How to Sell Property in Malta: Your Step-By-Step Checklist

Gather Your Documentation

• Locate your property’s deed of sale (kuntratt) from when you purchased the property.
• Find any permits and planning permissions that you have for any modifications or extensions made to the property.
• Collect MEPA (Malta Environment and Planning Authority) compliance certificates for any building works.
• Prepare recent ARMS utility bills (water, electricity) to show running costs to potential buyers
• If necessary, get an updated Energy Performance Certificate (EPC). They are valid for 10 years, so you may need one if the property hasn’t been sold for some time or if the property has had major renovation or construction work.
• If you are a leaseholder, gather your ċens documentation, which outlines your ground rent.
• Collect any condominium or owners’ association agreements and payment records if applicable.
• Prepare tax compliance documentation, including recent property tax receipts.
• Dig out documentation of any solar panel agreements or renewable energy incentives attached to the property.

The Legal Side of Selling a Property in Malta

Hire a Solicitor or Notary

Notaries are public officers who handle conveyancing. They are not solicitors, but solicitors can be notaries. As notaries are public servants, their fees are all standardised.

Technically, you do not have to instruct a notary as the seller because the buyer is responsible for organising one. However, for peace of mind, many sellers hire their own notary to check the paperwork and ensure the process is fair for both parties. 

We recommend you:

• Ask friends, family or your estate agent for recommendations for a great notary. Choose a notary who has experience with local residents and international clients.
• Request a schedule for when the notary will need payment.

Start Legal Proceedings

• Find out about the Promise of Sale (Konvenju), the binding agreement that starts the official sales process.
• Check if non-EU buyers need AIP permit for immovable property for your home.
• Ask about taxes, especially if you can save on property transfer tax with a primary residence exemption.
• Get a list from your notary of all documents needed for the final deed (Kuntratt).

Managing Viewings & Offers

Preparing Your Property for Viewings

• Arrange for your estate agent to manage viewings if you don’t live in Malta or have limited availability.
• Put away any valuable items, breakables or private paperwork.
• Make sure your villa or apartment is clean and tidy.

Handling Offers From Buyers

• Keep a record of each offer with the date, amount, and buyer details. Don’t feel you need to respond immediately – it’s fine to take a day or so to respond, especially if you need to take time to talk to your family.
• Ask your estate agent if the offers include any terms and conditions, like mortgage approval or a time frame for completion.
• Discuss with your agent how to respond to offers below your selling price.
• Be clear on what furniture and appliances are included in the sale agreement.

From Offer to Exchange in the Maltese Property Market

Managing Due Diligence

• Prepare your property for the buyer’s architect inspection, which is standard practice in Malta. Make sure they can easily see all areas of the property like loft spaces or gated terraces. You may have to provide access for any specialised inspections like structural assessments, especially for older Maltese properties.
• Be prompt in answering any queries about property boundaries or issues with the house. This is particularly important for houses, villas, or farmhouses with land.
• Gather information about the communal obligations for apartments or developments with shared facilities.

Navigating the Promise of Sale Process

• Work with your notary to review the Konvenju (Promise of Sale) terms before signing. This is usually valid for 3-6 months, and during this time, the buyer’s notary will carry out title searches, apply for any permits and register the agreement.
• Discuss with your notary any conditional clauses that might be included, like MEPA permit verifications.
• Be clear on your obligations during the Konvenju period, including property maintenance responsibilities.

• Speak to your notary regarding what taxes you are liable for and when they are due. Depending on your residency status and how long you have owned the property, you may have to pay Capital Gains Tax or a property transfer tax called Final Withholding Tax.
• Mark key calendar dates for searches, permits, and other requirements to be completed.

Final Contract & Completion

Preparing for the Final Deed (Kuntratt)

• Arrange a final property inspection with your agent before the deed signing if you haven’t visited the property for some time, if there’s been a long gap between the Konvenju and the final deed, or if you’ve agreed to leave specific items. This helps avoid last-minute disputes about the property’s condition or included items.
• Confirm with your notary that all legal requirements have been satisfied, and ask what the final funds transfer process is.
• Contact your bank if you have a mortgage on the property. Tell them you’re selling the property and will be paying off the remaining mortgage balance (redemption) on the completion date. They’ll provide the exact amount needed to fully clear the loan and release their claim on your property, which is necessary for a clean transfer to the new owner.
• Gather all sets of keys, access cards, and remote controls for handover. Make a pack of any appliance manuals or property information that you can leave for the new owners.
• Make arrangements to remove all your possessions and for a final deep clean.

Completion Day Essentials

• Take final meter readings yourself for electricity and water on the day of the property transfer. Take clear photos of each meter reading as evidence and share these with both the buyer and ARMS to ake sure you have an accurate final bill and a smooth utility transfer.
• Bring valid identification documents to the final deed of sale signing.
• Complete the formal handover of keys and security access codes.

After the Sale is Complete

• Cancel any direct debits related to the property once the sale is complete.
• Get confirmation from your notary that your taxes have been paid, or make arrangements to pay your taxes.
• Update your address with organisations like your employer and your doctors. Don’t forget to change your address for deliveries and post too!
• Cancel your home insurance after the new owner takes over, or transfer it to your new property.
• Pay any remaining fees to your apartment community or owners’ association.
• Keep copies of all sale papers for your tax records, especially if you might need to pay tax on your profit.
• Compare exchange rates if you’re sending the money you made from the sale to another country.

Ready to sell your property in Malta?

If you’re ready to sell your home, Malta Property is here to help. Our experienced team will guide you through each step of the process and make sure you have a successful sale. Contact us today to get started on your home-selling journey.