Promissory purchase agreement in Portugal: what to check before signing
A practical checklist for reviewing the CPCV, deposit, deadlines, mortgage conditions and key clauses before buying a home in Portugal.
The promissory purchase agreement, usually called CPCV in Portugal, is the document that turns buying intent into a binding commitment. Before signing it, check the details carefully.
Key takeaways
- The CPCV should match the property, annexes and price exactly.
- If you depend on financing, the mortgage condition should be written down.
- Charges, debts, occupancy and deadlines should be resolved before the deed.
Property identification
Confirm that the address, tax record, land registry description, unit, areas and annexes match the property you visited. If there is a garage, storage room, terrace or plot, it should be clearly described.
Documents to request before signing
Ask for at least the permanent land registry certificate, tax registry document, usage licence when applicable, energy certificate, housing technical file when available, relevant condominium minutes and evidence of charges.
| Document | Why it matters |
|---|---|
| Permanent land registry certificate | Confirms registration, ownership and charges. |
| Tax registry document | Confirms fiscal data, areas and tax record. |
| Usage licence | Helps validate the authorized use of the property. |
| Condominium minutes | Shows works, debts and relevant building decisions. |
Deposit and staged payments
The CPCV should say how much you pay as a deposit, when each payment is due and how those amounts are deducted from the final price. Avoid payments without a receipt or without a clearly identified destination account.
Mortgage approval
If you depend on a mortgage, include a condition that protects you if the bank does not approve financing within a defined deadline. Without that clause, you may risk losing the deposit.
Deadlines and deed
Set a realistic deadline for the deed and define who can schedule it. The agreement should also explain what happens if either buyer or seller misses the deadline.
Charges, debts and occupancy
The property should reach the deed free from mortgages, seizures, unwanted tenancy rights, condominium debts and unexpected occupants. If something cannot be solved before the CPCV, write down how and when it will be solved.
Default clauses
In Portugal, it is common for the buyer to lose the deposit if they default, and for the seller to return double the deposit if they default. Confirm whether the agreement follows this rule or changes the balance.
Checklist before signing
- Property and annexes confirmed.
- Main documents received and consistent.
- Mortgage condition written down, if applicable.
- Deed deadline and delay consequences defined.
- Debts, mortgages, seizures and occupancy handled in the agreement.
FAQ
Can I recover the deposit if the bank refuses the mortgage?
Which documents should I request before the CPCV?
Should condominium debts be mentioned in the CPCV?
Next step
Treat the CPCV as a checklist, not as a formality. When there are doubts about registry records, financing, works, inheritances, licences or tenancies, legal review before signing is usually worth it.
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