Due diligence is not one document or one professional's task. Build a written checklist for the individual property, assign each question to the appropriately qualified adviser and make sure the timing fits any proposed contractual commitment.
Before an offer: define the investigation
Ask what information is available, which documents are missing, who will review them and whether adequate time exists before the offer expires. A viewing can reveal access, noise, light, moisture, cracks and maintenance concerns, but it cannot establish legal title or planning conformity.
The National Council of Notaries advises involving a notary from the first stage because proposals and preliminary contracts may already create binding commitments. See its real-estate law checklist.
Legal title and registered interests
The appointed notary performs legally defined checks connected with the transfer, including the property registers and matters such as mortgages, seizures or pre-emption rights where relevant. Confirm ownership, the seller's authority, registered burdens and the proposed method of discharging any mortgage.
An independent lawyer may be appropriate where the transaction, ownership structure, language, cross-border position or contractual allocation of risk requires additional advice. Ask the notary and lawyer to explain their respective scopes.
Planning, cadastral and physical condition
Appoint a qualified local technician to compare the physical property with available planning permissions, cadastral plans and other relevant records. Establish what each record proves and what it does not. Review building condition, systems, energy documentation, previous works, proposed regularisation and the permits required for future plans.
For older villas, include roofs, façades, drainage, retaining walls and grounds. Obtain specialist inspections where visible evidence or intended use justifies them.
Access, boundaries and waterfront features
Verify vehicle and pedestrian access, parking, rights of way, boundaries and the legal status of terraces, pools, docks, boathouses, shoreline works and other external structures. Practical access should be tested as well: narrow roads, turning space, stairs and maintenance logistics can materially affect ownership.
Apartments and condominium obligations
Review condominium rules, accounts, charges, arrears attributable to the unit, meeting minutes, planned works, insurance and restrictions relevant to your intended use. Inspect shared roofs, façades, lifts, access areas and heating rather than limiting the survey to the apartment interior.
Match checks to the contract timetable
The proposal and preliminary agreement should accurately identify the property, price, payments, deadlines and agreed conditions. Decide with your advisers which protections or conditions are appropriate before signing. Keep a record of funds already paid, the payment method and the documents reviewed.
Continue with the step-by-step buying process and the cost and tax guide. When the checks are ready, compare suitable Lake Como real estate, including villas, lakefront property and apartments, or ask about our property-finder service.
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