When negotiating the purchase of a property, my job isn’t just to show apartments — it’s to help the buyer define their priorities. Sometimes that’s a ten‑minute conversation, and sometimes it’s a process that takes weeks. But once clear boundaries are set — both financial and emotional — everything that follows becomes much simpler.
Step One: Defining Your Budget and Needs (and Facing Reality)
The first step in buying a property can be summed up in one sentence: determine how much you can spend and what you’re actually looking for. But in practice, this is the most delicate and most honest part of the process — the moment when wishes meet market reality, and buyers realize for the first time how important it is to stay flexible.
Most people walk into an agency with a very clear picture in mind:
“I’m looking for a two‑bedroom apartment, close to the center, new construction, parking, quiet street, up to €180,000.”
And every time, I smile — not because the request is unrealistic, but because I know that picture will start changing very quickly. The market simply doesn’t work in a way that offers the perfect combination of everything you want — especially not in larger cities or along the coast.
This is the step where buyers usually feel, for the first time, how crucial it is to have clear priorities. Some realize that location matters more than square meters. Others discover that peace and quiet matter more than proximity to the center. Some understand that new construction is too expensive, but that a well‑renovated older building can feel just as safe. Many face the reality that a large number of suitable apartments simply have too many stairs — and that elevators are a rarity. And then there are those who realize they’ll need to increase their budget or accept certain compromises.
What I always emphasize is that this step is the foundation for everything that follows. If a buyer doesn’t know what truly matters to them, it’s easy to get lost in a sea of listings, viewings, and information. The best buyers aren’t the ones with the biggest budgets — they’re the ones who know what they want and are willing to adapt once they see what the market actually offers.
Viewings and Property Tours (or: the moment buyers realize photos can be deceiving)
Property viewings are always interesting. Some buyers walk into an apartment and immediately know it’s the one. Others need ten viewings just to start telling good properties from bad ones. And then there are those who fall in love with a view and forget they’ll need another €40,000 for renovation.
On the other hand, the opposite happens too: apartments that look average in photos turn out to be amazing in person. Those are the moments when a buyer walks in, pauses, and says, “This is it.”
And that’s exactly why I always say you can’t buy a property online — you buy it with your feet, your eyes, and your gut feeling.
This is where the agent’s role is crucial: to filter, advise, point out hidden issues, and save the buyer’s time. Because the goal isn’t to show 30 apartments — the goal is to show the right five.
If there’s one thing I’ve learned after years in real estate, it’s that buying a home is never just a transaction. It’s emotion, stress, excitement, fear, euphoria, and relief — all at once. I’ve captured my experiences as a kind of guide — not a theoretical checklist, but a practical overview of what buyers and sellers actually go through.
Viewings are emotionally demanding as well. People often come with partners, parents, or friends — and everyone has an opinion. Sometimes the buyer loves the apartment, but the partner doesn’t. Or the other way around. And sometimes, everyone agrees — and that’s the best moment of all.
And sometimes, after ten viewings, the buyer realizes that what they thought they wanted isn’t actually what they need. And that’s completely normal.
Buying a property isn’t linear — it’s a process of learning, adapting, and discovering.
Document Check — the most boring part of the process, but the one that saves nerves, money, and time
If there’s one part of the process buyers consistently underestimate, it’s the paperwork. Most people think it’s just a formality, something that gets “sorted out along the way.” But after years in the business, I can say with certainty — this is where property deals are made or broken.
And not metaphorically. Literally.
Buyers fall in love with an apartment, already imagining where the sofa will go, where the pet will sleep — and then we get to the documents and realize something isn’t right. And that’s when the stress begins.
In practice, checking documentation means much more than glancing at the land registry. That’s only the beginning. You need to check whether there is a usage permit, whether the building is legally divided into units, whether there are encumbrances, notes, court disputes, mortgages, unresolved co‑ownership issues, illegal extensions, and even whether the apartment in reality matches what’s written on paper.
Yes, that happens too — one thing on the floor plan, another in real life.
I’ve seen situations where everything looked perfect, but the apartment was built without a permit. Or where one co‑owner sold the apartment without the other’s consent. Or where the apartment itself was fine, but the entire building had unresolved legal issues.
And every time, the buyer says the same thing: “I had no idea this could happen.”
What buyers often don’t know is that problems can hide where you least expect them. Sometimes everything looks formally correct, but there’s an encumbrance no one mentioned. Sometimes the apartment is legal, but the building isn’t. Sometimes everything is clean, but a legal procedure is underway and hasn’t yet been recorded.
And that’s why the agent’s experience is crucial — we know where to look, what to ask, and what might be a red flag.
The best part of this step is when I can tell the buyer: “Everything is clean, we can move forward.”
That’s the moment everyone relaxes — and the buyer finally feels they’re truly on the right path toward their new home.
The hardest part is when I have to say: “This apartment isn’t a safe choice.”
Some buyers struggle with that, especially if they’ve already become emotionally attached. But in the long run, they always thank me. Because it’s better to lose an apartment than to lose peace of mind.
Document checks may not be glamorous, and they’re certainly not as exciting as viewings — but they are the foundation of everything.
Without them, buying a property becomes a lottery.
With them, it becomes a safe and controlled process.
Reservation and Deposit — the moment when everything becomes real
The central part of the buying process — the moment buyers realize there’s no turning back — is exactly this one. Until now, everything was about viewings, comparing options, imagining possibilities, and analyzing details. But the moment the preliminary contract is signed and the deposit is paid, the entire story shifts from “we’re thinking about it” to “we’re buying.”
In practice, this is the moment that brings both excitement and nerves. On one hand, buyers are happy because they’ve found a property that suits them; on the other, they feel the weight of the decision — because the deposit is not symbolic. In most cases, it’s 10% of the purchase price, which is a serious amount even for the most relaxed buyers. That’s why everything must be clear, transparent, and well explained.
At this stage, my job has two parts.
First, I need to ensure that both parties fully understand their obligations. The seller must know that the property can no longer be offered to others, and the buyer must understand that the deposit is not “a refundable down payment if they change their mind.” A deposit is a commitment — and a commitment with consequences. If the buyer withdraws without a justified reason, the seller keeps the deposit. If the seller withdraws, they must return double the amount. This is a rule many buyers hear for the first time at this exact moment.
The second part of my job is emotional. This is when people are at their most sensitive. They often ask me: “Are we sure? Is this really the one?” And that’s completely normal. Buying a property is no small thing. It’s a life‑changing decision, and it’s natural for a bit of fear to appear at this stage.
That’s why I always say: the deposit is paid only when we are 100% sure that the documentation is clean, the price is agreed, and both sides are ready. Never before.
The signing of the preliminary contract usually takes place in a calm atmosphere, but behind the scenes the agent is doing much more than buyers see. Checking details, aligning deadlines, preparing all necessary information, making sure nothing is overlooked. Because one wrong date, one unclear clause, or one poorly phrased condition can create problems later on.
The Mortgage — the moment when the romance of buying meets the reality of banking procedures
Many people think it’s enough to “go to the bank and submit the paperwork,” but in practice this is one of the most demanding and slowest steps. And not because banks want to complicate things, but because buying a property involves serious money, risk assessments, and strict procedures that must be followed.
Buyers often come in thinking the mortgage will be approved in a week. Then they’re surprised to learn the process can take two, four, or even eight weeks — depending on the bank, the documentation, and the responsiveness of everyone involved. And this is where you first see how important it is to be organized.
At this stage, the bank requires three key things:
- an appraisal of the property
- proof of creditworthiness
- complete documentation for the apartment
And this is often where the first delays happen. Appraisers have their own timelines, the documentation must be perfectly clean, and the buyer must prove they can reliably repay the loan. If even one of these elements gets stuck, the entire process slows down.
What buyers often don’t know is that banks don’t look only at income — they also look at job stability, existing obligations, credit history, and even the type of property being purchased. Yes, that happens too — a bank can reject a loan for an apartment that is perfect for the buyer but not “secure enough” for the bank.
At this stage, my job is to act as a bridge between the buyer, the bank, the appraiser, and the seller. That means tracking deadlines, sending documents, explaining conditions, calming nerves, and solving small problems before they become big ones. Because when a buyer is waiting for a mortgage, every day feels like a week.
The biggest challenge in this step is uncertainty. The buyer has already paid the deposit, already become emotionally attached to the apartment, already started planning the move — and now everything depends on the bank. That’s why this is the most emotionally sensitive part of the process.
The best advice I always give buyers is: start with the bank earlier than you think you need to. Even before you find the apartment. Because when the right property appears, everything moves much faster and more safely if the mortgage is prepared in advance.
And then, when the bank finally approves the loan, the buyer feels enormous relief. It’s the moment when all the worries fade and the process returns to that beautiful phase — the phase of anticipation and excitement.
The Final Contract and Transfer of Ownership — the most important signature
Once the bank approves the mortgage or the buyer secures the funds, we reach the stage that is formally the most important — yet emotionally just as powerful as receiving the keys. This is the moment when the main purchase agreement is signed, the document that legally confirms everything the buyer has so far only imagined, planned, and hoped for.
Buyers often think this is “just another piece of paper,” but in practice, it is the most sensitive document in the entire process. Every word, every deadline, every detail must be perfectly aligned. And this is where the difference between improvisation and a professionally managed process becomes clear.
At this stage, the agent and the lawyer work side by side: checking the wording, coordinating payment deadlines, defining the handover process, ensuring everything complies with the law, and making sure both parties are fully protected.
The buyer is usually excited at this point, but also a little nervous. That’s completely normal. They are signing a document that commits them to long‑term financial and life decisions. That’s why everything must be explained clearly — without rushing, without skipping steps, without “we’ll deal with that later.”
After the contract is signed, the documentation is submitted to the land registry, where the buyer is officially registered as the new owner.
And here’s something many buyers don’t know: you become the owner only when you are registered in the land registry — not when you sign the contract, and not when you pay.
This moment is often overlooked, but it is crucial.
The land registry entry is what provides legal certainty and confirms that the property is truly theirs.
At this stage, the agent becomes a coordinator: monitoring the land registry, communicating with lawyers, checking that all documents have been submitted, and ensuring nothing gets stuck. Buyers often don’t see how much work happens behind the scenes — and that’s how it should be. Their job is simply to sign, pay, and wait for confirmation.
And then, when the land registry officially records the buyer as the owner, all worries disappear.
That is the moment when the buyer can finally say:
“This is truly my home.”
And every time I see that feeling of relief and pride, I know that all the effort — theirs and mine — was worth it
Key Handover — the moment that makes this job worth doing
It’s a moment that never gets old, no matter how many years you work in real estate. The key handover. That small, yet symbolically enormous moment when the buyer holds in their hand a piece of metal that changes everything — the key that opens the door to something that is no longer “the apartment we viewed,” but their home.
By the time we reach this moment, buyers have been through it all: viewings, doubts, negotiations, paperwork, the bank, contracts, waiting, nerves, excitement. And then suddenly, everything stops. It all condenses into that one moment when I hand them the keys and say: “Congratulations, it’s yours.”
Reactions vary, and each one is special. Some smile from ear to ear, genuinely, like children. Some cry — not from sadness, but from relief and pride. Some immediately start planning where the sofa will go, while others just stand there, staring at the key as if they can’t believe it’s real. And then there are those who try to stay cool, but their hands are shaking.
And every time, without exception, I feel the same thing: gratitude for being part of that journey.
The key handover isn’t just a formality. It’s the emotional peak of the entire story. It’s the moment when the buyer unlocks the door for the first time and steps into a space that is no longer “a property,” but their life project. It’s the moment when all worries fade — and something new begins.
At this stage, my job is simple but important: hand over the keys, walk through the apartment one more time, explain where the meters are, how to transfer utilities, what needs to be reported, what’s good to know. But the truth is, buyers barely listen at that point. Their minds are already in the future — in decorating, moving, planning, the smell of new bedding, the first coffee on the balcony.
And that’s perfectly fine. Because this is their moment.
For me, as an agent, this is the reward. Every previous step — the easy ones and the difficult ones — leads right here. And every time I close the door behind a buyer entering their new home, I think the same thing:
“This is why I do this job.”
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