1Determining Needs and Budget - Foundation of a Successful Purchase

Before you start browsing offers, take time for a thorough analysis of your needs and financial capabilities. This is the most important stage that will determine the success of the entire process.

Needs analysis - what to consider:

• Location - preferred district, distance from work, schools, public transport
• Property type - primary market (from developer) or secondary market (used)
• Size and layout - usable area, number of rooms, room functionality
• Standard of finish - condition requiring renovation, needing refreshment, or turnkey
• Floor and exposure - ground floor, floor, top floor; window orientation
• Surroundings - access to green areas, municipal infrastructure, safety
• Additional amenities - parking, parking space, basement, balcony, terrace

Budget - realistic assessment of financial capabilities:

• Own contribution - minimum 10-20% of property value (depending on loan type)
• Loan cost - monthly installment, total loan cost, insurance
• Additional costs - PCC tax (2% of value), notarial fee (approx. 1-2%), agent commission (1-3%)
• Furnishing/renovation costs - furniture, appliances, possible renovation or adaptation
• Current costs - maintenance fee, utilities, property insurance

2Checking Creditworthiness - Key to Financing

If you plan to finance the purchase with a mortgage loan, the first concrete action should be checking your creditworthiness. This will help determine a realistic budget and avoid disappointments at later stages.

How do banks calculate creditworthiness?

• Income - sum of all regular income (employment contract, business activity, other sources)
• Liabilities - existing loans, borrowings, limits, credit cards, alimony
• Employment form - indefinite employment contract is most favorable
• Borrower's age - typically the loan must be repaid before reaching a specified age (e.g., 70-75 years)
• Credit history - BIK (Credit Information Bureau) checks previous obligations and repayment timeliness
• Own contribution - the higher, the better creditworthiness

Documents needed for preliminary creditworthiness verification:

• ID card
• Income certificate (for last 3-12 months)
• Declaration of other income sources
• Information about current loan obligations
• Data regarding household maintenance expenses

3Choosing a Real Estate Agent - Your Guide in the Purchase Process

Cooperation with a professional real estate agency is an investment that can save you time, nerves and money. The agent acts on your behalf and represents your interests.

Benefits of cooperation with a real estate agency:

• Access to verified offers - offers verified for legal and technical aspects
• Time savings - agent filters offers matching your criteria
• Market knowledge - knowledge of prices, trends and local market
• Professional negotiations - experience in obtaining best conditions
• Formal support - help with documentation, contacts with notaries, credit advisors
• Interest protection - agent cares about your transactional safety

How to choose a good real estate agency?

4Reviewing Offers and Viewings - Practical Property Verification

When you have determined your needs, budget and have agent support, it's time to view properties. This stage requires attention and a methodical approach.

How to prepare for viewings?

• Prepare a list of questions for the owner/agent
• Bring a notebook and camera/phone for taking photos
• If possible, visit the property at different times of day
• Check the surroundings - transport, shops, schools, parking
• Pay attention to the neighborhood and general atmosphere of the place

What to pay attention to during viewings?

Property technical condition:

• Condition of walls, ceilings, floors - signs of moisture, cracks, efflorescence
• Electrical installation condition - fuses, sockets, lighting
• Gas and plumbing installation - tightness, water pressure
• Heating - type, condition, efficiency, operating costs
• Windows and doors - condition, tightness, security
• Bathroom and kitchen condition - plumbing, fixtures, ventilation

Surroundings and location:

• Noise from street, neighbors
• Room sunlight exposure
• Access to natural light
• View from windows
• Staircase condition, elevator (in case of apartment building)
• Garden condition, fencing (in case of house)

Additional costs to check:

• Maintenance fee amount (homeowners association/cooperative)
• Utility costs (electricity, gas, water, heating)
• Property maintenance costs (renovations, insurance)
• Any planned fee increases

5Verification of Property Legal Status - Key to Safe Transaction

Before submitting a purchase offer, it's extremely important to thoroughly check the property's legal status. This stage can protect you from serious legal and financial problems in the future.

Elements of property legal verification:

Land register - what to check?

• Owner - whether the seller is the actual owner
• Mortgages and encumbrances - whether the property is free from encumbrances
• Easements - third-party rights to the property
• Disputes and claims - information about possible court proceedings
• Temporary entries - may indicate unfinished legal matters

Documents for verification (secondary market):

• Notarial deed of acquisition by the seller
• Cooperative ownership agreement (in case of cooperative)
• Use permit (for newer buildings)
• Technical conditions (gas, electricity)
• Confirmation of no arrears in payments (maintenance fee, utilities)
• Land and building register

Documents for verification (primary market):

• Final building permit
• Use permit
• Insurance against developer insolvency
• Warranties for structural and installation defects
• Building design and site development plan

6Negotiations and Offer Submission - Art of Obtaining Best Conditions

When you find a property that meets your expectations and passes legal verification successfully, it's time for negotiations. This is the stage where the agent's experience can significantly impact the final transaction success.

Preparation for negotiations:

• Analyze prices of similar properties in the area
• Assess the property's technical condition and potential renovation costs
• Determine your maximum price (the highest you're willing to pay)
• Prepare arguments justifying your offer
• Consider flexibility in other conditions (deadlines, payment form)

Purchase offer elements:

• Price - proposed purchase amount
• Preliminary agreement signing date
• Notarial agreement signing date
• Payment conditions - forms, deadlines, possible installment payments
• Payment status - who covers outstanding payments (maintenance fee, utilities)
• Property condition at handover - what remains, what is taken away
• Additional conditions - e.g., necessity to obtain a loan

Negotiation strategies:

• Offer a fair but lower price than asking price - leave yourself room for negotiation
• Use substantive arguments - technical condition, need for renovation, comparison with other offers
• Be flexible regarding deadlines - sometimes a longer deadline is worth a price reduction for the seller
• Propose a quick transaction - for some sellers, time has value
• Don't show too much emotion - maintain professionalism and composure

7Preliminary Agreement - Transaction Security

When parties reach agreement on transaction conditions, the preliminary agreement is signed. This is a key document that secures the interests of both the buyer and the seller.

What is a preliminary agreement?

A preliminary agreement is a commitment by parties to conclude a main agreement (notarial deed) in the future. It specifies the conditions of the future transaction and secures it financially through a deposit.

Preliminary agreement elements:

• Party details - buyer and seller
• Property description - address, area, land register number
• Price - agreed transaction amount
• Notarial agreement signing date
• Deposit amount - typically 1-10% of property value
• Transaction conditions - payment method, property condition, fee settlement
• Contractual penalties - consequences of failing to fulfill the agreement

Deposit vs. Advance payment - key differences:

• Deposit - has a security function. If the transaction goes through, the deposit is included in the price. If the buyer withdraws, they lose the deposit. If the seller withdraws, they return double the deposit.
• Advance payment - has only a payment function. If either party withdraws, the advance payment is refundable.

Primary market - reservation/developer agreement:

When purchasing from a developer, instead of a preliminary agreement, typically a reservation agreement is signed first, followed by a developer agreement. The developer agreement is subject to different legal regulations than the preliminary agreement and requires special attention.

8Mortgage Loan Finalization - Bank Formalities

After signing the preliminary agreement, it's time to finalize the mortgage loan. This process requires document collection and going through bank procedures.

Mortgage loan application process:

Stage 1: Loan application submission

• Loan application with personal data and income information
• Property purchase preliminary agreement
• Income certificate (other documents depending on employment form)
• Declaration of other financial obligations
• ID card

Stage 2: Bank verification

• Creditworthiness analysis
• Verification in BIK (Credit Information Bureau)
• Property assessment by bank appraiser
• Property document checking

Stage 3: Loan decision

• Bank issues conditional or unconditional loan decision
• Specifies loan amount, interest rate, loan term

Stage 4: Loan agreement signing

• Mortgage loan agreement
• Mortgage establishment agreement
• Additional documents (insurance, payment orders)

Mortgage loan costs:

• Bank commission - typically 0-3% of loan value
• Property valuation costs - 300-1000 PLN
• Property insurance - mandatory for entire loan period
• Life insurance - often required by bank
• Preparation fees - account opening and maintenance cost

9Final Agreement at Notary - Property Transfer

Signing the notarial deed formally concludes the transaction and is the moment of property ownership transfer to the buyer. This is a ceremonial but above all legally binding stage of the process.

Preparation for notary visit:

• Scheduling appointment with notary (typically through agent)
• Preparing funds for payment (transfer or cash for smaller amounts)
• Gathering necessary documents
• Ensuring the bank will transfer loan funds by agreed date

Documents needed for notarial deed:

• ID card
• Marriage certificate (if applicable)
• Preliminary agreement
• Bank certificate of loan approval (if applicable)
• Latest land register excerpt
• Certificate of no tax arrears (for seller)
• Property documents (building permit, use permit)

Notary visit procedure:

1. Verification of party identities
2. Reading and explanation of notarial deed content
3. Signing deed by parties
4. Property price payment (transfer or cash)
5. Confirmation of payment receipt by seller
6. Signing handover protocol (sometimes at separate date)
7. Submission of land register entry application

Notarial costs:

• Notarial fee - determined according to Ministry of Justice regulation, typically 0.5-2% of property value
• Civil law transactions tax (PCC) - 2% of property value (paid by buyer)
• Land register entry fee - 200 PLN
• Additional costs - powers of attorney, copies, transfers

10Property Handover - Key Collection and Moving In

The last stage of the property purchase process is its physical handover. This is the moment when you formally become the owner and can move into your new home.

Property handover elements:

Handover protocol:

• Written document confirming property condition at handover moment
• Should contain information about meter readings (electricity, gas, water)
• Description of property technical condition
• List of elements left by seller (furniture, appliances)
• Information about keys, remotes, access cards

Formalities after purchase:

• Changing contracts with utility providers - electricity, gas, water, internet
• Registration notification - at municipality/city office
• Property insurance - mandatory in case of loan
• Notifying homeowners association/cooperative about owner change
• Applying for thermomodernization relief (if planning renovation)

Primary market - apartment acceptance from developer:

When purchasing from a developer, the acceptance process is more formalized and includes:

• Technical acceptance with appraiser (recommended)
• Checking compliance with design and agreement
• List of defects to be removed by developer
• Acceptance protocol with list of reservations
• Warranty period (typically 5 years for structural defects)

First steps in new home:

• Order cleaning before moving in
• Plan possible renovation or adaptation works
• Organize address change at offices, with employer, at bank
• Inform family and friends about address change
• Get to know neighbors and homeowners association/cooperative regulations