From CPCV to Escritura in Portugal: What Happens Before Completion

Short answer

Signing the CPCV does not finish the legal work.

Between CPCV and escritura, the buyer still needs to control:

• deadlines;
• seller documents;
• updated registry;
• mortgage approval;
• seller mortgage cancellation;
• IMT and Stamp Duty evidence;
• final deed draft;
• payment instructions;
• power of attorney;
• technical repairs or handover;
• registration after completion.

This is the stage where buyers often relax too early. The final payment should only move when the completion package is clear.

What happens after CPCV

After CPCV, both sides prepare for the final transaction.

Typical workstreams:

The risk is that these workstreams do not move at the same speed.

The bank may be late. The seller may delay documents. The final deed may contain mistakes. A seller mortgage may still be registered. Payment instructions may change. A POA may not be accepted. Repairs may still be unfinished.

The buyer needs a completion checklist.

1. Confirm CPCV deadlines

First, extract all key dates:

• CPCV signing date;
• deposit payment date;
• seller document deadlines;
• mortgage approval deadline;
• technical inspection deadline;
• final deed deadline;
• notice requirements;
• extension rights;
• default consequences.

Do not rely on memory or WhatsApp messages. Build a clear timeline.

2. Track the deposit

Keep evidence of:

• amount paid;
• date of payment;
• recipient;
• bank proof;
• receipt;
• whether it is sinal;
• later payments;
• refund conditions.

If the transaction later changes, payment evidence matters.

3. Check updated registry before completion

A registry extract checked before CPCV may be old by the time of escritura.

Before final payment, check updated Certidão Permanente Predial:

• registered owner;
• property description;
• fraction;
• mortgages;
• attachments;
• other burdens;
• pending registrations;
• consistency with the final deed.

If something changed after CPCV, the buyer needs to know before completion.

4. Confirm seller authority

Before escritura, confirm who signs for the seller.

Depending on the transaction:

• individual seller signs personally;
• all co-owners sign;
• company representative signs;
• representative signs under POA;
• inheritance or estate documents are involved;
• spouse or consent issue exists.

The person signing should have clear authority to complete the sale.

5. Handle seller mortgage cancellation

If the seller has a mortgage, the buyer should understand the cancellation mechanism.

Check:

• creditor bank;
• amount outstanding;
• whether part of price goes directly to that bank;
• cancellation declaration;
• timing of cancellation;
• deed wording;
• registration of cancellation.

Buying a mortgaged property can be normal. Paying without understanding the mortgage flow is not.

6. Finalise buyer mortgage

If the buyer uses financing, check:

• final approval;
• bank valuation;
• approved FINE;
• draft credit agreement;
• insurance;
• mortgage deed coordination;
• bank funds release;
• buyer own funds;
• seller mortgage cancellation, if relevant;
• final deed scheduling.

The bank's timeline must fit the CPCV deadline.

Relevant service: Mortgage Purchase Legal Review.

7. Confirm taxes

Before final deed, the buyer usually needs evidence of IMT and Stamp Duty payment.

Check:

• calculation route;
• payment references;
• payment deadline;
• proof of payment;
• credit-related Stamp Duty, if mortgage;
• documents required by the formalisation office.

Tax documents should not be left to the final hour.

8. Review final deed draft

The final deed or DPA should match the transaction.

Check:

• buyer identity;
• seller identity;
• property description;
• price;
• payment method;
• mortgage cancellation;
• buyer mortgage;
• tax references;
• registry references;
• POA references;
• declarations;
• completion conditions.

The final document should not quietly change the agreed deal.

Relevant service: Final Deed & Completion Review.

9. Confirm payment instructions

Final payment is usually the largest payment.

Before sending money, confirm:

• exact amount;
• recipient;
• IBAN;
• account holder;
• whether payment is split;
• whether part goes to seller's bank;
• whether buyer bank pays directly;
• proof required;
• receipt or discharge wording;
• timing.

Any last-minute IBAN change should be verified carefully through a secure channel.

10. Check POA if buying remotely

If the buyer signs through a representative, confirm that the POA covers:

• final deed;
• mortgage documents, if relevant;
• payment declarations;
• tax documents;
• registration;
• corrections required by the formalisation office;
• original, apostille or translation requirements.

Relevant service: Power of Attorney Review.

11. Handover and keys

Before or at completion, confirm:

• keys;
• access cards;
• garage remotes;
• storage keys;
• mailbox keys;
• meter readings;
• parking and storage;
• furniture or equipment included;
• repairs completed;
• handover protocol;
• utility transfer information.

Key handover is practical, but it should still be documented.

12. Registration after completion

After final deed, the acquisition should be registered.

Before completion, know:

• who submits registration;
• whether it is handled through Casa Pronta;
• whether buyer mortgage is registered;
• when proof will be available;
• who checks the updated registry;
• who sends final documents to the buyer.

Completion is not fully closed until registration is confirmed.

Casa Pronta, notary or lawyer office

The final transaction may happen through different routes, such as Casa Pronta, notary, lawyer office or authenticated private document.

The route should fit:

• bank requirements;
• seller mortgage cancellation;
• POA;
• registration;
• available documents;
• parties attending.

Casa Pronta can be convenient because it may combine acquisition and registration procedures. But the route does not replace buyer-side review of the final package.

When full representation is better

A standalone final review may be enough if most of the transaction is already organised.

Full Buyer Representation is better if the buyer needs ongoing support with:

• seller communication;
• document chasing;
• bank timing;
• POA;
• final deed coordination;
• payment planning;
• registration follow-up.

Relevant service: Full Buyer Representation.

FAQ

Is the transaction finished after CPCV?

No. CPCV usually sets obligations and a path to final deed. The transaction is completed later through the final deed or equivalent formalisation and registration.

Should I check the registry again before escritura?

Yes. The registry can change between CPCV and final deed. Updated registry should be checked before final payment.

Can I send final payment before the deed?

Only if the payment mechanics are clear and protected. The buyer should understand the final deed, registry, mortgage cancellation, recipient and timing before sending the balance.

What if the seller has a mortgage?

That can be managed, but the buyer should know how the mortgage will be repaid and cancelled and whether part of the price goes directly to the seller's bank.

Who registers the purchase?

It depends on the completion route. Casa Pronta, notary, lawyer office or another professional may handle registration. The buyer should know who is responsible before signing.

What service should I choose before final payment?

Use Final Deed & Completion Review for a standalone final check, or Full Buyer Representation for broader coordination.

Final CTA

Preparing for escritura in Portugal?

Before sending the final balance, check the final deed, registry, payment flow, mortgage cancellation and registration route.

Final Deed & Completion Review — from €500 Full Buyer Representation — from €1,500