Celebrating a preliminary purchase and sale agreement (CPCV) on behalf of a married couple requires more than simply identifying two individuals as buyers or sellers. The matrimonial property regime, property ownership, source of funds, existence of a mortgage, and the need for spousal consent can all alter who must sign and what the effects of the transaction will be.

An error in identifying the parties can create difficulties in financing, the deed, or the registration of the acquisition. If the couple is selling, the lack of a necessary signature or consent can also jeopardize the fulfillment of the contract and lead to a dispute over the deposit.

Because of this, contract of promise to buy and sell You must state the marital status of each party, the applicable property regime, and the capacity in which each person signs. It is not enough to use a generic template or assume that marriage automatically makes both spouses owners of all assets.

What does it mean to sign a CPCV in the name of a couple?

Making a CPCV (Promissory Contract of Purchase and Sale) in the name of a couple means that both spouses are involved in the contract as prospective buyers or prospective sellers. Both assume the obligations set out, including the payment of the price, attending the deed and meeting the agreed deadlines.

However, not all purchases made by married individuals must be formalised in exactly the same way. Depending on the marriage property regime and the origin of the funds, the property may become joint marital property or the sole property of one of the spouses.

It can also happen that only one of the spouses owns the property being sold, but the law requires the consent of the other for the disposal. This is particularly relevant when the family home is involved.

The preliminary sale agreement should therefore reflect the legal reality of the couple and the intended outcome for the deed. Incomplete identification can cause discrepancies between the preliminary agreement, bank approval, and the final sale deed.

It is important to state the matrimonial property regime because it determines how assets and liabilities are divided in the event of marriage, divorce, or death.

The matrimonial property regime largely determines which assets belong to each spouse, which form part of the joint estate, and what powers each spouse has to manage or dispose of certain assets.

In Portugal, the most common regimes are the community of acquired property, the general community, and separation of property. There may also be a regime defined through an ante-nuptial agreement, within legal limits.

The indication of the marital property regime in the CPCV helps to understand who should assume the contractual position, who should give consent, and how the property will be acquired or sold. It also allows the bank, notary, lawyer, or solicitor to verify if the parties have the legitimacy to conclude the transaction.

When a marriage is celebrated abroad or one of the spouses has foreign nationality, it may be necessary to determine which law applies to the matrimonial property regime. In such cases, a conclusion should not be drawn solely based on the location of the property.

CPCV under the regime of community of acquired property

Community of acquired property is the supplementary regime applicable, as a rule, when spouses have not entered into an antenuptial agreement choosing another regime.

Under this regime, the assets that each spouse already owned before the marriage, and those subsequently received by succession or donation, are retained as separate property, among others. In general terms, assets acquired for valuable consideration during the marriage are part of the common estate, unless a legal exception applies.

Thus, a property purchased during the marriage can become common property even if only one spouse is listed as the buyer, depending on the origin of the funds and the circumstances of the acquisition.

To avoid doubt, it is prudent for the CPCV to clarify:

• if both spouses are promising purchasers;
• What is the marital property regime?;
• Who pays for the deposit and the reinforcements?;
• whether common funds or the personal money of one of the spouses is used;
• who will execute the definitive contract;
• How will the bank financing be structured?.

If one of the spouses intends for the property to remain their separate asset because it was acquired with their own money, this intention must be analysed and documented before the deed is drawn up. Simply moving money from an account held by one spouse may not be sufficient to demonstrate the separate nature of the funds.

CPCV under the general community property regime

In the general community property regime, the common estate is broader. In general terms, the present and future assets of the spouses form part of the community, with the exceptions established by law.

The purchase of a property during marriage will, in principle, be an acquisition for the common estate. For this reason, it is advisable for both spouses to participate in the promissory sale and purchase agreement and the deed, especially when both are assuming the financing or contributing to the payment of the price.

In the sale of common property, the involvement of both spouses is of particular importance. One spouse should not promise to sell a property alone if its disposal requires the participation or consent of the other.

If only one spouse signs the preliminary purchase and sale agreement (CPCV), a problem may arise if the other spouse later refuses to proceed with the deed. The prospective buyer may face a contract that cannot be fulfilled under the terms initially agreed.

CPCV under the separation of assets regime

In the regime of separation of property, each spouse generally retains ownership and administration of their own assets. A property can belong exclusively to one of them or be acquired by both as co-owners.

If both parties purchase, the preliminary purchase and sale agreement (CPCV) and the deed must indicate the proportion in which each party acquires. This proportion can be equal or different, provided it corresponds to the parties' wishes and is duly formalised.

If only one of the spouses makes the purchase, the property will, in principle, remain part of their personal assets. Nevertheless, the bank may require the other spouse to be involved in the financing, particularly when guarantees are provided, joint responsibilities are undertaken, or the household's economic situation is taken into consideration.

In a sale, the owner may have greater autonomy than in community property regimes. However, the existence of the family home may necessitate the consent of the other spouse, even when the property belongs exclusively to the seller.

When is spousal consent required?

The need for consent depends on the marital property regime, the ownership of the property and its intended use.

In community property regimes, the disposal or encumbrance of own or common real estate is, as a rule, subject to the consent of both spouses, save for legally provided exceptions. This means that the fact that the property is registered in the name of only one person does not, on its own, allow the conclusion that they can sell it without the spouse's involvement.

In the regime of separation of property, each spouse may, as a general rule, dispose of the real estate belonging to them. However, the sale, encumbrance, lease or establishment of other personal rights of enjoyment over the family home requires the consent of both.

The family home receives special protection because it constitutes the centre of family life. For this reason, its sale should not be analysed solely in light of the name entered on the property register.

O Article 1682.º-A of the Civil Code rules on the disposal and encumbrance of real estate, while the Article 1682B sets out specific rules for the family home. The practical application depends on the matrimonial regime and the asset situation.

Must consent be included in the CPCV?

When the deed depends on the spouse's consent, it is advisable that this consent be obtained immediately at the preliminary purchase and sale agreement (CPCV). Delaying the matter until the time of the deed increases the risk of the deal not being finalised.

The spouse can intervene as the promisor-seller, when they are also the owner of the property or must directly assume the obligation to sell. In other situations, they may only intervene to provide the necessary consent for the transaction.

The contract must clearly distinguish these positions. Those signing as the seller assume their own contractual obligations. Those merely giving consent authorise the act but do not necessarily assume all the seller's obligations.

A vague formulation, such as “the spouse has knowledge of the business,” may not be sufficient. Having knowledge does not necessarily equate to giving the consent required by law.

What happens if only one spouse signs?

If only one spouse signs a preliminary sale and purchase agreement when the sale depends on the consent of the other, serious difficulties may arise. The spouse who signed may have undertaken an obligation they cannot fulfil alone.

The other spouse can refuse the deed, claim they never authorised the sale, or dispute the validity of the final act. For the buyer, this can mean delays, loss of the deal, or the need to go to court.

Acts carried out without the legally required spousal consent may be voidable, as provided for in Article 1687 of the Civil Code. The legitimacy, timeframe and effects of this annulment depend on the specific case.

Even when the CPCV is not automatically invalid, the seller may be liable for breach of contract if they promised a sale they cannot complete. The solution will depend on the wording of the contract, the buyer's knowledge, and the possibility of subsequently obtaining the missing consent.

Buy on behalf of both or just one?

Before signing the CPCV, the couple must decide who intends to acquire the property and under what conditions. This decision must be consistent with the matrimonial property regime, the financing and the origin of the funds.

If both are buyers, both must be identified in the contract, sign the CPCV and clearly assume the obligations related to the deposit, the price and the deed.

If only one person buys, it is necessary to understand whether the property will effectively remain as their sole asset or if, due to the matrimonial property regime, it will be incorporated into the joint estate. It must also be confirmed whether the bank accepts this structure.

Changing the buyers between the offer and the final deed may require the seller's consent, a deed of amendment, or an assignment of the contractual position. One should not assume that it is possible to add or remove a spouse at the time of the deed without consequences.

How should the couple be identified in the CPCV?

The identification must be complete and consistent with civil and fiscal documents. The contract must indicate, in relation to each party:

• Full name;
• Marital status;
• property regime;
• Spouse's name;
• National identification and tax number;
• address;
• quality in which it intervenes in the contract.

If there is an antenuptial agreement, it may be necessary to identify its registration. When one of the spouses is acting under a power of attorney, their authority to undertake to buy, undertake to sell, receive or deliver a deposit, and to sign the deed must be confirmed.

It is equally important that the constant identification of the CPCV matches the information used in the financing application and the data that will be presented in the definitive contract.

Signage and payments made by the couple

The CPCV must identify who delivers the signal, which account the money comes from, and how the reinforcements will be paid. This information may have contractual, asset, and evidentiary relevance.

If the deposit is paid by only one of the spouses, but both are listed as buyers, the contract must make it clear that the payment is being made towards the joint obligation. Otherwise, doubts may arise as to who is entitled to a refund if the deal falls through.

When the personal funds of one of the spouses are used, it is advisable to keep proof of the origin of the money. Transfers, bank statements, inheritance or donation documents, and declarations included in the deed can be relevant for determining the nature of the acquired asset.

The signal regime is related to the consequences of non-compliance provided for in Article 442 of the Civil Code. In general terms, definitive breach can lead to the loss of the signal or its restitution in duplicate, but the application of these consequences must be analysed according to the contract and the responsibility of each party.

Bank financing in the name of the couple

When a mortgage exists, the bank assesses the borrowers' income, responsibilities, and financial capacity. If the loan is applied for by both spouses, both can be liable for repayment, even if their financial contribution differs.

The CPCV must be compatible with the structure approved by the bank. If the contract identifies only one buyer, but the financing requires two borrowers and two purchasers, it may be necessary to amend the document.

When a purchase is dependent on credit, a financing clause should be considered. This clause should state the timeframe for obtaining approval, the minimum amount required, the way to prove refusal, and the consequences for the deposit.

A pre-approval does not necessarily mean the loan is definitely approved. The property valuation, documentation, insurance and the couple's financial situation can still influence the final decision.

What happens in the event of separation or divorce before the property deeds are finalised?

The couple's separation does not automatically make the CPCV (Promissory Purchase and Sale Agreement) disappear. If both signed as buyers, both continue, in principle, bound to the seller until the contract is amended, terminated, or fulfilled.

One of the spouses cannot unilaterally withdraw from the business simply because they no longer wish to purchase. Nor is the seller obliged to accept that only one of the buyers proceeds, especially if this change affects the financing or the guarantees of payment.

The parties may negotiate an addendum to retain only one buyer, replace a party or terminate the agreement by mutual consent. Any amendment must be formalised in writing.

If no agreement is reached and the deed is not executed, it will be necessary to determine who is responsible for the breach. The internal relationship between the spouses does not, in itself, resolve liability to the seller.

Documents required before signing

In addition to the usual property documentation, the CPCV (promissory sale and purchase agreement) in the name of a couple requires additional care regarding the personal and financial situation of the parties involved.

Before signing, it is prudent to check:

• identification documents of both spouses;
• marriage certificate, when required;
• property regime and prenuptial agreement, if any;
• Permanent property deed of the property;
• Updated property register;
• licence for use, where applicable;
• Energy performance certificate;
• existência de hipotecas, penhoras ou outros encargos;
• aprovação ou condições do financiamento;
• procurações utilizadas por qualquer interveniente.

A documentação deve ser analisada antes do pagamento do sinal. Para compreender melhor as exigências formais do contrato, pode consultar o conteúdo sobre legal validity of the CPCV.

Cláusulas que merecem atenção especial

Num CPCV celebrado por pessoas casadas, algumas cláusulas devem ser adaptadas ao regime de bens e à forma como o negócio será financiado e concluído.

Identificação e qualidade dos intervenientes

O contrato deve esclarecer se cada cônjuge intervém como comprador, vendedor ou apenas para prestar consentimento. Esta distinção evita dúvidas sobre quem assume obrigações e quem pode exigir o cumprimento.

Origem dos fundos

Se o preço for pago com dinheiro próprio de um dos cônjuges, essa circunstância deve ser analisada e documentada. A cláusula deve ser coerente com os comprovativos bancários e com o que será declarado na escritura.

Financiamento

Quando a compra depende de crédito, o contrato deve prever um prazo realista para aprovação e explicar o que acontece se o banco recusar o empréstimo ou aprovar um montante insuficiente.

Consentimento conjugal

Se a venda depender do consentimento do cônjuge, este deve constar de forma expressa. O contrato não deve deixar essa autorização para um momento futuro sem regular as consequências de uma eventual recusa.

Incumprimento de um dos compradores

Se os dois cônjuges forem compradores, deve esclarecer-se se as obrigações são assumidas conjuntamente e quais as consequências se apenas um deles deixar de colaborar ou comparecer na escritura.

Riscos de assinar sem revisão jurídica

Uma minuta genérica pode não identificar corretamente o regime de bens, confundir consentimento com intervenção contratual ou omitir a forma como o imóvel será adquirido.

Também pode deixar sem resposta questões importantes, como a utilização de dinheiro próprio, a responsabilidade pelo sinal, a separação do casal antes da escritura ou a recusa de um cônjuge em concluir a venda.

Do lado do comprador, o principal risco é entregar um sinal sem confirmar que todos os proprietários e cônjuges necessários estão vinculados. Do lado do vendedor, existe o risco de prometer vender sem ter legitimidade para concluir sozinho o contrato definitivo.

Estes problemas podem causar atrasos, perda do sinal, devolução em dobro, pedidos de indemnização ou litígios relacionados com a celebração da escritura.

É possível corrigir o CPCV depois de assinado?

Quando o problema é detetado antes da escritura, pode ser possível celebrar um aditamento. O documento pode acrescentar o cônjuge, esclarecer o consentimento, corrigir o regime de bens ou alterar a composição dos compradores.

O aditamento deve ser aceite e assinado por todos os interessados. Não é suficiente alterar unilateralmente os nomes no processo bancário ou comunicar verbalmente a nova estrutura ao vendedor.

Se um dos cônjuges recusar assinar ou prestar o consentimento necessário, deve avaliar-se se a escritura ainda pode ser realizada e quais são as consequências contratuais. A solução dependerá da titularidade do imóvel, do regime de bens e do conteúdo do CPCV.

When to consult a lawyer?

You should consult a Solicitor quando existem dúvidas sobre o regime de bens, quando apenas um cônjuge aparece como proprietário ou quando o imóvel corresponde à casa de morada de família.

O apoio jurídico também é aconselhável quando o sinal será pago com dinheiro próprio de um dos cônjuges, quando o financiamento não coincide com os compradores identificados ou quando existe uma convenção antenupcial.

Se o casal estiver separado, em processo de divórcio ou em desacordo sobre a compra ou venda, o CPCV não deve ser assinado sem uma análise individual. O conflito pessoal pode ter consequências diretas no cumprimento do contrato.

Como um advogado pode ajudar no CPCV em nome de casal?

Um advogado pode confirmar o regime de bens, analisar a titularidade do imóvel e verificar se é necessária a intervenção ou o consentimento do cônjuge.

Pode também adaptar as cláusulas à origem dos fundos, ao financiamento, à proporção da aquisição e à situação da casa de morada de família. Esta revisão ajuda a garantir que o CPCV é compatível com a escritura pretendida.

Quando o contrato já foi assinado, o advogado pode avaliar a necessidade de um aditamento, negociar a intervenção do cônjuge em falta e analisar as consequências de uma eventual recusa de compra ou venda.

Em caso de incumprimento, pode ainda verificar se existe fundamento para resolver o contrato, exigir as consequências relativas ao sinal ou ponderar a execução específica, dependendo dos direitos e objetivos da parte representada.

Conclusion

Fazer um CPCV em nome de casal exige atenção ao regime de bens, à titularidade do imóvel, à origem do dinheiro e ao consentimento do cônjuge. O casamento não significa que todos os bens pertencem automaticamente aos dois, nem permite concluir que apenas o proprietário registado pode sempre vender sozinho.

Na compra, deve ficar claro quem adquire, quem paga o sinal, como será obtido o financiamento e se o imóvel ficará comum ou próprio. Na venda, é necessário confirmar se ambos os cônjuges devem assumir a posição de vendedores ou se um deles tem de prestar consentimento.

Um CPCV bem preparado evita que estas questões sejam descobertas apenas no momento da escritura. Antes de pagar ou receber o sinal, é prudente confirmar a situação matrimonial, analisar os documentos e adaptar as cláusulas ao caso concreto.