The Deal at the Notary: How It Works and What to Bring

Why you need a notary

Under Armenia's Civil Code, a contract for the sale of real estate is made in writing and must be notarised. The notary confirms the identity of the parties, checks that the seller really is the owner and has the right to sell, explains the consequences of the deal and is responsible for the contract complying with the law.

The parties choose the notary by agreement. Often the buyer proposes one, or the bank does if the purchase is financed with a mortgage. Ask the notary about the cost in advance: it is made up of a service fee and a state duty and depends on the deal.

How the meeting goes

1. The notary checks the parties' passports or ID cards and, if someone acts under a power of attorney, the representative's powers.
2. The notary checks the apartment in the Cadastre register and any property tax debts online. If there is a debt, registration of the deal is suspended until it is paid.
3. The notary drafts the contract. Read all of it: the address, area, cadastral code, price, how and when payment is made, the key handover date, and who deregisters from the apartment and when.
4. The parties sign the contract and the notary certifies it.
5. The documents go to the Cadastre for registration of the right. Ask the notary whether they will file the application or you will.

What the seller brings

• A passport or ID card.
• The ownership certificate or its number; if there is no paper certificate, the register data will do.
• The spouse's notarised consent if the apartment was acquired during the marriage.
• If any owners are minors, permission from the guardianship authority; the notary will tell you exactly what is needed.
• A power of attorney if a representative acts for the owner, with the right to sell and, if needed, to receive the money.
• Bank account details if payment is by transfer.

What the buyer brings

• A passport or ID card.
• A fresh unified extract from the Cadastre; the notary will check the register anyway, but it pays to come prepared.
• The preliminary contract and the deposit receipt, if there were any.
• With a mortgage, the bank's documents. The contract is then usually signed with the bank involved, and the mortgage is registered together with the ownership.
• The money or confirmation that the transfer is ready.

What to check in the contract text

• The parties' names, passport details and shares match their documents and the Cadastre extract.
• The address, area and cadastral code are as in the extract.
• The full price is stated, it is the one you agreed on, and any deposit is accounted for.
• The payment terms: amount, method, deadline and the recipient's account.
• The date the apartment and keys are handed over and the deadline for residents to deregister.
• Who pays for the notary and for registration with the Cadastre.

How to hand over the money

The most transparent way is a bank transfer to the account of the seller who owns the apartment, on the day of signing. That leaves a paper trail, and nobody has to carry cash.

If the parties have agreed on cash, it is better to count and hand it over at a bank branch and to state clearly in the contract when and how payment was made. Give money to a representative only if the power of attorney expressly grants the right to receive it.

After signing: 30 working days

Rights arising from a notarised deal must be submitted for state registration no later than 30 working days after certification. If that deadline is missed, the law on state registration of rights makes the deal void. So do not delay: standard registration takes 4 working days.

Summer 2026 also brought new routes. On 28 July the Cadastre Committee announced that Armenian citizens can conclude a sale contract online in their personal office on e-cadastre.am with an electronic signature, and the right is then registered automatically. On 23 July the Cadastre presented to the government a procedure for buying new-build apartments remotely, without visiting a notary, using model contracts between the developer, the buyer and the bank. These services are new, so check the conditions with the Cadastre. For most resale deals the notary remains the usual route.

Key points

• An apartment sale contract is, as a rule, certified by a notary, who checks identities, powers, the register and tax debts.
• The seller needs an ID, ownership details, the spouse's consent and, if children are co-owners, the guardianship authority's permission.
• Read the draft contract in advance: price, payment dates, key handover, when residents move out.
• Pay by transfer to the owner's account or at a bank so there is a trail.
• File for registration within 30 working days, otherwise the deal is void.