2 Property Conveyancing in Malta:
The Complete Step-by-Step Guide (2026)

You found the property. You agreed the price. Now comes the part most buyers know nothing about — and it is the part that can make or break the deal. Property conveyancing in Malta is the legal and administrative process that transfers ownership from seller to buyer. It involves a notary public, a series of legal searches, a binding preliminary agreement, and eventually a final deed of sale. Done properly, it protects you completely. Done without guidance, it can expose you to title disputes, hidden costs, and deals that unravel at the last moment.

This guide walks you through every stage — what happens, who does what, what it costs,and where buyers most often get tripped up.

What is Property Conveyancing in Malta?

Conveyancing is the legal transfer of property ownership. In Malta, this process is governed by the Conveyancing Act and overseen entirely by a notary public — a government￾appointed official who acts as the legal engine of every property transaction.

Unlike the UK or USA, where solicitors or attorneys handle transfers, Malta's system places the notary at the centre of everything. The notary drafts the contracts, carries out legal searches, handles the payment of stamp duty to the Commissioner for Revenue, and registers the final deed with the Public Registry. Without a notary, no property transaction in Malta can legally be completed.

KEY POINT In Malta, the buyer typically chooses and appoints the notary. The seller can appoint their own notary separately, though both parties frequently use the sameone to simplify the process.

[INTERNAL LINK: Malta property buying process — step by step]

The Malta Conveyancing Process: Step by Step

The process has two major milestones: the Promise of Sale (Konvenju) and the Final Deed of Sale. Here is how it unfolds from the moment you agree to buy.

STEP 1 Agree the price and appoint a notary

Once buyer and seller agree on a price, the buyer appoints a notary public. This is your first and most important decision. Your notary will represent your interests throughout, so choose someone with specific experience in Maltese property law — ideally recommended by your agent or by someone who has been through the process themselves.

STEP 2 Sign the Konvenju (Promise of Sale)

The Konvenju is a binding preliminary agreement that locks both parties into the transaction. At this point, the buyer pays a deposit — typically 10% of the agreed purchase price — which is held by the notary or the agent as stakeholder. The buyer also pays 1% of the total 5% stamp duty at this stage. The Konvenju is typically valid for three to six months, giving the notary time to complete all legal checks.

STEP 3 Legal searches and due diligence

This is where the real work happens behind the scenes. Your notary conducts a full title search to confirm the seller legally owns the property, checks for any hypothecs (mortgages), loans, or legal claims attached to the property, verifies that planning permissions and building permits are in order, confirms boundary lines are accurate and uncontested, and applies for an AIP permit if you are a non-EU buyer purchasing outside a Special Designated Area.

STEP 4 AIP permit application (non-EU buyers only)

If you are a non-EU national — or an EU citizen who has not lived continuously in Malta for five years — and you are buying outside an SDA, your notary submits an application for an Acquisition of Immovable Property permit to the Ministry of Finance. The permit fee is €233. Minimum property values apply: €174,274 for a flat or maisonette, and €300,619 for a villa, townhouse, or other property.

STEP 5Sign the Final Deed of Sale

Once all searches are clear, the AIP permit is granted (where required), and any mortgage financing is in place, you sign the Final Deed of Sale in the presence of your notary. The remaining 4% stamp duty is paid at this point, along with the balance of the notary fees. The notary then registers the deed with the Public Registry, and ownership officially transfers to you.

Property Conveyancing Costs in Malta: Full Breakdown

One of the most common questions we get asked at Let Buy Mark is: how much does conveyancing actually cost in Malta? Here is an honest breakdown. What does conveyancing actually cost in Malta? Here is an honest breakdown.

• Cost item Who pays Typical amount When paid Deposit Buyer 10% of purchase price At Konvenju signing

• Stamp duty Buyer 5% of purchase price 1% at Konvenju; 4% at final deed

• Notary fees Buyer (usually) 1%–3% of purchase price Split: Konvenju + final deed

• Searches & registration Buyer ~€600 During conveyancing

• AIP permit (if applicable) Buyer €233 During Konvenju period

• Capital transfer tax Seller 8% (acquired post-2004) At final deed

• Architect / survey (opt.) Buyer Varies During Konvenju period

On a €500,000 purchase, a rough total cost of acquisition — excluding the purchase price — would be approximately €35,000–€45,000. This covers stamp duty (€25,000), notary fees (€5,000–€15,000), searches and registration (~€600)

FIRST-TIME BUYER INCENTIVE If you are buying your first property in Malta as your primary residence, you are exempt from stamp duty on the first €200,000 of the purchase price — a saving of up to €10,000. This applies to both Maltese nationals and foreign buyers. The scheme has been extended to the end of 2025.

[INTERNAL LINK: Malta property stamp duty, notary fees, and purchase costs explained]

The Role of the Notary in Maltese Conveyancing

The notary's role goes well beyond paperwork. In Malta, the notary is a public official — not a private solicitor — which means they carry legal obligations to both parties and to the state.Their responsibilities during conveyancing include: conducting all title searches at the Public Registry and Land Registry, verifying planning and building permits match the actual property structure, confirming there are no outstanding debts or mortgages attached to the title, drafting and authenticating both the Konvenju and the Final Deed, processing the payment of stamp duty on behalf of the buyer, and registering the completed sale with the Public Registry. Notary fees in Malta are calculated according to the Notarial Council Guidelines and typically range from 1% to 3% of the purchase price, depending on the complexity of the transaction. Fees are paid in two stages: roughly one third at the Konvenju signing and the remaining two thirds at the final deed.

WATCH OUT: Do not confuse the notary's fee with stamp duty. They are entirely separate costs. Stamp duty is a government tax (5% of purchase price). The notary fee is what you pay the notary for their professional services.

Non-EU Buyers: What Conveyancing Looks Like for You

If you are buying Malta property as a third-country national — from the Middle East, South Africa, the US, Asia, or anywhere outside the EU — the conveyancing process includes a few additional steps that are worth understanding upfront.

The AIP permit

Most non-EU buyers will need an Acquisition of Immovable Property permit before they can complete a purchase outside a Special Designated Area. Your notary handles the application during the Konvenju period. The permit adds a few weeks to the process but is rarely refused for buyers who meet the minimum value thresholds.

Special Designated Areas (SDAs)

If you purchase in one of Malta's designated SDA developments — Tigne Point, Portomaso, Cottonera, Pender Gardens, Smart City, or a handful of others — no AIP permit is required,and you can own multiple properties with no restrictions. For non-EU investors targeting investment properties or those seeking maximum flexibility, SDAs are the most straightforward route.

Residency-linked purchases

If your purchase is tied to a Malta Permanent Residency Programme (MPRP) application,the conveyancing timeline must align with the residency application requirements. This requires careful coordination between your notary, your immigration adviser, and your agent.This is exactly the kind of complex transaction we handle regularly at Alliance by Let Buy Mark — over 1,000 completed deals and a 4.9-star track record means we know where thecomplications arise and how to avoid them.

[INTERNAL LINK: Malta permanent residency scheme — the complete guide]

Buying property in Malta and want to understand the full process before committing?
Book a free consultation with the Let Buy Mark team at letbuymark.com, no pressure, just straight answers.

Common Conveyancing Problems in Malta — and How to Avoid Them

Title defects

Some properties — particularly older character homes in Valletta, Rabat, or the Three Cities carry complicated title histories, including inheritance disputes, unregistered alterations, or shared ownership arrangements that were never formally resolved. A thorough title search by an experienced notary is your only protection here. Never skip it or rush it.

Permit discrepancies

Properties where extensions or alterations were made without proper planning permission are more common than buyers expect. Your notary should verify that the physical property matches the permitted plans on file with the Planning Authority. Discovering a permit issue after the final deed is signed is expensive and stressful to resolve.

Rushing the Konvenju period

The three-to-six-month Konvenju window exists for a reason. Some buyers try to accelerate the final deed to save on costs or meet a personal deadline. This is rarely a good idea. Rushed due diligence is where problems get missed. If you need a faster timeline, discuss it with your notary first and make sure the searches are still completed properly.

Using the seller's notary

While it is legally permitted, using the seller's notary creates a potential conflict of interest. Your notary should be appointed by you, working for you. This is especially important for non-EU buyers unfamiliar with Maltese property law.

How Long Does Conveyancing Take in Malta?

From Konvenju signing to final deed, the typical timeline is three to six months for a straightforward transaction. Complex cases — those involving AIP permits, inheritance￾related titles, mortgage financing, or older unregistered properties — can take longer. The Konvenju period breakdown looks roughly like this: weeks 1–2 for appointment of notary and searches; weeks 3–8 for title search, permit checks, and AIP application if needed; weeks 8–12+ for mortgage finalisation and preparation of the final deed.

One thing we always tell clients: do not give notice on your current accommodation or make irreversible travel plans until the final deed date is confirmed by your notary.

Working With an Agent Who Knows the Process

Conveyancing in Malta is not complicated if you have the right people around you. The notary handles the legal side. But the agent who introduces you to the property, negotiates the terms, coordinates with the notary and the seller, and flags potential issues before they become problems — that role matters more than most buyers realise. At Alliance by Let Buy Mark, we work closely with experienced notaries across Malta and Gozo. We have guided buyers from South Africa, the UAE, Germany, the UK, the US, and beyond through the full conveyancing process — first-time buyers, investors, and MPRP applicants alike. We do not disappear after the offer is accepted. We stay with you to the final deed.

Ready to start your Malta property journey? Contact Alliance by Let Buy Mark at letbuymark.com — we will walk you through every step, from search to signed deed.

Quick Reference: Malta Property Conveyancing at a Glance

The notary is appointed by the buyer and manages the entire legal process. The Konvenju (Promise of Sale) is signed first, with a 10% deposit and 1% stamp duty. The Konvenju period lasts three to six months — used for legal searches, permits, and financing. Non-EU buyers outside SDAs require an AIP permit (€233 fee; handled by your notary). Stamp duty is 5% of the purchase price, split between Konvenju (1%) and final deed (4%). Notary fees run 1%–3% of the purchase price; paid in two stages. First-time buyers are exempt from stamp duty on the first €200,000 — saving up to €10,000. The Final Deed transfers legal ownership and is registered with the Public Registry.

Know the process. Choose the right notary. Work with an agent who has done it before.