Guide
Final Payment and Key Handover in Portugal: Buyer Checklist Before Sending Money
The final payment is the most sensitive payment in the purchase.
By the time you reach completion, it may feel like the hard part is over.
CPCV is signed. The bank is ready. The seller has sent details. The deed appointment is booked. Everyone says the purchase is nearly complete.
That is exactly when the buyer should slow down.
Before sending the balance, check:
- the final deed;
- current registry position;
- seller mortgage cancellation;
- payment instructions;
- tax evidence;
- power of attorney;
- handover;
- keys;
- registration after completion.
The final payment should be a controlled closing step, not a rushed bank transfer.
Check the final deed before signing
The final deed or authenticated document should match the deal already agreed.
Check:
- buyer details;
- seller details;
- property description;
- autonomous fraction;
- parking and storage;
- price;
- previous payments;
- final payment;
- mortgage references;
- seller obligations;
- POA references;
- completion route;
- registration wording.
A small error can delay the appointment. A material difference can change the deal.
Check the registry again
A registry document reviewed before CPCV may be weeks or months old by completion.
Before final payment, check current registry information:
- seller still registered as owner;
- no new mortgage or charge appeared;
- no pending registration issue is visible;
- seller mortgage is identified;
- property description matches the deed;
- fraction, parking and storage are correct.
If the seller’s mortgage still appears, the deed process must explain how it will be cancelled.
Seller mortgage cancellation
Many sellers still have a mortgage on the property. That is common. But the buyer needs a clear closing mechanism.
Questions:
- Which bank is the creditor?
- What amount must be repaid?
- Will part of the purchase price go directly to that bank?
- What cancellation document will be issued?
- Will cancellation happen at completion or after?
- Who confirms the charge has been removed?
Do not send the entire balance blindly to the seller if part of the price must pay the seller’s bank.
Payment instructions and IBAN
Final payment instructions should be checked carefully.
Confirm:
- exact balance;
- recipient name;
- account holder;
- IBAN;
- whether payment is split;
- whether part goes to the seller’s bank;
- whether payment happens before, during or after deed;
- whether proof is required;
- whether a receipt or discharge is issued.
A last-minute change of IBAN should always be treated as a serious red flag until verified through a secure channel.
Buyer mortgage funds
If you are buying with a mortgage, the bank workflow must be aligned with the deed appointment.
Check:
- final approval;
- approved credit documents;
- insurance;
- bank representative or bank process;
- mortgage deed coordination;
- fund release timing;
- buyer own funds;
- registration of mortgage.
Do not assume the bank is ready just because the appointment is booked.
Power of attorney at completion
If the buyer signs remotely, the POA must be accepted before completion.
Check whether it covers:
- final deed;
- mortgage deed, if relevant;
- payment declarations;
- tax documents;
- registration;
- key handover or related documents;
- substitution, if used.
The POA should be checked by the professional handling the deed before the appointment.
Taxes and completion documents
Before the deed, the buyer normally needs the tax-payment evidence required for the transaction.
Check the file for:
- IMT evidence;
- Stamp Duty evidence;
- energy certificate;
- condominium declaration, where applicable;
- preference-right evidence, where relevant;
- seller and buyer ID documents;
- POA documents;
- mortgage cancellation documents;
- final deed draft.
Missing documents should not be discovered at the appointment table.
Handover and keys
Key handover is practical, but it should be documented.
Check:
- when keys are delivered;
- how many keys;
- building fobs;
- garage remotes;
- storage keys;
- mailbox keys;
- alarm codes;
- parking access;
- utility access;
- condominium contacts.
If keys are delivered after deed, write down when and how.
Meter readings and utilities
Record meter readings at handover.
Include:
- electricity;
- water;
- gas, if applicable;
- date and time;
- photos;
- names of people present.
This avoids disputes about consumption before and after completion.
Defects, repairs and retention
If repairs were agreed, check whether they are done.
If defects remain, record:
- exact issue;
- who repairs it;
- deadline;
- access for repair;
- evidence required;
- whether retention applies;
- consequence if repair is not completed.
A phrase like “the seller will fix it later” is weak. Written obligations are stronger.
Registration after completion
Completion is not fully closed until registration is handled.
Before sending final payment, know:
- who registers the acquisition;
- whether registration is included in Casa Pronta;
- whether mortgage registration is included;
- when proof will be available;
- who checks the updated registry after completion;
- who sends final documents to the buyer.
A signed deed without registration follow-up leaves an important step open.
Warning signs before final payment
Be careful if:
- deed draft has not been reviewed;
- registry has not been updated;
- seller mortgage cancellation is unclear;
- payment instructions changed at the last minute;
- recipient does not match the seller or creditor bank;
- buyer bank is not ready;
- POA acceptance is not confirmed;
- tax evidence is missing;
- keys are promised later without written timing;
- defects remain undocumented;
- registration responsibility is unclear.
These are reasons to slow down.
Service CTA: Final Deed & Completion Review — from €500
Final Deed & Completion Review is for buyers approaching escritura or final payment who want an independent final check before transferring the balance.
We check:
- final deed draft;
- updated registry;
- seller mortgage cancellation;
- payment map;
- tax evidence;
- POA;
- registration plan;
- completion-day checklist.
From €500
View Final Deed & Completion Review
You may also need
Technical Property Inspection if physical condition or repairs should be checked before final payment.
Power of Attorney Review if a representative will sign for you.
Full Buyer Representation if you want broader closing coordination.
FAQ
Should I send final payment before escritura?
Only when the payment mechanics and completion conditions are clear. The timing depends on the agreed route and bank process.
Do keys prove ownership?
No. Keys are practical possession. Ownership depends on proper legal formalisation and registration.
Can the seller have a mortgage?
Often yes. The issue is whether repayment and cancellation are clearly handled.
Should I inspect the property before final payment?
Yes, especially where repairs, defects, new-build snagging, damp or renovation quality matter.
Should I check the registry again?
Yes. Current registry information should be checked before completion.
Who registers the purchase?
That should be known before completion. It may be handled through Casa Pronta, a notary, a lawyer or another formalisation route.
Final CTA
Before sending the largest payment in the purchase, check what you are signing and where the money goes.