Is there online notarisation for buying a flat?
No, not as of October 2026. Under § 16a of the Notarisation Act (Beurkundungsgesetz), notarisation by video communication via the system of the Federal Chamber of Notaries (Bundesnotarkammer) is only permitted where a law expressly allows it. Such authorisations exist mainly in company law, for example when founding a GmbH; there is none for contracts for the purchase of real property.
On 7 May 2026, the Bundestag passed a law on the digitalisation of the execution of real estate contracts. It concerns the electronic exchange between notaries, land registries and authorities after notarisation (from 2027), not the notarisation itself. The so-called electronic in-person notarisation (elektronische Präsenzbeurkundung) also requires presence before the notary.
Option 1: Power of attorney before the appointment
You authorise a trusted person to make the declarations for the purchase contract and the conveyance (Auflassung) in your name. For the land registry to accept the declarations, the power of attorney (Vollmacht) must, under § 29 of the Land Register Code (Grundbuchordnung, GBO), at least be publicly certified, i.e. with a notarially certified signature. In certain cases – for example with an irrevocable power of attorney – the courts require notarisation; the notary in Germany should therefore draft the text of the power of attorney in advance.
Abroad, the signature can be certified at a German mission abroad; under the Consular Act (Konsulargesetz), consular deeds are equivalent to those of a German notary. Not every mission offers this, and honorary consuls are not obliged to do so – clarify the appointment and the service beforehand.
Alternatively, a notary in your country of residence certifies the signature. For use in Germany, an apostille under the Hague Convention of 1961 is then usually required, as well as a translation if the power of attorney is not written in German. Bilateral agreements on exemption from legalisation exist with some countries, including France, Italy and Greece; the German notary should confirm in advance whether they apply to your specific notarial deed.
Option 2: Representation without power of attorney and subsequent approval
Frequently, a representative without power of attorney acts at the notarisation, for example an employee of the notary or a trusted person. The contract is then provisionally ineffective (schwebend unwirksam) until the buyer approves it (§ 177 BGB). The approval (Genehmigung) is then declared abroad with a certified signature and sent to the notary.
If the buyer is a consumer and the seller is a business, the consumer should, under § 17(2a) of the Notarisation Act, in principle make their declarations personally or through a trusted person. The notary decides which route is permissible in the individual case.
Viewing by video and documents in digital form
A video viewing does not replace a surveyor, but it can show the floor plan, condition and surroundings well. Ask for an unedited live tour, footage of the windows, bathroom, heating and stairwell, and the documents of the owners' association (Eigentümergemeinschaft). In a sale without a viewing, the energy performance certificate (Energieausweis) must be presented without delay, at the latest on request.
Tax ID, account and payment
The notary must notify the tax office of the purchase; under § 20 of the Property Transfer Tax Act (Grunderwerbsteuergesetz), the notification also contains the tax identification number of the parties. Those without a place of residence in Germany often do not yet have one. Clarify with the notary early on how the number will be obtained for you or replaced.
A German bank account is not mandatory for the purchase. However, the purchase price must be transferred by non-cash means (§ 16a of the Money Laundering Act, Geldwäschegesetz); allow sufficient time for international transfers and, where applicable, factor in exchange rate risks.
Handover by a representative
The key handover can be carried out by an authorised person, a property manager or a service provider. A simple written power of attorney is usually sufficient for the handover. Have a protocol drawn up with meter readings, the number of keys and photos.
If you buy from the UK or the US
Documents from the United Kingdom, the USA, Canada or Australia are generally recognised in Germany with an apostille under the Hague Convention of 1961; a certified German translation may additionally be required.
Is a power of attorney with a simple signature sufficient?
Not for the land register. At least a publicly certified signature is required (§ 29 GBO); in some cases a notarised power of attorney.
Can I sign at the notary via Zoom?
No. Notarisation by video is not permitted by law for contracts for the purchase of real property (as of October 2026).
How long does the subsequent approval take?
That depends on the appointment at the consulate or with the notary abroad, the apostille and the postal route. Allow several weeks; the contract only becomes effective once the approval has been received.
