CPCV & Escritura in Lisbon: a practical guide

CPCV vs deed: key differences

The CPCV is a bilateral contract that obliges both parties to complete the sale under agreed conditions. It typically includes the price, payment method, deadline for the deed, and penalties for non-compliance. The deed, performed at a notary office in Lisbon, is when ownership actually changes hands and the new owner is registered at the Land Registry.

What to check before signing

Before signing the CPCV in Lisbon, verify: updated land certificate (confirms owner and any encumbrances), property tax booklet (fiscal description), usage license, energy certificate, and recent condominium minutes if applicable. On the deed day, confirm all CPCV conditions were met and that IMI and condominium payments are current.

Terms you will come across

The terms are given in Portuguese because that is how they appear in the documents — translating them helps you follow along, but it is not what the contract will say.

CPCV Promissory purchase and sale contract

A contract binding both parties to complete the deed on agreed terms. It fixes price, deadline, payment method and what happens if either side walks away.

Sinal Deposit

The amount paid with the CPCV, usually 10–20% of the price. A buyer who walks away without grounds loses it; a seller who walks away returns double (article 442 of the Civil Code).

Escritura Public deed of sale

The act before a notary where ownership changes hands. Only after registration at the Land Registry does the change take effect against third parties.

Certidão permanente predial Permanent land registry certificate

The land registry document showing who owns the property and what charges exist on it. This is the document that answers "who is entitled to sell this".

Caderneta predial urbana Urban property tax record

The property’s tax record: description, typology, areas and taxable value. Used to check whether what is on paper matches what is actually there.

Ónus e encargos Charges and encumbrances

Third-party rights attached to the property: a bank mortgage, a tax seizure, a life interest. They travel with the property unless cancelled before the deed.

Distrate Mortgage discharge

The bank document cancelling the seller’s mortgage. It is usually handled on the day of the deed, with part of the price paying off the outstanding loan.

Licença de utilização Usage licence

The municipal authorisation stating what the property may be used for — housing, retail, services. Buildings completed before 7 August 1951 are exempt and present a certificate instead.

Direito de preferência Right of first refusal

The right of someone — a tenant, the municipality, a co-owner — to buy ahead of another party on the same terms. It is notified before the deed and can delay it.

What to confirm before signing

A short list of checks that heads off most problems in a Lisbon purchase.

• A land registry certificate issued days ago, not an old copy.
• Whoever signs has authority to sell — and, if by power of attorney, that it is still valid.
• Charges identified, with a concrete plan to clear them by the deed.
• Areas and typology on the tax record match the actual property.
• Usage licence compatible with the intended use, or an exemption certificate.
• Past works are legalised — in older buildings this is the most expensive thing to inherit.
• Condominium dues and IMI up to date, confirmed in writing by the administrator.
• Recent condominium minutes: approved but unexecuted works will be billed to you.