Services · Buyer representation
We work for the person buying
A buying consultant represents only the buyer. They have no property to sell, take nothing from the seller, and have no interest in the choice falling on one property rather than another. The fee is agreed before the first viewing and does not vary with the property chosen.
The mandate is the same in Lisbon, in Madrid and in Dubai. What changes in each market is which documents exist and who issues them — not the order of verification, and not the threshold for saying that a property does not work.
Why the agent showing you the house does not work for you
A property transaction has two sides with opposing interests. Whoever brings the property to market has a contract with the seller and a duty to obtain the best price for the seller. That is proper, and it is their obligation. What is not proper is for the buyer to assume that the same person is also acting for them.
In Portugal and in Spain, in most residential transactions, the buyer has no representation at all. They enter a negotiation with nobody on their side of the table and with considerably less information than the other party.
| Role | Who engages them | Who they owe the best price |
|---|---|---|
| The agent advertising the property | The seller | The seller — the highest price obtainable |
| The agent who also ‘looks after’ the buyer | The seller | The seller, even while showing the house to the buyer |
| A buying consultant under mandate | The buyer | The buyer — the lowest defensible price |
What we do, in order
Nine fixed phases. Each has a typical timeframe and ends in a document you keep.
| Phase | What happens | Typical timeframe |
|---|---|---|
| 01 · Criteria | A requirements session: use, holding horizon, total budget — not the price alone — and the tax and family constraints. | One session |
| 02 · Mandate | A written contract covering fee, scope, exclusivity and duration, signed before the first viewing. | 48 hours |
| 03 · Search | The advertised market, private mandates held by other houses, and direct approaches to owners in the target areas. | 2–6 weeks |
| 04 · Verification | Permanent land registry certificate, tax register entry, occupancy licence, energy certificate, registered charges, service-charge debts and the municipal plan. | 5–10 days per property |
| 05 · Valuation | Comparables from completed transactions rather than asking prices. An independent contractor's estimate for works where applicable. | 5 days |
| 06 · Offer | Offer structure, conditions precedent and the timetable through to the deed. Every counter-offer is recorded and dated. | Depends on the counterparty |
| 07 · Preliminary contract | Reviewed with the client's own lawyer. We never use the seller's draft unchanged. | Agreed between the parties |
| 08 · Deed | Attendance on the day, checking of figures and means of payment, and handover of keys. | The date set in the preliminary contract |
| 09 · Afterwards | Registration, transfer of contracts, municipal property tax and the first review of the property at twelve months. | Ongoing, with a review at twelve months |
Fees
The fee is set out in the mandate, in writing, before the first viewing. Four commitments hold whatever structure is agreed.
| Commitment | What it means |
|---|---|
| Fixed in writing before the first viewing | The amount and the payment points are in the mandate, signed before we look at the first property with you. |
| Invariant to the property chosen | Our fee is the same whichever property it is, which removes any interest in steering the choice. |
| No commission from sellers, developers or banks | We neither take nor ask for any share of the seller-side commission. Taking it would mean we were no longer only on your side. |
| Includes the recommendation not to buy | The verification and valuation work is the same whether it concludes in proceeding or in stopping. |
If, in the course of the mandate, we conclude that you should not buy, we say so — and that is what you are paying for.
Frequently asked questions
The five questions we are asked before any mandate is signed.
Can I work with Rhamos and still look at properties on my own?
- Yes. A buyer-representation mandate does not stop you viewing properties on your own initiative or contacting the agents advertising them. We ask only that you tell us what you have seen before making any offer, so that documentary verification and valuation happen before a figure is on the table. Because the fee does not vary with the property chosen, nothing in our remuneration depends on the choice falling on one property rather than another.
What if the property I want is with an agency that does not know you?
- We approach that agency as your representatives. The agency keeps the contract it holds with the seller and the commission arising from it, and we keep the mandate we hold with you. We neither ask for nor accept any share of the seller-side commission. In practice, you can buy through any agency without giving up representation of your own in the negotiation.
What is the minimum value you work on?
- We publish no minimum value, because the test is not the price of the property: it is whether the mandate justifies the work involved. A straightforward purchase in an area the buyer already knows well may not need representation. A purchase involving works, an undivided inheritance or a corporate structure may need it, even at a lower value. We say which case yours is at the criteria session, before any mandate is signed and before there is a fee.
How long does buying in Portugal actually take?
- The timescale depends mainly on the search phase. Typically the search takes between two and six weeks to produce a shortlist, and documentary verification takes five to ten days per property. Once an offer is accepted, the period through to the deed is set by the parties in the preliminary contract and lengthens where bank financing is involved. The nine phases and their typical timeframes are in the table on this page.
Do I need to be in Portugal to buy?
- You do not need to be present at every stage. The deed can be executed by an attorney holding sufficient powers, which allows a purchase to be completed remotely. A Portuguese tax identification number (NIF) is required and, for non-residents from outside the European Union, a fiscal representative; both requirements are covered, with a verification date, in the guide to buying in Portugal. We nonetheless recommend attending at least one viewing before an offer is made.
Start with the criteria
The buying brief is the first phase, in writing. It takes a few minutes and lets us say plainly whether we are the right people for what you are looking for.