Buying Properties in Estonia: A Step-by-Step Notary & Title-Transfer Guide

John Philips
Jul 22
2 min read

Updated: Nov 14

Hand signing property deed with Estonia flag, keys and skyline. Bryan Estates.

Why the Notary Matters

In Estonia, all real-estate transactions are legally valid only after they are certified by a licensed notary and recorded in the e-Land Register. Skipping or rushing this step risks invalid contracts, extra tax, and financing delays.

1. Timeline at a Glance

Stage	Typical Duration	Key Action
Draft Purchase Agreement	1–3 days	Buyer & seller agree on terms
Notary Booking	3–10 days	Slot reserved; documents submitted
Notary Meeting	60–90 min	Identity check, contract read-through, signatures
State-Fee Payment	Same day	Paid via bank transfer or card
Land-Register Update	2–5 days	Title change confirmed electronically

2. Pre-Notary Document Checklist

Passports / IDs for all parties
Pre-contract (if deposit already paid)
Bank loan approval or proof of funds
Energy Performance Certificate
Spousal consent (if required)
Power of Attorney (for remote signers)

Tip: Bryan Estates can arrange a video call with the notary if you sign via PoA, saving you a flight.

3. What Happens at the Notary’s Office

Identity Verification – present IDs; biometric scan for e-ID cards.
Contract Reading – notary reads full deed aloud (Estonian & English).
Signatures & Stamp – both parties sign; notary seals the deed.
Payment Confirmation – buyer wires the full purchase amount or shows bank escrow confirmation.
State-Fee & Notary Fee Settlement – often paid on-site by card.

4. Fees to Budget

Item	Cost
Notary fee	0.1 – 0.4 % of sale price (sliding scale)
State fee (e-Land Register)	€20 – €100
Power-of-Attorney notarisation	€30 – €60
Certified translations (if needed)	€30 – €60 per page

5. Land-Register Update

After signing, the notary submits the deed digitally. You’ll receive an e-Land Register extract confirming ownership within 2–5 business days. Print or download this PDF—banks and utility companies use it to activate services.

6. Common Pitfalls & How to Avoid Them

Name mismatches—ensure passports and contracts spell names identically.
Unpaid utility debts—request a clearance letter from the seller.
Missing spousal consent—married sellers need notarised approval from their partner.
Late funds transfer—wire money at least 24 h before the notary appointment or use escrow.

7. How Bryan Estates Makes It Easy

Priority Notary Slots—we book peak-season appointments within 72 h.
Bilingual Contract Drafting—clear, legally sound wording in English and Estonian.
Escrow Handling—secure bank escrow to protect both parties.
End-to-End Coordination—we liaise with lenders, translators, and the land-registry office so you don’t have to.