A konvenju is the preliminary agreement — the promise of sale — in a Maltese property purchase. It fixes the price and terms and binds both parties while searches, permits and financing are completed, before the final deed transfers ownership.
Buyers arriving from other jurisdictions often assume the konvenju is a soft, exchange-of-intent stage. It is not. It is a binding agreement, and treating it casually is expensive.
The Two Stages
The konvenju
Signed before a notary. It records the parties, the property, the price, the deposit and the period within which the final deed must be completed. It is normally conditional — on clear title, on the necessary permits, and often on the buyer obtaining financing.
A deposit is paid at this stage, commonly held by the notary rather than passed to the seller.
The final deed
The transfer of ownership. Between konvenju and deed, the notary carries out searches to confirm the seller can actually convey clear title, that there are no undisclosed encumbrances, and that the property’s planning position is what it was represented to be.
What Happens in Between — and Why It Matters Commercially
For commercial property, the searches period is where problems surface. The most consequential for an office buyer is planning: confirming the property genuinely holds the use class it is being sold as — for offices, that is normally Class 4A.
A building marketed as offices that does not hold the appropriate permit is a materially different asset from the one you thought you were buying. Establish the planning position during the konvenju period, when you still have conditions to rely on — not after the deed.
Also worth confirming at this stage: whether the property sits in a Specially Designated Area, which affects acquisition rules for non-resident buyers, and the position on any ground rent.
What to Get Into the Konvenju
The right conditions
The konvenju is where your protections live. Conditions on clear title, on the planning position, and on financing where relevant. Once you have signed without a condition, you have given away the ability to walk away on that ground.
A realistic period
The konvenju sets a window for completion. Too short and you are renegotiating an extension under pressure; too long and the seller may resist. Set it against a realistic view of how long searches and financing will actually take.
Clarity on what happens if it falls through
Establish what happens to the deposit if a condition is not satisfied, and what happens if either party simply fails to complete. These are different scenarios with different consequences.
Frequently Asked Questions
What is a konvenju in Malta?
A konvenju is the preliminary agreement, or promise of sale, in a Maltese property transaction. It fixes price and terms and binds both parties while searches and conditions are worked through, ahead of the final deed.
Is a konvenju legally binding?
Yes. It is a binding agreement, not a statement of intent. It is normally subject to conditions, but within those conditions both parties are committed.
How long is there between konvenju and final deed?
The konvenju itself sets the period, agreed between the parties and set against how long searches, permits and any financing will realistically take.
What deposit is paid on a konvenju?
A deposit is paid at signing, commonly held by the notary rather than released to the seller. The amount is a matter of agreement between the parties.
What happens if the buyer does not complete?
It depends on why. If a condition in the konvenju was not satisfied, the position on the deposit should be governed by that condition. If the buyer simply fails to complete without a contractual basis, the consequences are more serious — which is why the conditions matter so much.
What should a commercial buyer check between konvenju and deed?
Clear title, the planning use class the property actually holds, any encumbrances or ground rent, and whether the property sits in a Specially Designated Area. Planning is the one most likely to cause a commercial problem for an office buyer.
Buying Commercial Property in Malta
We act for buyers on commercial acquisitions and can advise on what to establish before signing a konvenju — particularly on the planning position, which is where office purchases most often run into difficulty.
Call +356 7942 3033 or request a callback. Browse offices for sale in Malta.
More Malta Property Terms Explained
- What is a Specially Designated Area (SDA)?
- What is di fermo in a Malta commercial lease?
- What is di rispetto? Malta’s lease extension period explained
- Garanzija: how security deposits work on Malta commercial leases
This article is general information about the Maltese property purchase process. It is not legal advice. Every transaction is different, so take advice from a notary or Malta-qualified property lawyer before signing a konvenju.
Written by Etienne Licari, commercial real estate advisor licensed by the Property Market Agency (licence PB-00144-23), working in Malta’s office market since 2010.
