Conveyancing as such does not exist in the Italian property market. Assuming you are buying privately there are checks and balances that must be done, and which your notaio must do by law. So, for instance, you can be sure that the property will not have debts on it, and that it is legally built. Everything else is your problem, frankly. If you buy through an agent, they have a legal responsibility to sort out paperwork and are liable if they muck up. In Italy it is buyer beware - you buy a property as seen, though disclosure of certain facts is a legal prerequisite. If you are no fluent in Italian you must have a translator for the legal stuff otherwsie you purchase is null. Whether you need a lawyer or not depends - if you are planning a complicated purchase through offshore funds etc, then it may help - for a straightforward buying of a house it really isnt necessary as they will only duplicate what the others involved will do. If you let us know where you are planning to buy in Sicily, I may be able to send you some names of English speaking lawyers.
You basically have to have what you can get - some places will not get fixed line coverage, in which case you are dependent on mobile or wimax or sat. if you have a fixed line you will have problems with the billing system - even if its not an Italian card they will want they call 'domiciliazione' of your card, which requires an Itlaian card... one of the classic catch 22 Italian conundrums. You do not need Italian ID. You could try Fastweb if that is available or Vodafone fixed adsl which tend to be more flexible than Telecom. in some parts of the norht there is even BT. Plump for a data only unlimited deal which will not allow voice calls and has no cap. Then you are paying a fixed fee every month with no surprises.
Once you open a bank account, you can transfer money direct from teh States - until then there are problems with the IRS letting you export money. You can bring up to 10000 euros each in cash when you come into ITaly.
Ugo your post was about the right of prelazione which comes with the sale of land and asking the neighbours (if they have the right of prelazione) to sign a waiver. I added the right of prelazione through cessation which is different and which you hadnt touched upon. Both apply to the buyer/seller in this case, as you have showed in your last post.
The right of prelation which Ugo refers to is different from any possible rights that the farmer could have on the land. If he has been farming it for 20 years with no written contract, he could (I say could) say that the land is now his under a cessation by the owner. This is different to the right of prelazione which he could excercise for the sale if he has the prerequisites for doing so . The owner must accept all respinsibility for what he is selling, and must therefore give written guarantees that there will be no problem with the farmer when you tell him that his services are no longer required. Getting all the olives for cleaning the land and then selling them back to the owner means he has had a very good deal for the last twenty years!
Impossible to say your yield, without knowing your trees, age, conditino etc.There is no reason why you shouldnt do it yourself, it depends if you want to come on holiday or to work!
Italy is big, not as big as the US, but big enough to mean that a real estate agent in the north wont list houses in the south. When you know where you want to be, you can zone in and find an agent in the area. Alot of people say they are agents - they are not. You must have a licence to be a legaly agent in Italy - I recommend searching the FIAIP.it site which lists legal FIAIP agents all over the country. The system is different to that of the States, and listings are usually of one agent only - they are not 'franchised' out as in teh US:
Noptaio fees are set buy law with minimums and maximums although he has leeway within these margins. If its agricultural land you will be paying tax at 11%of the purchase price on top, plus stamp and registration taxes. it will probably cost you about 1500 euros to buy it, and unfortunately there is no way around it.
Drop me a message if you like -there is a great B&B outside Scicli and the owner gives cooking lessons - she has a blog called buccia di limone. Or near Ispica there is a Baronessa who will teach you old sicilain recipes to her guests at fortezza villa bruno - an amazing 10th century fortress.
I suspect there is very little you can do - it is another comune after all, but I would suggest getting in touch with the Legambiente in your area - they are usually very organised and can at least advise.. Good luck
Comments posted
Conveyancing as such does not exist in the Italian property market. Assuming you are buying privately there are checks and balances that must be done, and which your notaio must do by law. So, for instance, you can be sure that the property will not have debts on it, and that it is legally built. Everything else is your problem, frankly. If you buy through an agent, they have a legal responsibility to sort out paperwork and are liable if they muck up. In Italy it is buyer beware - you buy a property as seen, though disclosure of certain facts is a legal prerequisite. If you are no fluent in Italian you must have a translator for the legal stuff otherwsie you purchase is null. Whether you need a lawyer or not depends - if you are planning a complicated purchase through offshore funds etc, then it may help - for a straightforward buying of a house it really isnt necessary as they will only duplicate what the others involved will do. If you let us know where you are planning to buy in Sicily, I may be able to send you some names of English speaking lawyers.
You basically have to have what you can get - some places will not get fixed line coverage, in which case you are dependent on mobile or wimax or sat. if you have a fixed line you will have problems with the billing system - even if its not an Italian card they will want they call 'domiciliazione' of your card, which requires an Itlaian card... one of the classic catch 22 Italian conundrums. You do not need Italian ID. You could try Fastweb if that is available or Vodafone fixed adsl which tend to be more flexible than Telecom. in some parts of the norht there is even BT. Plump for a data only unlimited deal which will not allow voice calls and has no cap. Then you are paying a fixed fee every month with no surprises.
Once you open a bank account, you can transfer money direct from teh States - until then there are problems with the IRS letting you export money. You can bring up to 10000 euros each in cash when you come into ITaly.
Ugo your post was about the right of prelazione which comes with the sale of land and asking the neighbours (if they have the right of prelazione) to sign a waiver. I added the right of prelazione through cessation which is different and which you hadnt touched upon. Both apply to the buyer/seller in this case, as you have showed in your last post.
The right of prelation which Ugo refers to is different from any possible rights that the farmer could have on the land. If he has been farming it for 20 years with no written contract, he could (I say could) say that the land is now his under a cessation by the owner. This is different to the right of prelazione which he could excercise for the sale if he has the prerequisites for doing so . The owner must accept all respinsibility for what he is selling, and must therefore give written guarantees that there will be no problem with the farmer when you tell him that his services are no longer required. Getting all the olives for cleaning the land and then selling them back to the owner means he has had a very good deal for the last twenty years!
Impossible to say your yield, without knowing your trees, age, conditino etc.There is no reason why you shouldnt do it yourself, it depends if you want to come on holiday or to work!
Italy is big, not as big as the US, but big enough to mean that a real estate agent in the north wont list houses in the south. When you know where you want to be, you can zone in and find an agent in the area. Alot of people say they are agents - they are not. You must have a licence to be a legaly agent in Italy - I recommend searching the FIAIP.it site which lists legal FIAIP agents all over the country. The system is different to that of the States, and listings are usually of one agent only - they are not 'franchised' out as in teh US:
Noptaio fees are set buy law with minimums and maximums although he has leeway within these margins. If its agricultural land you will be paying tax at 11%of the purchase price on top, plus stamp and registration taxes. it will probably cost you about 1500 euros to buy it, and unfortunately there is no way around it.
Drop me a message if you like -there is a great B&B outside Scicli and the owner gives cooking lessons - she has a blog called buccia di limone. Or near Ispica there is a Baronessa who will teach you old sicilain recipes to her guests at fortezza villa bruno - an amazing 10th century fortress.
I suspect there is very little you can do - it is another comune after all, but I would suggest getting in touch with the Legambiente in your area - they are usually very organised and can at least advise.. Good luck