Our Services
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Property search and acquisition
As set out in the section below named Our Process, this is a full-service approach where we guide you through the entire process of buying a house in Sicily from start to finish. Our role as property finders begins with getting to know you and understanding your specific requirements, preferences, and budget. We take the time to learn about your ideal property—whether it’s for personal use, investment, or a combination of both. By understanding your goals, we can tailor our search to identify properties that fit your vision, saving you time and effort in navigating the often overwhelming property market.
Once we have a clear understanding of your needs, we start the property search on your behalf. Our small, dedicated team uses a combination of market knowledge, local connections, and thorough research to source potential properties that meet your criteria. We go beyond online listings and engage with local real estate agents, private sellers, and even off-market opportunities to ensure you have access to the best options available. Throughout this stage, we keep you updated with detailed reports on the properties we find, including photos, videos, and any relevant information that helps you make informed decisions.
After identifying properties of interest, we arrange detailed site visits and inspections. Since we understand that travel may not always be possible, we provide comprehensive virtual tours, videos, and written reports to give you an accurate representation of each property. During these inspections, we carefully evaluate key factors like the property's condition, location, and potential issues, offering honest assessments to help you avoid any surprises. Our goal is to ensure you have all the information you need to make a confident and informed choice.
Once you've decided on a property, our involvement continues through the negotiation and purchase stages. We help negotiate the best possible price and terms, leveraging our experience and understanding of the market. From there, we assist with all the paperwork and legal requirements, working closely with solicitors and other professionals to ensure a smooth transaction. Even after the purchase, we’re here to support you with any renovation or design needs, offering a complete and seamless experience from start to finish.
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Viewing and site inspection service
This service is for clients who have already done some research and need someone to determine if a particular property is worth buying. It saves time, especially for those who can't keep traveling to Sicily to check out properties. The goal is to provide an honest view of the property, with written, photo, and video reports that show everything—not just the highlights the real estate company wants to showcase.
Detailed Site Inspection: The team will personally conduct a thorough walkthrough of the property, including a detailed video tour so clients can see it all virtually—inside and out.
Exploring the Area: They will also explore the surrounding area, pointing out local amenities, evaluating the neighborhood, and highlighting what makes the location appealing.
Building Condition: The team will inspect the structure for humidity, the condition of the facilities, walls, ceilings, and more. Their technical expertise ensures a comprehensive and personalized report on these important details.
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Renovation and interior design
Our building renovation and design services are provided by a small team, covering a wide range of needs—from minor upgrades to full-scale transformations. Whether it's restoring an old property, updating outdated features, or completely reimagining a space, we are here to bring your vision to life. We handle everything from initial consultations and concept development to the final touches, ensuring that each project reflects the unique tastes and preferences of our clients while adhering to local regulations and best practices.
Interior renovations are a key part of what we do, focusing on creating functional and aesthetically pleasing spaces. Our small team works closely with clients to reconfigure layouts, update finishes, and modernise kitchens and bathrooms. We take the time to understand your preferences, helping you choose the right materials, colors, and styles that align with your vision. From contemporary open-plan living areas to cozy, traditional spaces, we make sure every detail suits your lifestyle while balancing beauty and practicality.
In addition to interior renovations, we are able to offer advise on in exterior improvements and structural upgrades. This includes restoring facades, repairing roofs, and enhancing outdoor areas like patios and gardens. With our hands-on approach, we aim to improve both the functionality and esthetic of the property, ensuring that the exterior is as impressive and welcoming as the interior.
By working as a small team of chosen specialist, we are able to provide a personalised design service, focusing on creating cohesive and individualised spaces. Our experienced architects and designers work hand-in-hand with clients to understand their needs and the potential of the property. This close collaboration allows us to craft designs that are visually stunning, practical, and well-suited to the unique characteristics of the building. Whether it's incorporating sustainable features, maximising natural light, or adding unique architectural elements, we strive to create spaces that truly feel like home. To see examples of previous projects please refer to Aube interior design our sister studio based in London.
Our process
for property search and acquisition
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Step 1) Introductory call
This is a free 30 min call where we get to know each other. You can ask me any questions and I can get a clear understanding of what you are looking for and how I can help you with your property search. It will be necessary to have certain things in place such as an Italian tax code and the appointment of a notary, geometra and any other professional services as relevant - all of which I can assist you with.
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Step 2) Refine and clarify your brief
This is important to make sure we understand each other and set the search off in the right direction. Searching for a property takes time so it is vital that the brief is understood. I will write a reverse brief for your approval and request the initial fee which once settled will enable me to get started on your search.
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Step 3) Search begins
I like to start by sending you an initial round of suggested properties to get your feedback and then we can build on this to become narrower in our search. Once I have something special or close to what you are after, I will make a video tour to give you a more detailed view of the property and the surroundings.
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Step 4) In person viewings
Once we have selected at least three or more possible properties it’s time to book your visit. The in-person viewings will enable you to determine if the property is right for you. If they are in locations that you’re not familiar with it also provides a chance for you to get to know the areas. I will arrange the property tours, take you to each property and guide you through the viewing answering any questions you might have. I will also have an initial understanding about any building, land or regional opportunities /restrictions that may be in place.
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Step 5) negotiate and agree purchase
Once we have found the right property for you and we have done all due diligence necessary such as checking the ‘Cadastral planimetry’ which is the land survey, or the building plans registered with the commune and in some cases asking a geometra to do a survey, it’s time to make an offer, also known as the Purchase Proposal. In Italy an offer is binding for 7 days which means if accepted you are legally bound to proceed to purchase. So it is particularly important to include any condition needed such as subject to mortgage being obtained.
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Step 6) Sales progression and signing of preliminary agreement
The type of property you are buying will inform what documents are needed and what information is required. You will select a notary who will check the documents and will oversee the signing of the preliminary agreement.
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Step 7) Hand over
The completion of sale can either take place a few weeks after the preliminary agreement has been signed or in some cases it is possible to go straight to completion using the contract for the preliminary agreement as the final agreement. This can depend on if notices need to be given or if the buyer or seller agree to complete the transaction on a specific date.
Legal process when buying a residential property in Italy
Presenting the opening offer to seller’s agent.
This is done in writing and is normally irrevocable for 7 days. It should include the price offered, proposed amount of deposit to be paid at the stage of the preliminary agreement (this is usually between 20-30% of the total purchase price), desired completion timeframe and conditions (if any). Normally the seller’s agent will be in possession of all property details and cadastral information; these can otherwise be easily obtained by a surveyor and will be ultimately verified (and guaranteed) by the notary within the process of getting to the final agreement. Along with the written offer it is usual to present a cheque in the name of the seller to indicate the seriousness of the proposal. The amount is normally between 5-10,000 euros and is kept by the selling agent until an agreement is reached or otherwise it is returned.
Deposit paid.
Usually, a deposit of 20 - 30 % of the purchase price is paid by the buyer (who must have an Italian tax code – codice fiscale) at the point of signing the Compromesso. The agent fee is also due at this stage.
Acceptance of offer – Preliminary Agreement.
When the offer is accepted, the parties need to enter into a Preliminary Agreement (compromesso) that will include all the agreed terms. The Compromesso does not transfer the title but sets out all the details of the sale and gives the seller time to gather any necessary documents and where necessary vacate the premises before the completion date. Once the compromesso is signed by both parties it commits both sides to the transaction. If one side decides to pull out of the agreement, then they lose the deposit (or, in the case of the seller, they have to return the deposit and pay a pecuniary penalty equal to the same amount as the deposit) unless it is for a reason agreed beforehand and written into the contract. The Preliminary Agreement has to be in written form and can be drafted by a lawyer or also by the seller’s agent (most agencies will have a template) but it’s generally safer to use a notary (chosen and paid by the buyer) who will follow the whole transaction.
““We discovered our new home in Sicily during our first viewing trip with Jo, and we couldn’t be more pleased with the experience. Jo introduced us to four different styles and types of properties, thoroughly explaining the pros and cons of each option. Additionally, she connected us with an excellent geometra and introduced us to the notary who facilitated our transaction.We instantly fell in love with the breathtaking countryside, and the views from our property are simply enchanting. Despite casting a wide net in our search, Jo quickly understood our needs and found us a remote and peaceful location that perfectly suits our requirements. We were interested in a building that needed some renovation but not a complete overhaul. This property had already undergone some renovations, allowing us to add our finishing touches and finalize the build according to our personal taste and specifications.
We highly recommend Jo for your property search in Sicily.”
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Completion.
Following the compromesso, the notary, who is independent in the process despite being chosen and paid by the buyer, undertakes a title search and prepares the Final Agreement. At this point the remaining balance of the purchase price is due. The signing of the Final Agreement must be done in front of the notary and in person unless you have previously granted somebody with power of attorney (that needs to be notarised and, if executed abroad, also apostilled). The notary will then register the transaction into the public registries, however the ownership of the property transfers to the new owner upon execution of the Final Agreement.