Buying a home is the most important investment for most people. But excitement is often accompanied by concern over potential risks. To explain how to act preventively and secure your investment, we spoke with Doroteja Marković, an attorney with extensive experience in protecting clients in real estate transactions from Škavić & Marković Law Firm.
Why is it important to consider safety aspects already during the first property viewing?
Since buyers often invest their entire savings or enter long-term loans, the stakes are high. Timely information about the actual owner or the existence of unauthorized construction allows informed decision-making. My role is prevention – the goal is for the client to sleep peacefully knowing that every detail has been verified before any money changes hands.
How can clients identify potential risks during the purchase process?
The simplest rule is to investigate every property with professional support, independent of what the seller presents. Key checks include verifying the seller’s identity (is the person selling actually the legal owner recorded in the land registry?) and the authenticity of the documents. We always insist on seeing originals or certified copies to prevent forgery. Transparency of the actual condition is also crucial: unregistered encumbrances, unauthorized construction, or ongoing inspections must be disclosed. With a professional team, these risks are identified in time, ensuring the client enters the process fully informed and without hidden surprises.
Many see brokerage fees and hiring an attorney as a cost. How do you view professional engagement?
I prefer to call it an investment in safety. The brokerage fee or attorney’s honorarium is minimal compared to potential losses caused by a single incorrect piece of information. A professional recognizes scenarios a layperson cannot and ensures the process flows smoothly without legal hurdles. It’s vital to work with certified professionals; therefore, the first step is to check whether the agency is properly registered in the Croatian Chamber of Commerce’s real estate agents register. This registration guarantees that the agent operates legally and holds mandatory liability insurance – a cornerstone of your legal protection.
Unauthorized construction is often a concern. Is it always a reason to walk away?
Not every irregularity requires abandoning the deal, but it necessitates thorough information. Properties without an occupancy permit are not uncommon, but their market value is typically lower, and they cannot be financed with a mortgage. This narrows the pool of potential buyers, which both seller and buyer should know from the start.
How risky is it in practice to agree on a lower price and pay part “under the table”?
This situation occurs in practice, but my advice is to avoid it. Agreeing on a significantly lower price with cash payments is legally considered tax evasion. Besides legal consequences, it carries serious tax, criminal, and practical risks. Tax authorities may adjust the transaction if the price is unrealistic, and any payment outside official channels is extremely hard to prove, leaving the buyer at a disadvantage. That’s why I always recommend stating the real price in the contract and paying exclusively through bank transfers for full security.
Have new anti-money-laundering regulations made transactions more transparent?
Significantly. Agencies and attorneys must now follow strict verification procedures. Insisting on transparent bank transfers instead of cash protects clients from suspicious transactions. Professional collaboration here is key to filtering safe deals.
Finally, what are your “golden rules” for anyone planning to buy a property?
First, never enter a deal without complete documentation. Second, don’t skimp on professional support – the agent and attorney are your first line of defense. Third, if it sounds too good to be true, it probably isn’t. Take your time to verify, because in real estate, haste is rarely a good ally of safety.
