any recommendations

[villa sibillini]

We have a good relationship with many agents, and in fact some 25 of our clients bought from different sources last year. However there are two that we get really good feedback on, www.marchehomesdirect.com and TERRE MARCHIGIANE - Properties for sale on for rent, contry houses, farm houses, wineyard, real estate agency in Marche Italy I'd be happy to forward your emails to clients that have bought from them so that you could check them out for yourselves.

However we still advise all our clients to get good legal representation and in our opinion a lawyer on the ground in italy achieves a lot more in a short amount of time.

[mcandrew]

.... I'd be happy to forward your emails to clients that have bought from them so that you could check them out for yourselves.

However we still advise all our clients to get good legal representation and in our opinion a lawyer on the ground in italy achieves a lot more in a short amount of time.[/quote]

pam gives always good advices,the direct feedback from users is really good, i would say that a legal representation is sometimes useful, but don't waste money when the notary can give exactly the same informations...included in his fees
mcandrew

[villa sibillini]

Yes of course the Notary clears certain areas, but with good legal advice you can have everything sorted beforehand and save lots of time. Its also good for peace of mind for buyers, especially if they don't speak the Italian language, and the majority of Notaries certainly don't speak English. As for saving fees would you really buy in the uk without a solicitor and its probably one of the biggest purchases you will make.... in a foreign country where everything is organised in a different way to the UK.

With a lawyer, they are only working on your behalf and from personal experience once you have a good relationship with one, they can help in so many ways. Ours organises the bank accounts, code fiscali, residency and contracts with builders and surveryor/geometra. Ours has also saved clients that are buying her a considerable amount in taxes (something to do with the agricultural society and land) so they now don't have to pay the ICI tax.

She has also taken on telecom for us and resolved the problem in record time, worked out a solution to a dispute with some tradesmen, sorted a motoring offence to our benefit and so many other things that I can't even remember. It seems that to live in italy the most useful professional is a lawyer, and she doesn't cost too much either.

Maybe I should start a fan club for her!!

[Penny]

I would advise using agents that have been recommended by people who have bought through them previously. A good Italian agent actually does an awful lot more work than an English one for their 3%.

A good Italian agent will sort out your codice fiscale, residency, utilities & bank account (if you want) for no extra costs. If someone is trying to charge you for these servces I would question their integrity.

The way Italians use estate agents is quite different to how we do in the UK. For example, if I want to buy a property in Florence, I go to my local, trusted agent here in Marche and let them find me one. It's a strange concept to us Brits. We use estate agents like shops and buy houses a bit like we buy shoes (!)

Also bear in mind that if you have a good agent you are happy with and see a property you love but it's with a different agent, speak to YOUR agent about it. Almost all Italian agents here collaborate and commission share with the others so YOUR agent will contact the other and if you proceed, will share the commission. Just remember that you have to do that BEFORE you view the property.

[tiramisu]

If you need a lawyer around that area, let me know. Good Luck

[ChrisM]

Penny - what you say about how to use an agent makes sense to me, but if you don't live in Italy, how do you find a really good trusted estate agent? We have spent the last 10 years exploring Italy and the last year or so specifically around Le Marche. We have only just started looking at houses and have managed to narrow our requirements down quite precisely. The problem I have found is the agents I have met are nice and helpful but I am very realistic about what can and can not be done and take the promises with a pinch of salt, especially after reading this forum for a while now! I have checked most of the agents that appear to be genuine recommendations from this forum but no suitable properties have turned up yet. Any suggestions for other agents would be very welcome. I would personally like to take a 6 months sebatical and investigate locally myself, but unfortunately not an option at the moment.

[mcandrew]

[quote=ChrisM;95538]Penny - what you say about how to use an agent makes sense to me, but if you don't live in Italy, how do you find a really good trusted estate agent? We have spent the last 10 years exploring Italy and the last year or so specifically around Le Marche. ........

I do agree 100%, there are many good agents but also many really bad:either because they are not enough specialized,either because they are not up to date with new laws or because they don't want to spend too much time to help properly foreign buyers, than there are very expensive ones (only with foreigners..) or very cheap at the beginning who raise up costs after...and you cannot do anything.
so my advice is to speak with british customers near the area where you want to buy the house,go and see the works,when you speak with the surveyor ask him to write down costs "all included" to renovate the house following all the rules and get the habitability (so also costs for other technicians:geologist,energy savings,acoustic,anti seismic if needed,engenner for "genio civile"if needed,security and what ever he knows it's obligatory for your project) than compare with another surveyor and discuss.try to avoid modifications after the problem as it cost money,ask before if 1 "variante" (modification to project) is included in the fees (normally they will accept this)
good luck
andrea
Marche Project Management

[Penny]

ChrisM - it is difficult to know who is "good", I agree. I would suggest the folloowing:

1. Come out (not just for a weekend - it really isn't long enough) and visit some agents with an interpreter, as the level of Italian agent's English varies enormously and you can be sure that the translation is accurate.
2. Be specific in what you are asking for but also realistic enough to realise that you are going to have to compromise. When I was doing translations for the agent I have sent you details of, the number of foreign property hunters who thought they were going to find a large farmhouse, in a field, with mountain vews, ornate period details/frescoes, that just needed minor works for €150,000 was enormous. Maybe 10 years ago or even when we first looked, 6 or 7 years ago but generally speaking properties like that are long gone. You are highly unlikely to get everything on your ideal home list so decide which items are vital and which are negotiable.
3. Narrow down your area of search. Have an idea which towns or villages you want to be near as a good agent will find other properties in that area that aren't currently on their books. In fact, if you have driven past a house you love the agent can find out who owns it and whether it is for sale.
4. Remember that permissions in each comune are different i.e. one comune may allow you to build that glass extension and another won't. The agent may know the personalities at the various comune so may have a feel for what is likely to be allowed but it is only their opinion not a guarantee. Just like in the UK, you have to submit an application and wait and see.

That is my advice. I am not an expert, but I have worked for what I consider to be a good agent and bought a couple of house and sold part of one and got a mortgage here so I have some experience of those transaction in this part of Marche.

I have PM'd you with a recommendation for the Italian agent here in Comunanza I used to work for who I would always use and have been fantastically helpful in so many ways. They prevented us from buying a house that we loved but was party to a huge inheritance court case which could drag on for years, becuase they are extremely thorough in their research and very helpful.

Just an aside - I am always a little bemused by people's suggestions that buyers get a "survey". Who is supposed to perform that??? A geometra who receives between 8-10% of any renovation costs? Do you really suppose they are independent? The method of renumeration for a geometra is flawed so it is bound to invite biased reports. There is no such thing as a surveyor in Italy. A geometra is NOT a surveyor. They do not do the same studies nor perform the same role. One is not "better" than the other but they are different. The ONLY way to know if a house is structurally sound is from a structural engineer's report which costs money. Just like the only way to know if your pool will stay where you put it or your house isn't about to slip down the hill is a geologists report which also costs money.

[ChrisM]

Penny - Many thanks for your thoughts and advise, I have sent you a PM.
Andrea - thanks as well, I think I missed your reply earlier, my email must have been playing up!