though almost half of Italy, with all its culture, cuisine, wine and Produtti Tipici don’t even exist.

And one of the speakers last night brought up the fact that the fault of this has been lack of PR and marketing. He was right, How could you have all this wealth of amazing products including the freshest and most amazing seafood, the cedro, that misshapen citrus fruit which only grows here, and the Calabrian black truffles, and still go unnoticed.

In any case, the region has made a decision that the world needs to know about Calabria and her treasures and they have set out with a vengeance to ensure that the world is brought to our door.

Rinaldi
Ristorante Rinaldi Da Vittorio

Calabria has 380 unique products typical to the region. And its cuisine is second to none in terms of creativity and sheer deliciousness. Cucina Povera (Poor cuisine) originated here and celebrates the creativity needed to create the nourishing and delicious dishes with only a handful of the ingredients that they had available at the time.

You see, Calabria, despite her wealth of typical products, has not been considered a wealthy region for a very long time. Long ago Calabria was part of the Magna Grecia or Great Greece. It was a region of learning and culture before the days of the Roman Empire.

Somewhere between then and now, her grand Greek heritage had become somewhat lost and poverty took over.

Many Americans don’t realize it but the majority of Italian dishes that we consider “Italian food” originated here in Calabria. It was the Southern Italians who fled their homelands back in the late 1800’s to early 1900’s to find a life where survival was easier and where one did not have to battle the environmental extremes in order to eke out a living. And they brought their recipes with them.

Lunch!
Lunch!

The first night before I arrived in Santa Domenica Talao, there was a cooking competition. The judge was a local chef, Vincenzo Grisolia who has made a name for himself with his restaurant, Vigri, down in Scalea.

Scalea is right on the coast and perfectly perched to pull the freshest of fish from the sea and serve it to you immediately. Vncenzo’s restaurant, Vigri. is well known for local seafood and it is the place that I first tasted the most perfectly prepared, fat, sweet shrimp that I have ever experienced.

Chef Vincenzo Grisolia has spent his career presenting Calabrian cuisine to the world and had come to our beautiful village to work with others to spread the word.

During the forum held last night on our communal terrace that overlooks the Lao plain and the Mediterranean, we were treated to discussion about all the cuisine of Calabria and exhortations to not only preserve these amazing dishes, many of which are unique to each tiny hill town that grace the mountain crest of the region, but to disseminate them.

Calabria is a rich cornucopia of natural resources. Wild fennel grows everywhere, Cedros are plentiful and ONLY grow here, and the aforementioned black truffles fetch a fierce price in the markets all across Europe.

Antipasti
Antipasti

There was much discussion among the panel about the famous Pepperoncini festival in Diamante where you can buy peppers that are said to cure anxiety, cancer and even impotence.

The pepperoncino festival is one of the most widely attended in Europe and is a local success story that could be duplicated with other products and in other areas.

When Pete and I first started looking at property here in 2010, things were very different. There were relatively few public works that ever got started much less completed. Some of the areas around our village had an air of seediness to it that try as they might, the locals could not overcome.

Most recently the Italian government has seen the potential of this and other Southern Italian regions as a tourist destinations and has decided to handle the barriers that stood in the way. As a result, our mayor has been able to secure funding for projects that will create a demand for everything Calabria has to offer and it is all starting.

And Pete and I are so lucky to be in on the ground floor and see it all roll out before our eyes.

Our BNB
Our BNB

Last Winter we purchased a grand old building in our village just up from the piazza.  We are working with the architect and builder here to turn it into a spectacular and luxurious BNB. From the moment we arrived here the first time we looked at Calabria and our village and decided it was a no-brainer to invest time and treasure to help push this vision forward.

This afternoon, I met my friend Bonnie for lunch at the Bella Vista restaurant. I ordered my favorite, Antipasti di Stagione (Antipasti of the season) which means you never know what treats will show up on your table.

Plate after plate arrived with fresh vegetable dishes, Patate e Pippi (potatoes and peppers), Fritatta, and lots of little stuffed and baked or fried things that I cannot name but are delicious little surprises that explode in your mouth with a flood of flavors.

For 12 Euros, we ate our fill and we both took the rest home for dinner.

It was a tiny microcosm, an analogy of our beautiful region and all that it has to offer.

Watch this site for culinary, wine and  photography tours of the Riviera Dei Cedri, our beautiful area of Calabria. Pete and I can’t wait to take you round to all the best restaurants and wineries and for you to sit out on the roof terrace with your glass of Ciro watching while the village goes from gold to the pink of sunset and back to gold as the lights come up illuminating this amazing little place that is somehow stopped in time.

It is a place whose time has come.

And you will want to be the first to experience it.