Before you buy:
nine checks for your European home.

Ownership & boundaries

Ask your independent legal adviser to compare the ownership records with the home and land you are being shown. Walk the boundaries together if possible, and point out any shared paths, entrances or garden areas that you expect to use.

Start with this questionCan you supply the title / land-registry record, boundaries and details of any charges or rights of way?

Residential use & alterations

Give your adviser a list of the rooms, extensions and conversions you saw at the viewing. Ask them to establish which records and permissions apply locally, and resolve any mismatch before you rely on the advertised floor plan.

Start with this questionIs residential use authorised, and do the actual layout and any alterations match the approved records?

For a country-specific example, the official Spain buyer guide covers registry and planning checks. It is written for British buyers and is marked as under review; confirm current requirements locally.

Energy certificate & bills

Read the certificate alongside actual bills. Ask how often the home was occupied during the billing period, which rooms were heated and what equipment was used. Budget for the way you plan to live there, including winter visits.

Start with this questionCan you send the current energy certificate and a full year of utility bills?

Independent condition inspection

Agree the inspection scope with a qualified local professional before booking. Ask for a written report that explains the areas inspected, anything they could not access and any specialist follow-up. Use the findings to request quotes for the work you would need.

Start with this questionCan my independent surveyor inspect the roof, structure, damp, wiring and plumbing?

RICS explains what a home survey covers in its UK consumer guide. Agree the appropriate local inspection with your professional; photos and an AI listing report cannot provide that inspection.

Water, drainage & internet

During a viewing, ask to run taps, try the hot water and test the connection where your desk would go. Request maintenance records for any private water or drainage system, and ask who would look after it when you are away.

Start with this questionWhich water and drainage systems serve the home, are utilities active, and can I test internet at the address?

Taxes & shared-building charges

Build an annual ownership budget from documents rather than the asking price. Ask for recent tax and shared-building statements, meeting minutes and proposed works. Have your adviser establish which unpaid amounts or future commitments would affect you.

Start with this questionCan you send current property taxes, community charges, arrears and planned shared works?

Exact address & year-round access

Try the route you would actually use, including the final stretch from the road to the front door. Ask about steep steps, deliveries, parking and access in bad weather. Our town maps are useful for exploring the area; they do not establish the property’s exact entrance.

Start with this questionCan you confirm the exact address, legal access, parking rights and winter road conditions?

Hazards & empty-home cover

Give an insurer the exact address, intended use and expected periods away, then request written terms. Ask about exclusions, excesses, inspection visits and any heating or security conditions. Discuss known damage with the seller and check the relevant official local hazard maps.

Start with this questionWhat is the flood / fire history, and can the home be insured while unoccupied for long periods?

For a home in France, Géorisques offers an official address-based risk report. Ask your adviser which resources apply in other countries.

Holiday-let permission

Explain your intended letting pattern to an independent local adviser and ask them to confirm the current rules for that address. Request evidence for any advertised permission and check with the relevant authority. Keep rental income out of your essential affordability budget until permission and costs are established.

Start with this questionAre short lets permitted at this address, and which registration, licence and community permissions would I need?