from 1 July any act of sale must include a certificate of energy saving which every house in Italy will eventually need and should be displayed next to the numero civico of the property.
There no direct train, you will have to change platforms in Palermo - and make sure you give yourself enough time between trains, as they are always late arriving. It may be easier by bus - the bus station is next to the train station in Palermo - and Trapani/Palermo is www.segesta.it , Palermo/Termini is run by AST and SAIS thats www.aziendasicilianatrasporti.it or www.saistrasporti.it
Iv tried numerous times to register, and have never succeeded. Ive written to the administrator and never received a reply.... the spirit is willing but......
Even if you dont have a credit card, most banks offer a prepay visa card specifically for online shopping. At the Monte dei Paschi its called the Spider card - you top it up and away you go - it costs 10 euros pa. So even if someone nicks your card or your details they can only spend whats on your card -
If you want the neighbours to pay their share you have to ask them before you do any work - as it must be by common consent. You can't turn round after the event and ask for money. The neighbours will assume that you wanted the road making up and that's your choice, but it doesnt affect their rights of access. The better the road the more people will want to use it!
Do you mean the EU directive on the liberalisation of services within member states? It was passed in 2006 and will become active in 2010. Basically it means that you can provide a service in any other member state without having to have a legal base in that country. However, it has not yet been ratified by Italy and there will be some exemptions. In fact yesterday the Italian government has decided that estate agents will be exempt from this rule. It applies to service industries, financial and legal services and so on.
Since the law changed two years there is now no benefit in underdeclaring the purchase price of your property. Thankfully it is no longer common and/or accepted. Underdeclaring also lays you open to a fine and other unpleasantness. You save a pittance by underdeclaring, and the seller alos saves nothing if he has no capital gain on the property. if he does its his problem. Dont underdeclare!
Obviously they wont be too keen on your pebbledashing a palazzo on the Grand Canal, by the same token I can build a house if I use traditional roof tiles. In Ortigia (Siracusa) they will tell you how you can decorate your house, but they will give you 75% of the dosh. In Siena you arent allowed to hang your smalls out of the window ever. The big cost is that you must usually use a registered (and preferred) restorer who wont come cheap but can make an intonaco using bees wings, and unicorn horn. If you like a building and want to 'restore' it and not turn it into a plasterboard maze then why not?
Vincoli are more specific than 'listed building' status. it depends what sort of vincolo you have, whether it is for a building of artistic merit, or a traditional style building, and so on. The Beni Culturali impose the vincoli and they can be of a type - ie you must do the roof in a certain way, or they can be very prescriptive, even down to the colours you can use on internal walls. Where are you buying? The rules change area to area.
Hi Andrea What usually happens is that if I show a house to a client, and they subsequently buy via another agent we both have the right to our commission, but in the end we share it. However, a greedy agent can go to court and demand that he showed the house first - as you know the problem is usually that Italian law is open to hundreds of interpretations, so it all depends on which judge you get. Your friend sounds like a good bet - a good agent will usually not pursue a case like this, but it doesnt mean that they have no case in law. If the first agent had an exclusive mandate though, they are completely within their rights to take all the commission owed and the second agent would get nothing.
The law - Codice Civile - states that an agent has a right to his commission if a sale results from his intervention. The intervention is open to interpretation, but if I as an agent, show a house to a client, who subsequently buys via another agent, I have legal right to my commission. And a judge will usually uphold that right.
Comments posted
There no direct train, you will have to change platforms in Palermo - and make sure you give yourself enough time between trains, as they are always late arriving. It may be easier by bus - the bus station is next to the train station in Palermo - and Trapani/Palermo is www.segesta.it , Palermo/Termini is run by AST and SAIS thats www.aziendasicilianatrasporti.it or www.saistrasporti.it
Iv tried numerous times to register, and have never succeeded. Ive written to the administrator and never received a reply.... the spirit is willing but......
Even if you dont have a credit card, most banks offer a prepay visa card specifically for online shopping. At the Monte dei Paschi its called the Spider card - you top it up and away you go - it costs 10 euros pa. So even if someone nicks your card or your details they can only spend whats on your card -
If you want the neighbours to pay their share you have to ask them before you do any work - as it must be by common consent. You can't turn round after the event and ask for money. The neighbours will assume that you wanted the road making up and that's your choice, but it doesnt affect their rights of access. The better the road the more people will want to use it!
Do you mean the EU directive on the liberalisation of services within member states? It was passed in 2006 and will become active in 2010. Basically it means that you can provide a service in any other member state without having to have a legal base in that country. However, it has not yet been ratified by Italy and there will be some exemptions. In fact yesterday the Italian government has decided that estate agents will be exempt from this rule. It applies to service industries, financial and legal services and so on.
Since the law changed two years there is now no benefit in underdeclaring the purchase price of your property. Thankfully it is no longer common and/or accepted. Underdeclaring also lays you open to a fine and other unpleasantness. You save a pittance by underdeclaring, and the seller alos saves nothing if he has no capital gain on the property. if he does its his problem. Dont underdeclare!
Obviously they wont be too keen on your pebbledashing a palazzo on the Grand Canal, by the same token I can build a house if I use traditional roof tiles. In Ortigia (Siracusa) they will tell you how you can decorate your house, but they will give you 75% of the dosh. In Siena you arent allowed to hang your smalls out of the window ever. The big cost is that you must usually use a registered (and preferred) restorer who wont come cheap but can make an intonaco using bees wings, and unicorn horn. If you like a building and want to 'restore' it and not turn it into a plasterboard maze then why not?
Vincoli are more specific than 'listed building' status. it depends what sort of vincolo you have, whether it is for a building of artistic merit, or a traditional style building, and so on. The Beni Culturali impose the vincoli and they can be of a type - ie you must do the roof in a certain way, or they can be very prescriptive, even down to the colours you can use on internal walls. Where are you buying? The rules change area to area.
Hi Andrea What usually happens is that if I show a house to a client, and they subsequently buy via another agent we both have the right to our commission, but in the end we share it. However, a greedy agent can go to court and demand that he showed the house first - as you know the problem is usually that Italian law is open to hundreds of interpretations, so it all depends on which judge you get. Your friend sounds like a good bet - a good agent will usually not pursue a case like this, but it doesnt mean that they have no case in law. If the first agent had an exclusive mandate though, they are completely within their rights to take all the commission owed and the second agent would get nothing.
The law - Codice Civile - states that an agent has a right to his commission if a sale results from his intervention. The intervention is open to interpretation, but if I as an agent, show a house to a client, who subsequently buys via another agent, I have legal right to my commission. And a judge will usually uphold that right.