The нотариус (notary public) is a licensed legal professional in Bulgaria who authenticates legal documents and supervises formal transactions, including property transfers, company formation, wills, and powers of attorney. Bulgarian notaries have jurisdiction over a specific geographic area (район) and are licensed by the Нотариална камара на България (Notarial Chamber of Bulgaria). Their involvement is mandatory for all real estate transfers.
At a Bulgarian property closing, the notary reads the notarial deed aloud to both parties, verifies their identities using passports or national identity cards, confirms the voluntary nature of the transaction, and signs and seals the deed. The notary then submits the registration application to the Property Registry electronically, completing the ownership transfer on the same day in most cases.
Notarial fees in Bulgaria are regulated by the Tariff of Notarial Fees and are calculated on the material interest of the transaction — typically the higher of the purchase price and the notarial valuation. For a property worth €100,000, notarial fees are approximately €450–650, exclusive of VAT. These fees are separate from the acquisition tax and property registration fee.
Foreign buyers who do not speak Bulgarian must arrange for a certified interpreter (лицензиран преводач) to attend the signing. The notary will require the interpreter to swear an oath and will record the interpreter's details in the deed. Some Bulgarian notaries speak English and can explain the procedure, but the official reading of the deed is always in Bulgarian.
When choosing a notary, verify that they have territorial jurisdiction over the property's location (район). A notary registered for Sofia cannot authenticate a deed for a Black Sea coast property — you must use a notary with jurisdiction in the relevant Varna or Burgas district. Your property lawyer can recommend an appropriate notary.
Key Facts
| Regulator | Нотариална камара на България (Notarial Chamber of Bulgaria) |
|---|---|
| Fee basis | Regulated tariff — based on higher of purchase price or notarial valuation |
| Jurisdiction | Territorial — notary must have jurisdiction for the property's location |
| Registration | Notary registers transfer with Property Registry electronically on same day |
| Interpreter | Mandatory if buyer or seller does not understand Bulgarian |
Frequently Asked Questions
Do I need a lawyer if I have a notary?
Yes. The notary authenticates the transaction but does not represent either party or advise on commercial terms. Engage a Bulgarian property lawyer separately to review the preliminary contract, conduct due diligence, and advise on price, conditions, and tax implications before the notarial signing.
How long does notarial signing take?
For a straightforward residential purchase, the notarial appointment typically takes 30–60 minutes. Complex transactions with multiple parties, conditions, or mortgage releases may take longer. Allow a full morning or afternoon and plan for delays if translators or multiple parties are involved.
What is a notarial protocol?
A notarial protocol (нотариален протокол) is the notary's official record of proceedings that cannot be reduced to a single deed — for example, a general meeting of an owners' association or an inventory of a decedent's estate. It has the same evidentiary status as a notarial deed.