{"id":1743,"date":"2026-05-29T03:27:27","date_gmt":"2026-05-29T00:27:27","guid":{"rendered":"https:\/\/svaroglaw.com\/advokat-z-neruhomosti\/oformlennya-dogovoru-kupivli-prodazhu\/"},"modified":"2026-07-27T18:14:26","modified_gmt":"2026-07-27T15:14:26","slug":"oformlennya-dogovoru-kupivli-prodazhu","status":"publish","type":"page","link":"https:\/\/svaroglaw.com\/en\/advokat-z-neruhomosti\/oformlennya-dogovoru-kupivli-prodazhu\/","title":{"rendered":"Drafting a property sale and purchase agreement"},"content":{"rendered":"<p>A contract for the sale and purchase of property is subject to <strong>mandatory notarisation<\/strong> (Article 657 of the Civil Code), and ownership arises from the moment of <strong>state registration<\/strong>, not upon signing. Therefore, the question is not \u2018how to draw up a contract\u2019 \u2014 every notary has a standard form. The question is what will happen to this contract in a year\u2019s time, when the seller\u2019s wife, whom you knew nothing about, turns up, or a creditor proves that the transaction was to their detriment.<\/p>\n<p>A notary checks the registers and the formal validity of the transaction. They <strong>do not check<\/strong> the risks: the seller\u2019s bankruptcy, children\u2019s rights, the history of title transfers, or the validity of previous transactions in the chain. This is a lawyer\u2019s job, and this is precisely where the difference lies between \u2018the transaction is formalised\u2019 and \u2018the transaction is irrevocable\u2019.<\/p>\n<p><strong><a href=\"tel:380955545424\">+38 095 554-54-24<\/a> \u2014 legal advice<\/strong><\/p>\n<h2>Taxes on the sale of property in 2026<\/h2>\n<p>The key question for the seller is not \u2018how much does a notary cost\u2019, but <strong>which rate will apply<\/strong>.<\/p>\n<table>\n<tbody>\n<tr>\n<th>Situation<\/th>\n<th>Personal Income Tax<\/th>\n<th>Military levy<\/th>\n<th>Total<\/th>\n<\/tr>\n<tr>\n<td>First sale of a property in a calendar year + ownership for over 3 years<\/td>\n<td>0%<\/td>\n<td>0%<\/td>\n<td>0%<\/td>\n<\/tr>\n<tr>\n<td>Inherited property (first sale of the year, length of ownership irrelevant)<\/td>\n<td>0%<\/td>\n<td>0%<\/td>\n<td>0%<\/td>\n<\/tr>\n<tr>\n<td>First sale of the year, but owned for less than 3 years<\/td>\n<td>5%<\/td>\n<td>5%<\/td>\n<td>10%<\/td>\n<\/tr>\n<tr>\n<td>Second sale of a property within a calendar year<\/td>\n<td>5%<\/td>\n<td>5%<\/td>\n<td>10%<\/td>\n<\/tr>\n<tr>\n<td>Third and each subsequent sale within the year<\/td>\n<td>18%<\/td>\n<td>5%<\/td>\n<td>23%<\/td>\n<\/tr>\n<tr>\n<td>Commercial property, non-residential premises, non-residents<\/td>\n<td>18%<\/td>\n<td>5%<\/td>\n<td>23%<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>Key rules to save money:<\/p>\n<ul>\n<li><strong>The year is a calendar year<\/strong>, from 1 January to 31 December. Sales in December and January count as two different years, not \u2018two consecutive sales\u2019.<\/li>\n<li><strong>The military levy is not payable if personal income tax is zero.<\/strong> It is a common mistake to pay the levy \u2018just in case\u2019.<\/li>\n<li><strong>Inheritance waives the three-year requirement<\/strong> \u2014 an inherited flat can be sold immediately at a zero rate (provided it is the first sale of the year).<\/li>\n<li><strong>The base price must not be lower than the appraised value<\/strong>, determined by the State Property Fund. It is not possible to understate the price in the contract: the system will not approve the transaction.<\/li>\n<li>If there are only a few months left before the three-year ownership period expires \u2014 it is sometimes more advantageous to draw up a preliminary contract with a deposit and conclude the main agreement later. The difference can amount to tens of thousands of hryvnias.<\/li>\n<\/ul>\n<p><strong>The buyer<\/strong> pays <strong>a 1 per cent levy to the Pension Fund<\/strong> based on the property\u2019s value. <strong>The 1 per cent state duty<\/strong> for notarisation is formally payable by the seller, but in practice it is shared as agreed by the parties.<\/p>\n<p>From 1 January 2026, notaries are obliged to report information on property transactions to the tax authorities \u2014 it will no longer be possible to \u2018arrange\u2019 an under-the-radar deal.<\/p>\n<p><a href=\"https:\/\/svaroglaw.com\/wp-content\/uploads\/2026\/07\/dogovir-kupivli-prodazhu-infografika.svg\"><img decoding=\"async\" class=\"alignnone wp-image-3710 size-full\" src=\"https:\/\/svaroglaw.com\/wp-content\/uploads\/2026\/07\/dogovir-kupivli-prodazhu-infografika.svg\" alt=\"Property sale and purchase agreement: seller\u2019s taxes in 2026 \u2014 0%, 10% or 23%\" \/><\/a><\/p>\n<h2>What we check before the transaction<\/h2>\n<p><strong>Owner and title history.<\/strong> Extract from the State Register of Property Rights and the entire chain of title. Three resales in six months \u2014 a red flag: the property is likely being \u2018laundered\u2019 following unlawful acquisition.<\/p>\n<p><strong>Encumbrances.<\/strong> Mortgages, tax liens, seizures arising from enforcement proceedings and criminal cases, and prohibitions on disposal.<\/p>\n<p><strong>Spousal consent.<\/strong> Property acquired during marriage is joint property. To sell the property, you need <strong>notarised consent<\/strong> from the other spouse (Article 65 of the Family Code). Without it, the transaction can be successfully challenged, and the buyer loses both the flat and their money. A seller who says \u2018we\u2019re getting divorced\u2019 or \u2018the flat\u2019s in my name only\u2019 is precisely the kind of case where you need to check the facts.<\/p>\n<p><strong>Children\u2019s rights.<\/strong> If a child is registered at the property or has a right of use, <strong>permission from the child welfare authority<\/strong> is required. This is the number one ground for the annulment of transactions.<\/p>\n<p><strong>The seller\u2019s financial situation.<\/strong> Debtors\u2019 register, court cases, signs of bankruptcy. A transaction entered into by a person on the eve of bankruptcy may be declared invalid as having been made to the detriment of creditors \u2014 even years after the purchase.<\/p>\n<p><strong>Technical documentation.<\/strong> Does the actual layout correspond to the documents? Unauthorised alterations after purchase become <strong>your<\/strong> problem: an order to restore the property to its previous condition and a ban on its subsequent sale.<\/p>\n<h2>Structure of the transaction: where the money is hidden<\/h2>\n<ul>\n<li><strong>Payment arrangements.<\/strong> Cash \u2018handed over to the notary\u2019, bank transfer, letter of credit or notary\u2019s deposit \u2014 each option carries its own risk. The most dangerous arrangement is to transfer the money before the contract is signed.<\/li>\n<li><strong>The price in the contract.<\/strong> An undervalued price (to save on <a href=\"https:\/\/svaroglaw.com\/en\/advokat-z-podatkovyh-sporiv\/\">taxes<\/a>) means that if the transaction is declared invalid, you will only be refunded the amount specified in the contract.<\/li>\n<li><strong>The timing of the handover of the property<\/strong> and what to do if the seller fails to vacate the premises \u2014 this must be specified in the contract, rather than left to a \u2018friendly agreement\u2019.<\/li>\n<li><strong>Penalties<\/strong> for breaching the agreement after the deposit has been paid.<\/li>\n<li><strong>Seller\u2019s guarantees<\/strong> \u2014 that the property is free from third-party rights, and what will happen if this turns out to be untrue.<\/li>\n<\/ul>\n<h2>When a solicitor isn\u2019t needed<\/h2>\n<p>A flat in a new-build from a major developer, purchased with a mortgage (the bank checks the property itself), with all documents in order \u2014 in this case, a notary will suffice. That\u2019s exactly what we\u2019ll say.<\/p>\n<p>You need a solicitor when:<\/p>\n<ul>\n<li>the property is on <strong>the secondary market<\/strong> \u2014 and you do not know its history;<\/li>\n<li>the price <strong>is significantly below market value<\/strong> (the most common sign of a problem);<\/li>\n<li>the seller <strong>is married, has children, is in debt<\/strong> or is divorced;<\/li>\n<li>the property <strong>has been inherited<\/strong> or acquired by court order;<\/li>\n<li>there have been <strong>many resales<\/strong> in the chain of ownership;<\/li>\n<li>this concerns <strong>a plot of land, a house or a commercial property<\/strong>;<\/li>\n<li>you <strong>are selling<\/strong> and wish to minimise your tax liability legally.<\/li>\n<\/ul>\n<h2>How we work<\/h2>\n<ol>\n<li><strong>Legal due diligence on the property<\/strong> \u2014 registers, encumbrances, title history, court cases, seller\u2019s status.<\/li>\n<li><strong>Written risk assessment<\/strong> \u2014 what exactly could lead to a claim and how to avoid it.<\/li>\n<li><strong>Tax calculation<\/strong> \u2014 which rate applies and whether it can be legally reduced.<\/li>\n<li><strong>Drafting of the contract<\/strong> \u2014 calculations, guarantees, penalties, time of transfer.<\/li>\n<li><strong>Support at the notary\u2019s office<\/strong> \u2014 with on-site verification of all documents.<\/li>\n<li><strong>Monitoring of the registration<\/strong> of ownership rights and obtaining the extract.<\/li>\n<\/ol>\n<h2>Cost of services<\/h2>\n<p>&nbsp;<\/p>\n<table>\n<tbody>\n<tr>\n<th>Service<\/th>\n<th>Price<\/th>\n<\/tr>\n<tr>\n<td>Consultation on transaction matters<\/td>\n<td>from 1,500 UAH<\/td>\n<\/tr>\n<tr>\n<td>Legal audit of the property (legal opinion)<\/td>\n<td>from 5,000 UAH<\/td>\n<\/tr>\n<tr>\n<td>Drafting or audit of a sale and purchase agreement<\/td>\n<td>from 5,000 UAH<\/td>\n<\/tr>\n<tr>\n<td>Support during negotiations, preliminary agreement, deposit<\/td>\n<td>from 5,000 UAH<\/td>\n<\/tr>\n<tr>\n<td>Preparation of a statement of claim (if the transaction is already being contested)<\/td>\n<td>from 5,000 UAH<\/td>\n<\/tr>\n<tr>\n<td>Legal representation in court<\/td>\n<td>from 10,000 UAH<\/td>\n<\/tr>\n<tr>\n<td>Comprehensive representation in a civil case<\/td>\n<td>from 25,000 UAH<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p><strong>The following are charged separately:<\/strong> notary services, valuation via the State Property Fund module, 1% state duty, 1% Pension Fund contribution (payer), and the administrative fee for registration of title.<\/p>\n<p><a href=\"https:\/\/svaroglaw.com\/en\/cziny-poslug\/\">Full price list<\/a> \u00b7 <a href=\"https:\/\/svaroglaw.com\/en\/advokat-z-neruhomosti\/oczinka-neruhomosti\/\">Property valuation<\/a><\/p>\n<h2>Questions and answers (Property sale and purchase agreement)<\/h2>\n<h3>What taxes does the seller of a flat pay in 2026?<\/h3>\n<p>0%, if this is the first sale of the property in the calendar year and you have owned it for more than 3 years (or inherited it). 10% (5% personal income tax + 5% military levy), if you have owned it for less than 3 years or this is the second sale in the year. 23% \u2014 from the third sale in a year, as well as for commercial property and non-residents.<\/p>\n<h3>Does the buyer pay tax?<\/h3>\n<p>The buyer pays a 1% levy to the Pension Fund. The 1% state duty is formally payable by the seller, but is usually split by mutual agreement.<\/p>\n<h3>Can the price in the contract be understated to pay less?<\/h3>\n<p>No. The tax base cannot be lower than the assessed value from the State Property Fund\u2019s module \u2014 the system will not approve the transaction. Furthermore, if the contract is declared invalid, you will be refunded exactly the amount stated in the contract.<\/p>\n<h3>Is the consent of the seller\u2019s spouse required?<\/h3>\n<p>Yes, if the property was acquired during the marriage \u2014 notarised consent is required. Without it, the transaction can be challenged, and the buyer risks losing both the property and their money.<\/p>\n<h3>What should you do if a child is registered at the flat?<\/h3>\n<p>You need permission from the child welfare authority to sell the property. Without it, the transaction can be challenged \u2014 this is the most common ground for the cancellation of contracts.<\/p>\n<h3>Can an inherited flat be sold straight away?<\/h3>\n<p>Yes. The three-year ownership requirement does not apply to inherited property: the first sale within a year is taxed at a zero rate.<\/p>\n<h3>Does the notary check the risks involved in the transaction?<\/h3>\n<p>The notary checks the registers and ensures the formal validity of the documents. They do not assess the risk of the seller\u2019s bankruptcy, the legality of previous transactions in the chain, or risks relating to the rights of third parties.<\/p>\n<h3>What documents are required for the transaction?<\/h3>\n<p>The parties\u2019 passports and tax identification numbers, title deeds for the property, an extract from the register, the technical passport, a valuation report, spousal consent, permission from the guardianship authority (if required), and a certificate of registered residents.<\/p>\n<h2>Contact a solicitor at Svarog regarding the drafting of a property sale and purchase agreement<\/h2>\n<p>Send us the property\u2019s address and the seller\u2019s documents \u2014 we\u2019ll check the registers, calculate the taxes and advise you whether it\u2019s safe to proceed with the purchase. A pre-transaction audit costs a fraction of the cost of a subsequent legal challenge in court.<\/p>\n<p><strong><a href=\"tel:380955545424\">+38 095 554-54-24<\/a><\/strong> \u00b7 Kyiv, 7 Khoriva St, Office 2 (Podil) \u00b7 Mon\u2013Fri 9:00\u201318:00<\/p>\n","protected":false},"excerpt":{"rendered":"<p>A contract for the sale and purchase of property is subject to mandatory notarisation (Article 657 of the Civil Code), and ownership arises from the moment of state registration, not upon signing. Therefore, the question is not \u2018how to draw up a contract\u2019 \u2014 every notary has a standard form. The question is what will [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":1773,"parent":1737,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"page-templates\/with-sidebar.php","meta":{"_acf_changed":false,"footnotes":""},"class_list":["post-1743","page","type-page","status-publish","has-post-thumbnail","hentry"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.1 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Property Sale and Purchase Agreement \u2014 transaction support, taxes, prices, solicitor, lawyer<\/title>\n<meta name=\"description\" content=\"Inspection of the property, drafting of the contract, and assistance with the notary. Seller\u2019s taxes: 0%, 10% or 23%. 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