Frequently Asked Questions about the Promissory Sale and Purchase Agreement (CPCV)
Do you have questions about what should be included in a preliminary purchase and sale agreement (CPCV)? Don't know who pays the deposit, what happens if the deed is delayed, or how to withdraw from a contract already signed?
We know that the process of buying and selling a property raises many legal and practical issues — which is why we have brought together the most frequently asked questions relating to it in this section. Deed of Promise of Sale and Purchase, with clear, secure, and up-to-date answers to Portuguese legislation.
Please see below for answers to the most common questions before signing (or terminating) a CPCV.
If your situation is more specific, please don't hesitate to get in touch with us.
A preliminary purchase and sale agreement (CPCV)
The Preliminary Purchase and Sale Agreement (CPCV) is a legal agreement between the prospective buyer and the prospective seller, in which both parties undertake to carry out the purchase and sale of a property at a future date. This contract establishes the terms of the transaction, such as the price, deadlines, and penalties for non-compliance, offering legal security until the final deed is executed.
Is the CPCV mandatory when purchasing a property?
Although the Preliminary Sales Agreement (CPCV) is not legally binding, it is highly recommended. This contract protects both parties, ensuring that the agreed terms for the purchase and sale of the property are met, especially when time is needed to obtain financing or regularise documents.
Os elementos essenciais que devem constar num Contrato-Promessa de Compra e Venda (CPCV) são: 1. **Identificação completa das partes:** Nome completo, número de identificação civil (ou fiscal), morada de ambos os promitentes-compradores e promitentes-vendedores. Se for uma pessoa jurídica, é necessário identificar a empresa (nome, sede, número de registo comercial, NIF) e quem a representa. 2. **Identificação completa do imóvel:** Descrição detalhada do imóvel a ser transacionado, incluindo: * Natureza do imóvel (apartamento, moradia, terreno, etc.). * Localização exata (freguesia, concelho, código postal). * Número da descrição matricial (na Conservatória do Registo Predial). * Número de inscrição na matriz predial urbana ou rústica (na respetiva Autoridade Tributária). * Fração autónoma, se aplicável (mencionar a divisão de propriedade horizontal). * Área do imóvel. * Outras características relevantes (ex: lugar de garagem, arrumo, etc.). 3. **Preço total da venda e modalidade de pagamento:** * O valor total acordado para a compra e venda. * Como será pago: * Valor de sinal (o montante pago no ato da assinatura do CPCV). * Valores de pagamentos faseados, se houver. * Valor a pagar no ato da escritura definitiva. * Indicação do meio de pagamento (cheque, transferência bancária, etc.). 4. **Prazo e condições para a celebração da escritura definitiva:** * A data prevista (ou um prazo máximo) para a assinatura do contrato de compra e venda final. * As condições a serem cumpridas até essa data (ex: obtenção de crédito hipotecário, licenciamento, etc.). 5. **Identificação do regime de inadimplemento (cláusula penal):** * O que acontece se uma das partes desistir do negócio. Geralmente, se o comprador desistir, perde o sinal. Se for o vendedor a desistir, terá de devolver o sinal em dobro. Esta deverá ser uma cláusula expressa e clara. 6. **Cláusula de caducidade (opcional, mas recomendada):** * Por quanto tempo o CPCV é válido, caso a escritura definitiva não seja realizada dentro do prazo previsto. 7. **Indicação de que o imóvel se encontra livre de ónus e encargos:** * O vendedor declara que o imóvel não tem dívidas, hipotecas, penhoras ou quaisquer outros encargos que impeçam a sua venda livre. 8. **Data e local da assinatura do contrato.** 9. **Assinaturas de todas as partes envolvidas:** Promitentes-vendedores e promitentes-compradores. É fundamental que o CPCV seja claro e detalhado para evitar litígios futuros. Em muitos casos, é aconselhável que seja redigido ou revisto por um profissional (advogado ou solicitador).
A CPCV must include: full identification of the parties involved, detailed description of the property, agreed price and payment method, deposit amount, deadline for the deed, penalty clauses for non-compliance, and any specific conditions agreed between buyer and seller.
Qual é o valor habitual do sinal no CPCV?
In a Preliminary Sale and Purchase Agreement (CPCV), the deposit is generally between 10% and 20% of the total value of the property. This amount is agreed between the parties and serves as a guarantee of the contract's fulfilment, being deducted from the final payment upon signing the deed.
What happens if the buyer withdraws from the preliminary purchase and sale agreement?
If the prospective buyer withdraws from the Preliminary Purchase and Sale Agreement (CPCV) without just cause, they forfeit the deposit paid to the prospective seller. This penalty aims to compensate the seller for the breach of agreement and is stipulated in the Portuguese Civil Code.
What if the seller withdraws from the CPCV?
If the prospective seller withdraws from the Promissory Sale and Purchase Agreement (CPCV) without valid reason, they are obliged to return double the amount of the deposit received to the prospective buyer. This measure protects the buyer and discourages unjustified withdrawals by the seller.
Is it possible to include a bank credit clause in the CPCV?
Yes, it is common to include a clause in the Preliminary Purchase and Sale Agreement (CPCV) that makes the effectiveness of the agreement conditional upon the buyer obtaining bank credit approval. This clause protects the buyer, allowing the return of the deposit if financing is not approved.
What is the usual timeframe between the preliminary purchase agreement and the final deed?
The period between the signing of the Promise to Buy and Sell Agreement (CPCV) and the execution of the deed varies according to the agreement between the parties, with a period of 30 to 90 days being common. This period allows for the handling of formalities such as credit approval and obtaining necessary documents.
What is specific performance in the context of a CPCV?
Specific performance is a legal mechanism that allows one party to judicially demand the fulfilment of a Preliminary Purchase and Sale Agreement (CPCV), obliging the other party to execute the deed under the agreed conditions, rather than merely receiving compensation for breach of contract.
Is it necessary to acknowledge the signatures in the CPCV?
Yes, to provide greater legal certainty to the Preliminary Sales Agreement (CPCV), it is recommended to have the signatures acknowledged in person by a notary or lawyer. This procedure authenticates signatures and can be essential in the event of litigation.
Can I assign my position in the CPCV to someone else?
The assignment of contractual position in a Preliminary Purchase and Sale Agreement (CPCV) is possible, provided there is consent from the other party involved. This transfer must be formalised in writing, ensuring that the new promisor assumes all rights and obligations of the original contract.
What happens if the property has undisclosed charges or mortgages in the CPCV?
If, after signing the Preliminary Purchase and Sale Agreement (CPCV), it is found that the property has undeclared encumbrances or mortgages, the buyer may terminate the contract and demand the return of the deposit. It is essential that the CPCV includes a clause guaranteeing that the property will be sold free from any encumbrances or charges.
Is it possible to annul a preliminary sales agreement by mutual agreement?
Yes, the Preliminary Purchase and Sale Agreement (CPCV) can be rescinded by mutual agreement between the parties. In this case, it is advisable to formalise the termination in writing, specifying the agreed conditions, such as the return or retention of the deposit, to avoid future disputes.
Here are the necessary documents for concluding a CPCV (Compromisso de Compra e Venda - Promise to Purchase and Sell Agreement): * **Identification documents of the buyer(s) and seller(s):** This typically includes *Cartão de Cidadão* (Citizen Card) or a valid identification document such as a passport or identity card, along with your *NIF* (Número de Identificação Fiscal - Tax Identification Number). * **Property registration certificate (*Certidão Predial*):** This document proves ownership of the property and any existing encumbrances or charges. It can be obtained from the *Conservatória do Registo Predial* (Land Registry Office). * **Building's technical datasheet (*Ficha Técnica da Habitação*):** This document contains detailed information about the building and its usability. * **Energy Performance Certificate (*Certificado Energético*):** This certificate provides information about the property's energy efficiency. * **Proof of payment of the property tax (*IMI - Imposto Municipal sobre Imóveis*):** This is to ensure that property taxes are up to date. * **If the seller is a company:** Company registration documents, proof of representation, and shareholder statements may be required. * **If the property is part of a condominium:** Proof of payment of condominium fees may be requested. It's advisable to consult with a legal professional or a real estate agent, as they can provide specific guidance based on your situation and ensure all legal requirements are met.
To celebrate a Preliminary Purchase and Sale Agreement (CPCV), documents such as identification of the parties (Citizen Card, NIF), property registry certificate for the property, tax registry booklet, usage licence, and energy performance certificate are required. These documents guarantee the legality and transparency of the transaction.
Is the CPCV valid without notarisation?
Although the Preliminary Purchase and Sale Agreement (CPCV) is valid without notarisation, this procedure is highly recommended. The recognition of signatures provides greater legal certainty and is essential for the contract to be used as an executive title in court.
Uma cláusula penal num CPCV (Contrato-Promessa de Compra e Venda) é uma disposição contratual que estipula uma penalidade (geralmente financeira) a ser paga por uma das partes à outra, caso ocorra incumprimento das obrigações assumidas no contrato.
The penalty clause in the Promise to Purchase and Sale Agreement (CPCV) establishes a financial penalty for the party that breaches the contract. This clause aims to compensate the injured party and encourage compliance with contractual obligations.
Can I sign a preliminary purchase agreement without mortgage approval?
It is possible to sign a Promise to Purchase and Sale Agreement (CPCV) without the approval of a mortgage loan, but it is advisable to include a clause that makes the agreement conditional upon obtaining financing. This way, the buyer is protected if the credit is not approved.
What is the expiry deadline in the CPCV?
The expiry period in the Preliminary Purchase and Sale Agreement (CPCV) refers to the stipulated period for the celebration of the final deed. If this deadline expires without the deed being executed, the contract may lapse, unless otherwise agreed between the parties.
Is it possible to sell a property that is subject to a preliminary purchase agreement (CPCV)?
Selling a property subject to a Preliminary Sale and Purchase Agreement (CPCV) without the consent of the prospective buyer can constitute a breach of contract. It is essential to respect the terms of the CPCV and, if necessary, obtain written authorisation from the other party before proceeding with the sale.
O que é uma cláusula de tradição no CPCV?
The tradition clause in the Purchase and Sale Promise Agreement (CPCV) refers to the early handover of the property to the buyer before the deed. This clause must specify the conditions of this delivery, including responsibilities and deadlines, ensuring security for both parties.
What if the seller refuses to sign the deed after the preliminary sale agreement?
If the seller refuses to sign the deed after having entered into the Preliminary Purchase and Sale Agreement (CPCV), they are in breach of contract. In such cases, the buyer can judicially demand the execution of the definitive contract (specific performance) or request double the deposit back, as provided for in the Civil Code.
What happens if the property has legal problems after the CPCV?
If, after signing the CPCV, legal problems with the property are detected — such as seizures, hidden mortgages, or a lack of a use licence — the buyer can cancel the contract and demand the return of the deposit. Therefore, it is essential that the CPCV includes clear declarations about the legal status of the property.
Do I have to pay taxes after signing the CPCV?
After signing the Preliminary Purchase and Sale Agreement (CPCV), payment of IMT (Property Transfer Tax) and Stamp Duty is not yet due. These taxes are only paid at the time of the deed. However, if there is a transfer of contractual position before the deed, there may be tax charges that should be assessed with a lawyer.
Is it safe to sign a CPCV without a lawyer?
Legally, it is possible to sign a CPCV without a lawyer, but it is not advisable. The contract involves significant legal and financial commitments. Having the support of a lawyer ensures that the content is balanced, protects your interests, and avoids abusive clauses or hidden risks.
What if I regret it after signing the CPCV?
If you regret signing the Preliminary Purchase and Sale Agreement (CPCV), the contract can only be terminated based on specific clauses, by mutual agreement, or upon payment of the stipulated penalties. Therefore, it is essential to be fully informed before signing.
Can I change the CPCV after it has been signed?
Yes, the CPCV can be amended by agreement between both parties, provided that such amendment is made in writing and signed by everyone. Common amendments include extending the deadline for the deed or adjusting prices. Verbal or informal changes should never be made.
What should I check before signing the CPCV?
Before signing a CPCV, you should check:
If the property is free of encumbrances;
If the usage license and the property certificate are valid;
If the signal, deadlines and clauses accurately reflect what was verbally agreed;
If there are clauses that unfairly penalise you.
It is highly recommended to consult a lawyer at this stage.
I've signed a preliminary purchase and sale agreement with a short deadline, but the bank is delaying. What now?
If the CPCV has a short deadline for the deed and the loan is running late, you should contact the other party immediately to renegotiate the deadline. Otherwise, you may be in breach of contract. Having included a bank loan clause in the contract protects you in these cases.
Can the seller sell the property to someone else after signing the preliminary contract of sale with me?
No. After signing a CPCV, the seller is legally bound to you. If they sell the property to someone else, it constitutes a serious breach of contract. You can demand double the deposit back or take legal action to force the sale through specific performance.
Can I enter into a CPCV with a family member or friend without going to a notary?
Yes, the CPCV (Promissory Sale and Purchase Agreement) can be made between private individuals and does not require a public deed. However, even between family members or friends, it is highly recommended to formalise the agreement in writing, with clarity and, where appropriate, notarisation of signatures. Many disputes arise from informal agreements.
O que é a cedência da posição contratual no CPCV?
The assignment of contractual position in a Promise to Purchase and Sell Agreement (CPCV) is the act by which one party (usually the buyer) transfers their rights and obligations to another person. For the assignment to be valid, it must be in writing and with the consent of the other party. This practice is common when the buyer no longer intends to proceed with the transaction.
Do you have to pay taxes when assigning a position in a preliminary sale and purchase agreement?
Yes, the assignment of contractual position in a Preliminary Purchase and Sale Agreement (CPCV) may be subject to Stamp Duty. If there is a financial consideration for the assignment (i.e., if the new promisor pays the previous one for the position), this transaction is considered transferable and taxable. It is advisable to consult a lawyer or accountant before assigning the position.
O que é um CPCV com entrega antecipada do imóvel?
A purchase agreement with early occupation foresees the buyer taking possession of the property before the final deed. This situation should be regulated through a clear clause that defines responsibilities (expenses, insurance, maintenance) and the associated risks. Without adequate regulation, the buyer may be unprotected in case of litigation.
Who pays the costs associated with the CPCV?
The costs associated with drafting the Preliminary Purchase and Sale Agreement (CPCV) are agreed between the parties. Typically, if the contract is drafted by a lawyer or notary, the party who engages the service is the one who pays. In the case of real estate mediation, the costs may be included in the agency's fees. It is important to clarify this at the beginning of negotiations.
A preliminary purchase and sale agreement with postponed deed.
A deferred deed of sale is a contract in which the parties agree to carry out the deed on a future date, normally to allow time for obtaining financing, completing works, or regularising documentation. The deadline for the deed must always be stated, and it is recommended to include protective clauses in case of delay.
Can I sign the CPCV on behalf of someone else?
Yes, it is possible to sign a Preliminary Purchase and Sale Agreement (CPCV) on behalf of another person, provided you have a valid power of attorney with express powers to do so. The power of attorney can be granted by a notary or lawyer, and must be presented at the time of signing.
O Contrato-Promessa de Compra e Venda (CPCV) na compra de um imóvel na planta funciona como um acordo prévio entre o comprador e o vendedor (geralmente a construtora). É um contrato vinculativo que estabelece os termos e condições da futura escritura definitiva de compra e venda. **Como funciona em termos práticos:** 1. **Negociação e Acordo:** Antes de assinar o CPCV, compradores e vendedores negociam os detalhes da transação, como: * Preço total do imóvel. * Valor do sinal (o primeiro pagamento, geralmente dado no momento da assinatura do CPCV). * Calendário de pagamentos das restantes prestações (que podem estar atreladas ao progresso da obra). * Data prevista para a escritura definitiva. * Características e acabamentos do imóvel. * Penalidades em caso de incumprimento por qualquer uma das partes. 2. **Assinatura do CPCV:** Uma vez que há acordo em todos os pontos, o CPCV é assinado. Este documento é geralmente preparado pelo vendedor, mas é altamente recomendável que seja revisto por um advogado ou solicitador. A assinatura do CPCV implica um compromisso sério. 3. **Sinal e Pagamentos:** Aquando da assinatura do CPCV, o comprador paga um sinal à construtora. Este sinal tem um valor significativo e serve como garantia do compromisso do comprador. Ao longo da construção, o comprador fará pagamentos adicionais de acordo com o plano estabelecido no CPCV. 4. **Construção do Imóvel:** A construtora utiliza os pagamentos recebidos para financiar a construção do imóvel. 5. **Prazo e Entrega:** O CPCV especifica a data prevista para a conclusão da obra e para a escritura definitiva. É importante que esta data seja realista. 6. **Escritura Definitiva:** Quando a construção está concluída e todos os pagamentos foram efetuados, comprador e vendedor procedem à assinatura da escritura definitiva de compra e venda. Neste momento, o comprador torna-se o proprietário legal do imóvel. **Importância do CPCV:** * **Garante o Negócio:** Estabelece os termos acordados e protege ambas as partes, garantindo que o imóvel será vendido e comprado nas condições estipuladas. * **Protege o Comprador:** O CPCV protege o comprador de desistências por parte do vendedor e assegura que o imóvel será entregue nas condições prometidas. Define as penalidades caso a construtora não cumpra o contrato. * **Protege o Vendedor:** O sinal pago pelo comprador protege a construtora contra desistências ou incumprimento por parte do comprador. * **Aprovação de Crédito:** Pode ser usado como comprovativo para solicitar financiamento bancário para a compra do imóvel. **Pontos importantes a ter em atenção:** * **Clareza do Contrato:** Certifique-se de que todos os detalhes estão claramente especificados no CPCV. * **Sinal:** O sinal pago é geralmente perdido se o comprador desistir do negócio semJusta causa. Da mesma forma, se o vendedor desistir, geralmente terá de devolver o sinal em dobro. * **Acompanhamento da Obra:** É aconselhável acompanhar o progresso da obra e verificar se está de acordo com o projeto. * **Profissionais:** Consulte um advogado ou solicitador para rever o CPCV antes de assinar. Em resumo, o CPCV é um passo crucial na compra de um imóvel na planta, formalizando o acordo e definindo as responsabilidades e direitos de ambas as partes até a data da escritura definitiva.
In the case of off-plan properties (still under construction), the CPCV is used to reserve and secure the property before the completion of the works. It is essential that the contract specifies the delivery deadline, phased payments, the type of finishes, and the existence of a building permit. The risk is greater, so the CPCV must be even more rigorous.
Can a CPCV be made between two companies?
Yes, the CPCV can be entered into between two companies (legal persons). In this case, it is mandatory to indicate the legal representatives, tax identification numbers and powers of representation. The clauses of the contract may include specific requirements, such as the delivery of commercial certificates or decisions of corporate bodies.
What should I do if the property has illegal works?
If illegal or unlicensed works are detected on the property subject to the CPCV, the contract must be suspended or renegotiated. The CPCV may include a clause holding the seller responsible for regularising the situation before the deed. In case of non-compliance, the buyer may withdraw from the contract based on the omission of relevant information.
Does the CPCV need to be registered?
The CPCV, as a rule, You don't need to be registered at the registry office. However, in special cases – such as contracts with early delivery of the property or high-value transactions – it may be registered for greater legal certainty. This possibility is provided for in the Land Registry Code.
Can I make changes to the property after signing the preliminary purchase agreement?
As a rule, the buyer You can only make changes to the property after the deed has been signed.. If it is agreed that you can carry out works beforehand, this must be clearly stated in the CPCV (Contract of Promise to Purchase and Sell). Otherwise, you may be intervening in a property that is not legally yours yet, which can lead to disputes.
How to know if a CPCV is well drafted?
The best way to know if a CPCV (promissory sale and purchase agreement) is well-written is to consult a specialist lawyer. A poorly drafted contract can contain omissions, unfair clauses, or technical errors that put the transaction at risk. Even if you use a template, you should always adapt it to the specific case and have it reviewed by a professional.
Who is responsible for the property's charges until the deeds are signed?
Until the escritura, the property's charges (IMI, condominium fees, insurance, etc.) remain the responsibility of the owner (promising vendor), unless there is a clause to the contrary in the CPCV. The contract may provide for the transfer of these obligations from a certain date or upon delivery of the property.
A preliminary purchase and sale agreement (CPCV)
The Preliminary Purchase and Sale Agreement (CPCV) is a legal agreement between the prospective buyer and the prospective seller, in which both parties undertake to carry out the purchase and sale of a property at a future date. This contract establishes the terms of the transaction, such as the price, deadlines, and penalties for non-compliance, offering legal security until the final deed is executed.
Is the CPCV mandatory when purchasing a property?
Although the Preliminary Sales Agreement (CPCV) is not legally binding, it is highly recommended. This contract protects both parties, ensuring that the agreed terms for the purchase and sale of the property are met, especially when time is needed to obtain financing or regularise documents.
Os elementos essenciais que devem constar num Contrato-Promessa de Compra e Venda (CPCV) são: 1. **Identificação completa das partes:** Nome completo, número de identificação civil (ou fiscal), morada de ambos os promitentes-compradores e promitentes-vendedores. Se for uma pessoa jurídica, é necessário identificar a empresa (nome, sede, número de registo comercial, NIF) e quem a representa. 2. **Identificação completa do imóvel:** Descrição detalhada do imóvel a ser transacionado, incluindo: * Natureza do imóvel (apartamento, moradia, terreno, etc.). * Localização exata (freguesia, concelho, código postal). * Número da descrição matricial (na Conservatória do Registo Predial). * Número de inscrição na matriz predial urbana ou rústica (na respetiva Autoridade Tributária). * Fração autónoma, se aplicável (mencionar a divisão de propriedade horizontal). * Área do imóvel. * Outras características relevantes (ex: lugar de garagem, arrumo, etc.). 3. **Preço total da venda e modalidade de pagamento:** * O valor total acordado para a compra e venda. * Como será pago: * Valor de sinal (o montante pago no ato da assinatura do CPCV). * Valores de pagamentos faseados, se houver. * Valor a pagar no ato da escritura definitiva. * Indicação do meio de pagamento (cheque, transferência bancária, etc.). 4. **Prazo e condições para a celebração da escritura definitiva:** * A data prevista (ou um prazo máximo) para a assinatura do contrato de compra e venda final. * As condições a serem cumpridas até essa data (ex: obtenção de crédito hipotecário, licenciamento, etc.). 5. **Identificação do regime de inadimplemento (cláusula penal):** * O que acontece se uma das partes desistir do negócio. Geralmente, se o comprador desistir, perde o sinal. Se for o vendedor a desistir, terá de devolver o sinal em dobro. Esta deverá ser uma cláusula expressa e clara. 6. **Cláusula de caducidade (opcional, mas recomendada):** * Por quanto tempo o CPCV é válido, caso a escritura definitiva não seja realizada dentro do prazo previsto. 7. **Indicação de que o imóvel se encontra livre de ónus e encargos:** * O vendedor declara que o imóvel não tem dívidas, hipotecas, penhoras ou quaisquer outros encargos que impeçam a sua venda livre. 8. **Data e local da assinatura do contrato.** 9. **Assinaturas de todas as partes envolvidas:** Promitentes-vendedores e promitentes-compradores. É fundamental que o CPCV seja claro e detalhado para evitar litígios futuros. Em muitos casos, é aconselhável que seja redigido ou revisto por um profissional (advogado ou solicitador).
A CPCV must include: full identification of the parties involved, detailed description of the property, agreed price and payment method, deposit amount, deadline for the deed, penalty clauses for non-compliance, and any specific conditions agreed between buyer and seller.
Qual é o valor habitual do sinal no CPCV?
In a Preliminary Sale and Purchase Agreement (CPCV), the deposit is generally between 10% and 20% of the total value of the property. This amount is agreed between the parties and serves as a guarantee of the contract's fulfilment, being deducted from the final payment upon signing the deed.
What happens if the buyer withdraws from the preliminary purchase and sale agreement?
If the prospective buyer withdraws from the Preliminary Purchase and Sale Agreement (CPCV) without just cause, they forfeit the deposit paid to the prospective seller. This penalty aims to compensate the seller for the breach of agreement and is stipulated in the Portuguese Civil Code.
What if the seller withdraws from the CPCV?
If the prospective seller withdraws from the Promissory Sale and Purchase Agreement (CPCV) without valid reason, they are obliged to return double the amount of the deposit received to the prospective buyer. This measure protects the buyer and discourages unjustified withdrawals by the seller.
Is it possible to include a bank credit clause in the CPCV?
Yes, it is common to include a clause in the Preliminary Purchase and Sale Agreement (CPCV) that makes the effectiveness of the agreement conditional upon the buyer obtaining bank credit approval. This clause protects the buyer, allowing the return of the deposit if financing is not approved.
What is the usual timeframe between the preliminary purchase agreement and the final deed?
The period between the signing of the Promise to Buy and Sell Agreement (CPCV) and the execution of the deed varies according to the agreement between the parties, with a period of 30 to 90 days being common. This period allows for the handling of formalities such as credit approval and obtaining necessary documents.
What is specific performance in the context of a CPCV?
Specific performance is a legal mechanism that allows one party to judicially demand the fulfilment of a Preliminary Purchase and Sale Agreement (CPCV), obliging the other party to execute the deed under the agreed conditions, rather than merely receiving compensation for breach of contract.
Is it necessary to acknowledge the signatures in the CPCV?
Yes, to provide greater legal certainty to the Preliminary Sales Agreement (CPCV), it is recommended to have the signatures acknowledged in person by a notary or lawyer. This procedure authenticates signatures and can be essential in the event of litigation.
Can I assign my position in the CPCV to someone else?
The assignment of contractual position in a Preliminary Purchase and Sale Agreement (CPCV) is possible, provided there is consent from the other party involved. This transfer must be formalised in writing, ensuring that the new promisor assumes all rights and obligations of the original contract.
What happens if the property has undisclosed charges or mortgages in the CPCV?
If, after signing the Preliminary Purchase and Sale Agreement (CPCV), it is found that the property has undeclared encumbrances or mortgages, the buyer may terminate the contract and demand the return of the deposit. It is essential that the CPCV includes a clause guaranteeing that the property will be sold free from any encumbrances or charges.
Is it possible to annul a preliminary sales agreement by mutual agreement?
Yes, the Preliminary Purchase and Sale Agreement (CPCV) can be rescinded by mutual agreement between the parties. In this case, it is advisable to formalise the termination in writing, specifying the agreed conditions, such as the return or retention of the deposit, to avoid future disputes.
Here are the necessary documents for concluding a CPCV (Compromisso de Compra e Venda - Promise to Purchase and Sell Agreement): * **Identification documents of the buyer(s) and seller(s):** This typically includes *Cartão de Cidadão* (Citizen Card) or a valid identification document such as a passport or identity card, along with your *NIF* (Número de Identificação Fiscal - Tax Identification Number). * **Property registration certificate (*Certidão Predial*):** This document proves ownership of the property and any existing encumbrances or charges. It can be obtained from the *Conservatória do Registo Predial* (Land Registry Office). * **Building's technical datasheet (*Ficha Técnica da Habitação*):** This document contains detailed information about the building and its usability. * **Energy Performance Certificate (*Certificado Energético*):** This certificate provides information about the property's energy efficiency. * **Proof of payment of the property tax (*IMI - Imposto Municipal sobre Imóveis*):** This is to ensure that property taxes are up to date. * **If the seller is a company:** Company registration documents, proof of representation, and shareholder statements may be required. * **If the property is part of a condominium:** Proof of payment of condominium fees may be requested. It's advisable to consult with a legal professional or a real estate agent, as they can provide specific guidance based on your situation and ensure all legal requirements are met.
To celebrate a Preliminary Purchase and Sale Agreement (CPCV), documents such as identification of the parties (Citizen Card, NIF), property registry certificate for the property, tax registry booklet, usage licence, and energy performance certificate are required. These documents guarantee the legality and transparency of the transaction.
Is the CPCV valid without notarisation?
Although the Preliminary Purchase and Sale Agreement (CPCV) is valid without notarisation, this procedure is highly recommended. The recognition of signatures provides greater legal certainty and is essential for the contract to be used as an executive title in court.
Uma cláusula penal num CPCV (Contrato-Promessa de Compra e Venda) é uma disposição contratual que estipula uma penalidade (geralmente financeira) a ser paga por uma das partes à outra, caso ocorra incumprimento das obrigações assumidas no contrato.
The penalty clause in the Promise to Purchase and Sale Agreement (CPCV) establishes a financial penalty for the party that breaches the contract. This clause aims to compensate the injured party and encourage compliance with contractual obligations.
Can I sign a preliminary purchase agreement without mortgage approval?
It is possible to sign a Promise to Purchase and Sale Agreement (CPCV) without the approval of a mortgage loan, but it is advisable to include a clause that makes the agreement conditional upon obtaining financing. This way, the buyer is protected if the credit is not approved.
What is the expiry deadline in the CPCV?
The expiry period in the Preliminary Purchase and Sale Agreement (CPCV) refers to the stipulated period for the celebration of the final deed. If this deadline expires without the deed being executed, the contract may lapse, unless otherwise agreed between the parties.
Is it possible to sell a property that is subject to a preliminary purchase agreement (CPCV)?
Selling a property subject to a Preliminary Sale and Purchase Agreement (CPCV) without the consent of the prospective buyer can constitute a breach of contract. It is essential to respect the terms of the CPCV and, if necessary, obtain written authorisation from the other party before proceeding with the sale.
O que é uma cláusula de tradição no CPCV?
The tradition clause in the Purchase and Sale Promise Agreement (CPCV) refers to the early handover of the property to the buyer before the deed. This clause must specify the conditions of this delivery, including responsibilities and deadlines, ensuring security for both parties.
What if the seller refuses to sign the deed after the preliminary sale agreement?
If the seller refuses to sign the deed after having entered into the Preliminary Purchase and Sale Agreement (CPCV), they are in breach of contract. In such cases, the buyer can judicially demand the execution of the definitive contract (specific performance) or request double the deposit back, as provided for in the Civil Code.
What happens if the property has legal problems after the CPCV?
If, after signing the CPCV, legal problems with the property are detected — such as seizures, hidden mortgages, or a lack of a use licence — the buyer can cancel the contract and demand the return of the deposit. Therefore, it is essential that the CPCV includes clear declarations about the legal status of the property.
Do I have to pay taxes after signing the CPCV?
After signing the Preliminary Purchase and Sale Agreement (CPCV), payment of IMT (Property Transfer Tax) and Stamp Duty is not yet due. These taxes are only paid at the time of the deed. However, if there is a transfer of contractual position before the deed, there may be tax charges that should be assessed with a lawyer.
Is it safe to sign a CPCV without a lawyer?
Legally, it is possible to sign a CPCV without a lawyer, but it is not advisable. The contract involves significant legal and financial commitments. Having the support of a lawyer ensures that the content is balanced, protects your interests, and avoids abusive clauses or hidden risks.
What if I regret it after signing the CPCV?
If you regret signing the Preliminary Purchase and Sale Agreement (CPCV), the contract can only be terminated based on specific clauses, by mutual agreement, or upon payment of the stipulated penalties. Therefore, it is essential to be fully informed before signing.
Can I change the CPCV after it has been signed?
Yes, the CPCV can be amended by agreement between both parties, provided that such amendment is made in writing and signed by everyone. Common amendments include extending the deadline for the deed or adjusting prices. Verbal or informal changes should never be made.
What should I check before signing the CPCV?
Before signing a CPCV, you should check:
If the property is free of encumbrances;
If the usage license and the property certificate are valid;
If the signal, deadlines and clauses accurately reflect what was verbally agreed;
If there are clauses that unfairly penalise you.
It is highly recommended to consult a lawyer at this stage.
I've signed a preliminary purchase and sale agreement with a short deadline, but the bank is delaying. What now?
If the CPCV has a short deadline for the deed and the loan is running late, you should contact the other party immediately to renegotiate the deadline. Otherwise, you may be in breach of contract. Having included a bank loan clause in the contract protects you in these cases.
Can the seller sell the property to someone else after signing the preliminary contract of sale with me?
No. After signing a CPCV, the seller is legally bound to you. If they sell the property to someone else, it constitutes a serious breach of contract. You can demand double the deposit back or take legal action to force the sale through specific performance.
Can I enter into a CPCV with a family member or friend without going to a notary?
Yes, the CPCV (Promissory Sale and Purchase Agreement) can be made between private individuals and does not require a public deed. However, even between family members or friends, it is highly recommended to formalise the agreement in writing, with clarity and, where appropriate, notarisation of signatures. Many disputes arise from informal agreements.
O que é a cedência da posição contratual no CPCV?
The assignment of contractual position in a Promise to Purchase and Sell Agreement (CPCV) is the act by which one party (usually the buyer) transfers their rights and obligations to another person. For the assignment to be valid, it must be in writing and with the consent of the other party. This practice is common when the buyer no longer intends to proceed with the transaction.
Do you have to pay taxes when assigning a position in a preliminary sale and purchase agreement?
Yes, the assignment of contractual position in a Preliminary Purchase and Sale Agreement (CPCV) may be subject to Stamp Duty. If there is a financial consideration for the assignment (i.e., if the new promisor pays the previous one for the position), this transaction is considered transferable and taxable. It is advisable to consult a lawyer or accountant before assigning the position.
O que é um CPCV com entrega antecipada do imóvel?
A purchase agreement with early occupation foresees the buyer taking possession of the property before the final deed. This situation should be regulated through a clear clause that defines responsibilities (expenses, insurance, maintenance) and the associated risks. Without adequate regulation, the buyer may be unprotected in case of litigation.
Who pays the costs associated with the CPCV?
The costs associated with drafting the Preliminary Purchase and Sale Agreement (CPCV) are agreed between the parties. Typically, if the contract is drafted by a lawyer or notary, the party who engages the service is the one who pays. In the case of real estate mediation, the costs may be included in the agency's fees. It is important to clarify this at the beginning of negotiations.
A preliminary purchase and sale agreement with postponed deed.
A deferred deed of sale is a contract in which the parties agree to carry out the deed on a future date, normally to allow time for obtaining financing, completing works, or regularising documentation. The deadline for the deed must always be stated, and it is recommended to include protective clauses in case of delay.
Can I sign the CPCV on behalf of someone else?
Yes, it is possible to sign a Preliminary Purchase and Sale Agreement (CPCV) on behalf of another person, provided you have a valid power of attorney with express powers to do so. The power of attorney can be granted by a notary or lawyer, and must be presented at the time of signing.
O Contrato-Promessa de Compra e Venda (CPCV) na compra de um imóvel na planta funciona como um acordo prévio entre o comprador e o vendedor (geralmente a construtora). É um contrato vinculativo que estabelece os termos e condições da futura escritura definitiva de compra e venda. **Como funciona em termos práticos:** 1. **Negociação e Acordo:** Antes de assinar o CPCV, compradores e vendedores negociam os detalhes da transação, como: * Preço total do imóvel. * Valor do sinal (o primeiro pagamento, geralmente dado no momento da assinatura do CPCV). * Calendário de pagamentos das restantes prestações (que podem estar atreladas ao progresso da obra). * Data prevista para a escritura definitiva. * Características e acabamentos do imóvel. * Penalidades em caso de incumprimento por qualquer uma das partes. 2. **Assinatura do CPCV:** Uma vez que há acordo em todos os pontos, o CPCV é assinado. Este documento é geralmente preparado pelo vendedor, mas é altamente recomendável que seja revisto por um advogado ou solicitador. A assinatura do CPCV implica um compromisso sério. 3. **Sinal e Pagamentos:** Aquando da assinatura do CPCV, o comprador paga um sinal à construtora. Este sinal tem um valor significativo e serve como garantia do compromisso do comprador. Ao longo da construção, o comprador fará pagamentos adicionais de acordo com o plano estabelecido no CPCV. 4. **Construção do Imóvel:** A construtora utiliza os pagamentos recebidos para financiar a construção do imóvel. 5. **Prazo e Entrega:** O CPCV especifica a data prevista para a conclusão da obra e para a escritura definitiva. É importante que esta data seja realista. 6. **Escritura Definitiva:** Quando a construção está concluída e todos os pagamentos foram efetuados, comprador e vendedor procedem à assinatura da escritura definitiva de compra e venda. Neste momento, o comprador torna-se o proprietário legal do imóvel. **Importância do CPCV:** * **Garante o Negócio:** Estabelece os termos acordados e protege ambas as partes, garantindo que o imóvel será vendido e comprado nas condições estipuladas. * **Protege o Comprador:** O CPCV protege o comprador de desistências por parte do vendedor e assegura que o imóvel será entregue nas condições prometidas. Define as penalidades caso a construtora não cumpra o contrato. * **Protege o Vendedor:** O sinal pago pelo comprador protege a construtora contra desistências ou incumprimento por parte do comprador. * **Aprovação de Crédito:** Pode ser usado como comprovativo para solicitar financiamento bancário para a compra do imóvel. **Pontos importantes a ter em atenção:** * **Clareza do Contrato:** Certifique-se de que todos os detalhes estão claramente especificados no CPCV. * **Sinal:** O sinal pago é geralmente perdido se o comprador desistir do negócio semJusta causa. Da mesma forma, se o vendedor desistir, geralmente terá de devolver o sinal em dobro. * **Acompanhamento da Obra:** É aconselhável acompanhar o progresso da obra e verificar se está de acordo com o projeto. * **Profissionais:** Consulte um advogado ou solicitador para rever o CPCV antes de assinar. Em resumo, o CPCV é um passo crucial na compra de um imóvel na planta, formalizando o acordo e definindo as responsabilidades e direitos de ambas as partes até a data da escritura definitiva.
In the case of off-plan properties (still under construction), the CPCV is used to reserve and secure the property before the completion of the works. It is essential that the contract specifies the delivery deadline, phased payments, the type of finishes, and the existence of a building permit. The risk is greater, so the CPCV must be even more rigorous.
Can a CPCV be made between two companies?
Yes, the CPCV can be entered into between two companies (legal persons). In this case, it is mandatory to indicate the legal representatives, tax identification numbers and powers of representation. The clauses of the contract may include specific requirements, such as the delivery of commercial certificates or decisions of corporate bodies.
What should I do if the property has illegal works?
If illegal or unlicensed works are detected on the property subject to the CPCV, the contract must be suspended or renegotiated. The CPCV may include a clause holding the seller responsible for regularising the situation before the deed. In case of non-compliance, the buyer may withdraw from the contract based on the omission of relevant information.
Does the CPCV need to be registered?
The CPCV, as a rule, You don't need to be registered at the registry office. However, in special cases – such as contracts with early delivery of the property or high-value transactions – it may be registered for greater legal certainty. This possibility is provided for in the Land Registry Code.
Can I make changes to the property after signing the preliminary purchase agreement?
As a rule, the buyer You can only make changes to the property after the deed has been signed.. If it is agreed that you can carry out works beforehand, this must be clearly stated in the CPCV (Contract of Promise to Purchase and Sell). Otherwise, you may be intervening in a property that is not legally yours yet, which can lead to disputes.
How to know if a CPCV is well drafted?
The best way to know if a CPCV (promissory sale and purchase agreement) is well-written is to consult a specialist lawyer. A poorly drafted contract can contain omissions, unfair clauses, or technical errors that put the transaction at risk. Even if you use a template, you should always adapt it to the specific case and have it reviewed by a professional.
Who is responsible for the property's charges until the deeds are signed?
Until the escritura, the property's charges (IMI, condominium fees, insurance, etc.) remain the responsibility of the owner (promising vendor), unless there is a clause to the contrary in the CPCV. The contract may provide for the transfer of these obligations from a certain date or upon delivery of the property.