Notarization for home-buying: costs, procedure and tips
A contract for buying a house must be notarized in order to be legally binding. Comparis explains how notarization works and what costs you can expect.
29.10.2025
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1. What does notarization of a purchase agreement mean?
In Switzerland, contracts for the purchase of a property must be notarized (Art. 216 para. 1 of the Swiss Code of Obligations). In the case of public notarization, a state-authorized official – usually a notary – certifies the contract. This makes the purchase agreement for a house legally binding.
By notarizing the agreement, you – as the buyer – undertake to acquire the property in accordance with the terms of the contract, at the agreed-upon purchase price. In return, the seller commits to transfer the property to the buyer in accordance with the agreed terms.
2. First step: how do I arrange home financing?
You’ve found your dream home. Now what? Get in touch with the seller. Arrange a viewing and discuss the next steps.
Usually, the seller will need a confirmation of financing from you. As soon as you receive this from a mortgage lender and agree to the terms, you can make the seller an offer. This demonstrates to the seller that you are serious about buying the house.
Mortgages: it pays to compare interest rates
Are you looking for a suitable mortgage for your property purchase? If so, you should compare different deals. Mortgage rates can vary significantly depending on the mortgage term and lender.
3. Who draws up the purchase agreement?
If you receive a mortgage approval, you have a good chance of successfully purchasing the property. Find out in advance about the usual contract standards when buying a house. If in doubt, discuss the next steps with an expert.
Once both contracting parties agree on the essential terms, the seller will generally arrange for a draft purchase agreement to be drawn up. This is usually done by a certified notary. Ideally, the draft agreement will already contain detailed provisions.
Before the actual notarization date, the buyer and seller will receive the draft for review. Changes are still possible at this time and the draft is not legally binding.
Good to know: reservation contract
A reservation contract is often used before the draft purchase agreement is drawn up. Reservation contracts are usually not notarized to reduce costs. In this case, the arrangements have no legal validity.
Draft purchase agreement: what is an “irrevocable promise of payment”?
The draft purchase agreement serves as a basis for the loan agreement with your mortgage lender. If you sign these contracts as a buyer, the mortgage lender usually makes the “irrevocable promise of payment” required for the purchase.
This promise of payment provides the contracting parties and the notary office with valid confirmation. This also serves as assurance that the purchase price will actually be paid once the agreement is signed and the agreed conditions are met.
4. How does the notarization process work?
Have both parties agreed to a draft contract? Has an “irrevocable promise of payment” been received from a mortgage lender? If so, notarization can go ahead at the agreed time.
The following individuals are present at the public notarization:
Buyer
Seller
The competent notary
The following points must be publicly certified:
The parties (buyer and seller)
The property being purchased
The purchase price
The notary reads out the contract in its exact wording. If there is any uncertainty, the buyer and seller can ask questions at any time.
In order to successfully secure financing, you usually need to sign a pledge agreement with your lender. A pledge agreement is a legal agreement in which the property you have purchased serves as collateral (pledge) for the mortgage. Like the purchase agreement, the pledge agreement must be notarized. As the new property owner, you must enter the mortgage certificate in the land register.
The bank receives a confirmation from the land registry once the certificate has been registered. The bank then usually issues the loan and the property is paid for.
5. When is the purchase legally binding?
Once all questions have been clarified, the buyer, seller and notary sign the agreement. There are usually four original copies of the contract: one for you, one for the seller, one for the notary and one for the land registry.
The purchase is now legally binding. You are obliged to pay the purchase price in accordance with the terms of the contract. The seller has the obligation to transfer the property to you in accordance with the terms of the contract.
Good to know
Once you enter your property in the land register after public notarization, you are recognized as the owner of the property. Even if a purchase agreement is notarized, it is possible that the transfer of ownership may not take place.
If the buyer or seller fails to meet their contractual obligations, then according to the Swiss Code of Obligations the other party is entitled to compensation.
6. Costs of notarization
The notary fees for the notarization of a house purchase vary from canton to canton. As a general rule, you can expect to pay between 0.1 and 1% of the purchase price.
For example: if you buy a property worth 1,000,000 francs and have to pay 0.5% in notary fees, that equates to 5,000 francs.
Good to know: remember that when buying a house, you will also have to pay ancillary purchase costs, for example for the entry in the land register or taxes.
7. Where can I have the purchase agreement notarized?
Are you looking for the competent notary office for a home purchase in your canton? Click on the canton you are interested in below:
8. FAQs on notarizing a purchase agreement
Yes, a notary is mandatory when buying a property in Switzerland. The purchase agreement must be notarized in order for the transfer of ownership to be legally valid.
No, it is not possible to sell a house without a notary. The purchase agreement is not legally binding without notarization.
As a general rule, the buyer and seller share the notary fees in Switzerland. However, differences may exist depending on the canton. In Ticino, for example, buyers have to pay all of the notary fees.
This article was first published on 26.09.2018
