What are the key documents required when buying real estate in Bulgaria?

Why is documentary verification of real estate in Bulgaria important?
Why is Act 16 important when buying a new-build property?

Importance of documentary verification of real estate in Bulgaria

Every important step in the process of real estate development in Bulgaria implies obligatory compliance with documentary checks, as a result of which the object receives the relevant acts. The presence or absence of these documents plays an essential role in legal aspects, including such things as the possibility of occupancy of the apartment or house, as well as the registration of property rights and other related issues.

Basic documents: acts 14, 15 and 16

Acts 14, 15 and 16 are the main documents that the facility must pass before the upcoming owners can begin the process of occupancy. Each of these documents confirms the compliance of the building with the established norms and standards at various stages of its construction. These documents are governed by some form of spatial planning legislation, and the requirements for the documents may vary depending on unique conditions.

Recommendations for buyers

For those who intend to buy a home in Bulgaria, it is essential to familiarize themselves with the basic aspects of the process, even if there are professional realtors nearby who are ready to help understand the situation.

Act 14.

Certificate 14 is issued upon completion of construction works and confirms that the facility has reached a stage called “rough construction”. This is one of the key stages, as its existence confirms the legality of the commencement of construction works. This document is drawn up and signed by persons such as:

investor,
contractor,
planner.

This serves as confirmation of the work performed. After receiving Act 14, the procedure of notarized transfer of the real estate begins, whereby the buyer is able to obtain a notarized deed that certifies his/her ownership of the property.

Act 15.

The next important step in the process is Act 15. This document confirms that construction is complete. It is signed not only by the contractor and the investor, but also by all licensed professionals involved in the project and supervising the construction. The main purpose of act 15 is to record the condition of the constructed object and its readiness for operation in accordance with previously agreed designs.

This means that the final stage of construction is handed over from the builder to the customer.

Meaning of Act 15

This act is signed by both authorized representatives and owners of the land where the building is located. It should be emphasized that the presence of act 15 serves as a basis for the issuance of act 16, which records the building's fitness for use.

Conclusion

The process of obtaining these documents, such as Acts 14 and 15, is key for future owners, ensuring the possibility of legal residence and business registration in new buildings. Therefore, first-time investors and buyers should not only be aware of the existence of these documents, but also realize their importance for future life in the purchased property.

Timely receipt of all necessary acts prevents possible legal problems and protects the owner's rights to the new facilities.Therefore, it is strongly recommended to contact experienced legal advisors or realtors who are well versed in all the nuances of real estate documents in Bulgaria.

What is Act 16?

Act 16 is an important document confirming the completion of the final stage of construction work. It serves as evidence that the property meets the requirements and is ready to be used as a dwelling.

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It is often one of the most awaited documents for new owners.

Although in everyday practice act 16 is sometimes confused with the term “use permit”, there is an important distinction between these concepts that needs to be taken into account depending on the category of the facility to be built.

Object verification

The inspection procedure includes an assessment of the legality of its construction and compliance with previously approved design documents. In the case of buildings of the first, second or third category (e.g. bridges or roads), a specialized state acceptance commission is responsible for issuing an act 16. In accordance with regulations, local state construction control authorities are obliged to issue an operating permit.

However, for buildings in categories four through six (such as low- and medium-rise apartment buildings, country cottages, etc.) Act 16 is not required - instead, a commissioning certificate is issued.

What to consider when buying a new building?

If you are planning to buy a new building, for example in Bulgaria, it is important to thoroughly research information about the developer and the construction company. You should:

Familiarize yourself with the company's assets.
Verify business status and reputation through a commercial registry.
Explore the history of the enterprise.
Get information about the owners.
Check for possible seized shares.
Familiarize yourself with capital levels and prior years' financial statements.

Some construction companies have secure financing, while others rely heavily on prepayments from buyers to complete their projects. This fact is particularly critical in an unstable economy, as it can affect the completion of construction and obtaining use permits.

Check the paperwork

A thorough review of all documents associated with a construction project is essential. This includes:

Notarized deed of title to the land plot.
Information about all possible tabs and rights to it.
All necessary certificates and permits.
Project documentation.
Minutes for each completed phase of work.

These steps will help avoid misunderstandings in the future and protect you as a future owner from possible legal repercussions.

Conclusion

To conclude our study of the key stages of real estate construction in Bulgaria, I would like to emphasize the importance of each act that confirms the compliance of the object with the established norms and requirements. Throughout the entire process, from Act 14 to Act 16, there is a legal certification, which is not just a formality, but a guarantor of safety for the future owner. These documents are the cornerstones on which depends the possibility of legal residence in the new house, registration of the property and confidence in its legal status.

Recommendations for the buyer

I strongly recommend that anyone planning to buy real estate in Bulgaria carefully study each stage and consult with experienced realtors who will help to understand the nuances of the documentation. This is especially true given that there are both reliable companies with secured financing and less reliable ones on the market, which can significantly affect the timing and quality of the final work. Thanks to our research, I'm sure you now have greater awareness and will be able to avoid common mistakes associated with buying real estate.

It's important to consider

Do not forget to also check all the necessary documentation and legal aspects regarding construction and ownership. Your approach to buying a home in Bulgaria should be based on careful analysis and understanding of all the legal intricacies. This will help you not only to make the right choice, but also to acquire a reliable “nest” to live away from home, which in turn will make your stay in Bulgaria comfortable and safe.