The escritura is the final act of a Portuguese property purchase — the notarised deed that transfers ownership of the property from seller to buyer. Once the escritura is signed and the keys are in your hand, the property is yours.
Here is exactly what to expect.
What is an escritura?
The escritura (escritura pública de compra e venda) is the formal, notarised deed of sale. Unlike the CPCV (which is a private contract), the escritura is a public document signed before a notary (notário) and subsequently registered with the land registry. It is the final and legally definitive transfer of ownership.
Who attends the escritura?
Required:
- The buyer (or their authorised representative, if they cannot attend in person)
- The seller (or their authorised representative)
- The notary
Usually also present:
- The buyer’s lawyer
- The seller’s lawyer (or the selling agent)
- A bank representative (if the buyer has a Portuguese mortgage)
- Your buyer’s agent
We attend the escritura with all our clients. Having a trusted representative in the room — someone who knows the transaction and can flag anything unexpected — matters on the day.
Poder de representação (power of attorney)
If you cannot attend the escritura in person — which is common for international buyers — you can grant a power of attorney (procuração) to your lawyer, authorising them to sign the escritura on your behalf. This is standard practice and fully legal.
The power of attorney must be notarised — either in Portugal, or at a Portuguese consulate in your home country. If notarised abroad, it will usually need to be apostilled.
What happens on the day
1. Documents are checked The notary reviews all documentation: the CPCV, the property’s land registry certificate, the caderneta predial (tax record), the habitation licence, the energy certificate, and the buyers’ and sellers’ identification.
2. The mortgage deed is signed (if applicable) If the buyer is taking a Portuguese mortgage, the mortgage deed is signed first, before the sale deed. The bank representative signs on behalf of the bank.
3. The deed is read aloud The notary reads the escritura aloud in Portuguese. If the buyer does not speak Portuguese, their lawyer translates — or an official translator is present. This is a legal requirement, not a formality.
4. All parties sign The buyer, seller and notary all sign the deed. The mortgage representative also signs if applicable.
5. Payment is made Payment of the purchase price (less the deposit already paid at CPCV) is made at or before the escritura. In practice, this is done via:
- Bank transfer made before the appointment (most common for large amounts)
- Bank cheque (cheque bancário) presented at the notary
Cash payments are not used in Portuguese property transactions.
6. Keys are handed over Once the deed is signed and payment confirmed, the keys are handed over. The property is now yours.
Before the escritura: taxes and fees
The buyer must pay IMT and stamp duty before the escritura can take place. Your lawyer will calculate the exact amounts and instruct you on payment. Both taxes are paid at the tax office (Finanças) or online via Autoridade Tributária. You bring the payment receipts to the notary as proof.
Typical day-of checklist:
- IMT paid and receipt ready
- Stamp duty paid and receipt ready
- Purchase price payment sent / bank cheque ready
- Passport / ID
- NIF document
- Signed power of attorney (if you will not attend personally)
After the escritura: registration
The sale is not fully complete until it is registered with the land registry (Conservatória do Registo Predial). Your notary will typically submit the registration immediately after the escritura, or your lawyer will handle it. Registration usually completes within a few days to a few weeks.
You should also:
- Update the caderneta predial (tax record) with the new ownership details — your lawyer handles this
- Notify the condomínio if the property is in a building with shared areas
- Transfer utilities to your name (electricity, water, gas, broadband)
- Set up IMI payments — the first IMI bill arrives in the autumn following your purchase
Common questions
Can I do the escritura remotely, without coming to Portugal? Yes, via power of attorney. Many international buyers complete their purchase this way. Your lawyer will prepare the power of attorney and walk you through the process.
What if there is a problem discovered on the day? This is rare if due diligence has been done properly. If a significant issue emerges, the notary can adjourn the signing while it is resolved. This is why thorough legal work in advance of the escritura is not optional.
How long does the escritura appointment take? Usually 30–90 minutes for a straightforward transaction. More complex transactions (with mortgages, multiple parties or unusual title issues) take longer.
We accompany all our clients to the escritura — or make sure they are fully prepared if they are attending by proxy. Book a free call to discuss where you are in the process.