Notary fees in the canton of Vaud

Vaud notary fees are an essential component of real estate transactions in the canton. Beyond their administrative function, notaries guarantee the legal security of the transaction and transparency of the purchase. However, these notary fees can represent a significant cost, which is why it is important to understand them well in order to plan your property purchase. Here, we take an in-depth look at Vaud notary fees, including their composition, the applicable rates, tips to optimize these fees, and even a comparison with fees in other cantons so you can approach your project with confidence.

Definition of Vaud notary fees

Notary fees include all the costs necessary to officially finalize a real estate transaction. They cover expenses for drafting and authenticating the deed of sale as well as for various legal and administrative verification steps. These fees are most often calculated as a percentage of the property’s value, although fixed fees may also be added depending on the services provided by the notary.

Details of the main elements included in Vaud notary fees

Notary fees: these represent the cost of the services provided for preparing, validating, and authenticating the deed of sale.

Transfer duties: these are taxes levied by the canton of Vaud on the sale of real estate. In practice, they resemble a property transfer tax.

Land registry registration fees: this cost is necessary to register the property in your name and thus ensure the legal security of the transaction. You will then be the official owner of your property.

Role of the notary in real estate transactions

The notary has a central role in the conduct of any real estate transaction. In Switzerland, and thus of course in the canton of Vaud, they act as a neutral intermediary who guarantees the security of the operation by scrupulously respecting the laws and procedures in force. Their role is essential for several reasons:

Drafting and validation of the deed of sale

The deed of sale is the key legal document in a real estate transaction, and its drafting must comply with legal requirements. The notary ensures its accuracy and conformity.

Verification of the legal status of the property

The notary conducts research to ensure that the property is free of any encumbrances (mortgage loan, legal mortgage, easement, etc.) and that the seller is indeed the owner. This verification protects you as a buyer against possible disputes or litigation.

Legal advice

As a legal expert, the notary provides impartial advice to both parties (buyer – seller) so that they are fully informed of the consequences of the transaction.

Registration in the land register

The notary ensures that the property is registered in the land register in the name of the new buyer. This formality is essential to officialize the change of ownership.

Notary fee rates in the canton of Vaud

In the canton of Vaud, notary fees are set according to a progressive scale. This means that the rates applied vary depending on the value of the property.

Calculation of Vaud notary fees: scale and variations

The value of the property directly influences the amount of the Vaud notary fee calculation. This variation allows buyers of more expensive properties to benefit from a lower percentage fee and thus make savings.

• For properties under 1 million CHF: Vaud notary fees can represent about 3% of the property’s value. For an apartment worth 500,000 CHF, the notary fees could reach approximately 15,000 CHF.
• For properties over 1 million CHF: the percentage gradually decreases to reach more competitive rates. For a villa worth 2 million CHF, the fees would be reduced to about 2%, or 40,000 CHF.

It is therefore recommended to consult the notary directly or the website of the Vaud land services to know the exact applicable scale.

Detailed composition of Vaud notary fees

Vaud notary fees are generally broken down into three main categories.

Notary fees

The fees cover the legal services of the notary, including the time spent preparing, drafting, and verifying the deed of sale. Although these fees are regulated, there is sometimes room to negotiate preferential rates, especially for high-value transactions.

Transfer taxes

Transfer taxes are a tax levied by the canton for the transfer of ownership. In the canton of Vaud, this tax is generally 1.1% of the sale price, but it may vary slightly from one municipality to another depending on local policies. It is an unavoidable component of Vaud notary fees and often represents one of the largest charges for you as a buyer.

Other additional fees

In addition to fees and transfer taxes, other fees may apply, including:

• Land register registration fees: to formalize the transfer of ownership in the register.
• Publication fees: some deeds must be officially published, generating additional costs.
• Cadastral research fees: necessary to verify the legal status of the property, including the existence of easements or encumbrances.

Additional fees related to mortgage credit

When purchasing a property, additional fees may arise in connection with the mortgage loan. Among them:

• Mortgage application fees: they cover administrative costs related to opening the loan.
• Mortgage registration fees: to register the mortgage on the property. This cost may vary depending on the loan amount and the lending institution.

These fees should also be included in the overall budget of the transaction and may differ depending on the bank or insurance granting the mortgage credit.

Calculation of Vaud notary fees: practical examples

Here are some examples of Vaud notary fees for various real estate transaction amounts.

Property value (CHF)	Estimated percentage	Estimated notary fees (CHF)
300,000	3%	9,000
600,000	2.75%	16,500
1,000,000	2.5%	25,000
1,500,000	2.2%	33,000

These examples are given for informational purposes and may vary slightly depending on the specifics of each transaction.

Distribution of fees between buyer and seller

In most cases, Vaud notary fees are your responsibility (buyer), although it is possible to negotiate a cost sharing in certain situations, for example:

• Transactions between family members: specific agreements may be established.
• Complex commercial transactions: some negotiations may result in shared fees.
• Any type of transaction: negotiation is key. We help you obtain the best conditions.

It is recommended to clarify this question at the start of negotiations to avoid any misunderstandings.

Optimization of notary fees

In the canton of Vaud, notary fees represent a significant part of the expenses related to property purchase. Although these fees are largely fixed and regulated by law, there are some ways to optimize them and thus reduce overall costs. Here are concrete strategies to lighten the burden of these fees.

Compare fees from several notaries

Notary fees are significant in Vaud notary costs and may vary depending on various criteria: the firm’s reputation, the complexity of the transaction, or additional services included in their offerings. Each notary may apply a slightly different fee structure, within the limits set by law. It is therefore wise to request detailed quotes from several notaries, ideally at least three, to compare not only fees but also the services included in each offer.

For example, some notaries include legal advice fees or other administrative procedures in their base rate, while others charge them separately. This comparison will help you find a notary whose fees best match your budget and needs.

Negotiate fees

Although the negotiation margin is limited for lower-value transactions, it may be possible to obtain discounts for high-value properties, generally those exceeding one million Swiss francs. For significant transactions, some notaries agree to offer a discount, especially if you are willing to entrust the entire management of the transaction to the same firm. Negotiation can be based on several criteria, such as the estimated workload or your loyalty to the notary in question. If you have several properties or real estate projects, grouping these transactions with the same notary may also open the door to discounts.

Include certain fees in the mortgage loan

To avoid mobilizing a large sum when acquiring the property, you can choose to include the Vaud notary fees in the mortgage loan. Many Swiss banks allow these fees to be included in the total loan amount, which allows you to repay them over the duration of the loan rather than paying immediately. This eases your initial expenses, leaving you with greater financial flexibility. However, it is important to note that this inclusion involves additional interest costs, since these fees will be part of the borrowed capital.

Check for possible exemptions

In certain municipalities in the canton of Vaud, exemptions on transfer taxes may apply, particularly for first-time buyers or the purchase of a primary residence. These municipal policies aim to facilitate access to property for these types of buyers. It is therefore advisable to inquire with municipal authorities or the notary to verify eligibility for these exemptions or reductions. For example, some localities offer tax relief for those buying their first primary residence, or discounts for eco-friendly housing. Good information on these possibilities can lead to substantial savings.

Group several transactions or legal services

If you, as a buyer, need additional legal services or manage multiple transactions simultaneously (such as a change in matrimonial regime or inheritance), it can be advantageous to entrust all these procedures to the same notary. This grouping can simplify the process and encourage the notary to offer more favorable rates for all services, thus reducing the cost of each individual operation.

Comparison with other cantons

In Switzerland, notary fees can vary significantly depending on the canton, as each region applies specific scales and policies for registration fees, commissions, and exemptions. Here is an overview of these fees in some Swiss cantons, which can help you better anticipate costs depending on the location of your real estate purchase:

Geneva: In this canton, notary fees are among the highest, reaching up to 3.5% of the property’s value. Costs generally include high registration fees, which can represent a significant burden, especially for high-value properties.

Fribourg: Here, notary fees are similar to those in Vaud, generally around 2.5%. Here too, specific reductions or exemptions may apply for primary residence purchases or to encourage first-time buyers, which can reduce costs for young families.

Neuchâtel: In the canton of Neuchâtel, notary fees are close to those in Vaud, also with policies encouraging first-time buyers, sometimes including exemptions on registration fees.

Valais: In Valais, notary fees are around 2%, but they can be more flexible, particularly for properties located in mountain areas where some municipalities seek to attract new residents. Additionally, reliefs may be offered for eco-friendly or energy-efficient housing.

Jura: The canton of Jura applies relatively low notary fees, often around 1.5% to 2%. This more affordable rate can make Jura attractive for buyers looking for a primary or secondary residence, especially in rural areas where costs are generally lower.

Bern: In the canton of Bern, notary fees vary between 1.8% and 2.5%, depending on location and property value. Although comparable to other German-speaking cantons, Bern sometimes offers exemptions or reductions in certain rural municipalities to attract residents, particularly first-time buyers.

Zurich: The canton of Zurich is one of the most expensive for real estate in Switzerland, but notary fees remain moderate, around 1% to 1.5%. Authorities aim to make transaction costs more affordable for buyers, especially young professionals.

Basel-City: In Basel-City, notary fees are quite competitive, often below 1.5%. Due to the economic attractiveness of the region, these moderate fees facilitate real estate transactions, although property prices are among the highest in Switzerland. Discounts may be considered for investors acquiring multiple properties at once.

Ticino: In the canton of Ticino, notary fees range between 2% and 2.5%. However, tax incentives exist in some municipalities to attract new residents, and exemptions may be granted for low ecological impact properties or first-time buyers.

These differences between cantons can have a significant impact on purchase decisions, especially for first-time buyers and families seeking to benefit from reductions or exemptions. It is therefore essential for you to fully understand local policies and anticipate notary fees in your budget calculations to make an informed choice suited to your financial situation.

Payment procedure and deadlines

Payment terms

Vaud notary fees are generally settled at the signing of the sales deed. A precise fee statement is provided by the notary, and payment can be made by bank transfer.

Processing time

Document processing usually takes a few weeks, depending on the complexity of the transaction. It is recommended to maintain communication with the notary to follow the progress.

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