Buying Properties in Estonia Cross-Border Payments, AML & FX Strategy

1 | How Money Actually Moves: SEPA vs SWIFT

Route	Use Case	Speed	Fees	Notes
SEPA Credit Transfer	EUR within the EU/EEA	Same-day/next-day	Low/flat	Ideal if your bank holds euros
SWIFT Transfer	Non-EUR or non-EEA banks	1–3 business days	Varies	Use OUR fee option so escrow receives full amount
SEPA Instant	EUR → EUR (participating banks)	Seconds	Low	Handy for deposit top-ups or fee corrections on notary day

Pro tip: Ask the notary/escrow for exact beneficiary name, IBAN, bank BIC, and reference text. Copy it verbatim to avoid automated rejections.

2 | What AML/KYC Proof You’ll Be Asked For (and How to Prepare)

Banks, notaries, and sometimes agents must verify source of funds. Pre-package clear PDFs:

• Savings & salary: last 6–12 months of bank statements + employment letter

• Sale proceeds (property/company): notarised sale deed + account statement showing inbound funds

• Dividends: company accounts + dividend resolution + credit to your account

• Gifts/family transfers: donor’s ID + gift deed + donor account statement

• Crypto proceeds: exchange statements and fiat bank statements after conversion

• ID & address: passport + utility bill or national e-ID

Name files logically (e.g., 01_ID_Passport.pdf, 02_Salary_Statements_Jan-Jun.pdf) and keep a single “Proof Pack” zipped for quick re-submission.

3 | Escrow & Notary Day—Step-by-Step (Copy/Paste)

1. Invoice from notary escrow with IBAN, amount, and reference.

2. Wire the funds (preferably T-1 business day for SWIFT).

3. Send proof of transfer (PDF) to notary and your agent.

4. KYC/AML check—they may request extra pages; reply fast.

5. Sign the deed (in person or via power of attorney/e-Residency).

6. Funds released per deed conditions; seller is paid; title update is lodged.

Always keep a €2–5k buffer in local EUR for last-minute fees and under-credited transfers.

4 | FX & Rate-Risk Tactics (If Your Income Isn’t in EUR)

Tool	When to Use	How It Helps
Forward contract	You know the completion date	Locks an EUR rate months ahead
Market order	You have lead time	Auto-buy at your target rate (24/7 trigger)
Multi-currency account	You’re paid in USD/GBP	Convert in chunks when rates are favourable
Split settlement	Large purchases	Convert 50/50 at two dates to average risk

Avoid converting on Fridays after cut-off or during thin markets—wider spreads.

5 | Common Transfer Pitfalls (and Fixes)

Pitfall	What Goes Wrong	Fix
Missing/altered reference text	Escrow can’t allocate funds	Copy-paste exactly from the invoice
SHA/Shared fee setting on SWIFT	Escrow receives less than invoiced	Use OUR charges for full receipt
Sending USD to a EUR-only IBAN	Auto-conversion & poor rates	Convert to EUR before you send
Cut-off times missed	T+1 or T+2 arrival	Send early; ask bank for cut-off schedule
Name mismatch with KYC	Compliance hold	Match passport name and beneficiary line precisely

6 | If You’re Buying via an OÜ (Estonian Company)

• Open a business EUR IBAN (LHV/SEB/Swedbank or EMI like Wise Business).

• Fund the OÜ from your personal account with a labelled shareholder loan or capital injection.

• Keep a clean paper trail: board resolution, loan agreement, and matching bank entries.

• Escrow will expect company KYC (registry extract, UBO, articles, director ID).

7 | Anti-Fraud Hygiene

• Confirm escrow IBAN by phone using the notary’s official website number.

• Treat emailed bank details as suspect until verified (BEC risk).

• Use 2FA and daily transfer limits; raise limits only on wire day.

• Send a €1 test for new payees when timelines allow, then the balance.

8 | Closing Calendar (Example with SWIFT)

Day	Action
T-7	Lock FX (forward) and request escrow invoice.
T-5	Final AML pack ready; bank transfer limits set.
T-3	Initiate SWIFT wire with OUR fees; share proof.
T-2	Escrow confirms funds credited; resolve any shortfall.
T-1	Notary pre-check of deed; bring passports/e-ID.
T-0	Sign deed; escrow releases per contract.

9 | Buyer’s One-Page Checklist

• ☐ Escrow IBAN + BIC + reference verified by phone

• ☐ SEPA vs SWIFT decided; OUR fees for SWIFT

• ☐ Source-of-funds pack zipped and labelled

• ☐ FX plan (forward/split/spot) with target rate

• ☐ Buffer EUR for incidentals and rounding

• ☐ Bank cut-offs & transfer limits adjusted

• ☐ 2FA devices charged; roaming SMS enabled

Bryan Estates: Payments & AML Concierge

• Escrow coordination + invoice review

• Bank-ready AML “Proof Pack” assembly

• FX desk introduction (forwards, orders)

• Notary-day checklist and live support

Questions about your specific payment route?

Email info@bryanestates.ee or call +372 123 4567 for a step-by-step transfer plan tailored to your bank and timeline when buying properties in Estonia.