What does a real estate agent do after receiving a sales assignment: the behind-the-scenes work involved in selling a house on Lake Garda

Selling a property on Lake Garda is a process that requires attention, expertise and careful preparation of the property. Many owners think that the estate agent's job mainly consists of posting an online advertisement and organising a few viewings, but in reality, the most important work takes place immediately after receiving the sales mandate.
In this article, we will take a detailed look at the activities carried out by a real estate agency after receiving the sales mandate, using the working method of Immobiliare Righetto, a real estate agency based in Bardolino that operates throughout the Lake Garda area between Lazise, Bardolino, Garda, Torri del Benaco and the surrounding hinterland, as a reference.

- The importance of the preparation phase in the sale of a property -
Before discussing the individual activities, it is important to understand why this phase is so important.
Many property sales in Italy encounter difficulties precisely because certain checks are carried out too late, perhaps when a buyer has already been found. This can lead to:
- delays in negotiations

- problems with the buyer's mortgage
- requests for price reductions
- in the worst cases, the sale being blocked
For this reason, a professional estate agent works differently: they prepare the property for sale before even putting it on the market.
This approach allows them to:

- present the property in a professional manner
- avoid problems during negotiations
- speed up the sale
- convey greater confidence to potential buyers

This is exactly the working method followed by Immobiliare Righetto, which has been operating in the Lake Garda property market for over 40 years, supporting owners and buyers with a comprehensive and structured service.

- Access to municipal records: why it is important before selling a house -

One of the first activities carried out after receiving a sales mandate is to check the property's urban planning documentation.
This step is carried out through what is known as access to municipal records.
Access to records allows you to retrieve the plans filed with the municipal offices and verify that the current state of the property corresponds to what has been authorised.

In other words, we check that:
- the internal layout complies with the plans
- any changes have been authorised
- there are no building violations or discrepancies

This check is extremely important because, in order to sell a property, the urban planning situation must be in order.
If discrepancies emerge, this does not necessarily mean that the property cannot be sold.

In many cases, it is possible to remedy or regularise the situation.
For this reason, during this phase, the estate agency may collaborate with qualified technicians, such as surveyors, architects or engineers.
These professionals can verify the situation and suggest possible solutions to resolve the problem before putting the property on the market.

In the Lake Garda area, where many properties have undergone changes over the years (especially second homes or older properties), this preliminary check is particularly useful to avoid surprises during the sale.

- Land registry check and floor plan verification -

In parallel with the urban planning check, a land registry check of the property is also carried out. The Land Registry is the register that identifies each property through data such as:
- property ownership

- cadastral income
- floor plan of the property
- cadastral category

During this phase, the cadastral floor plan is checked to ensure that it is correct, the property data is up to date and the property is correctly registered.
If the cadastral floor plan does not correspond to the actual state of the property, it may be necessary to proceed with a cadastral update by a qualified technician.
This step is also very important because today, at the time of sale, the notary requires the property to be cadastral compliant.
Carrying out this check before publishing the property allows you to avoid delays when you reach the final stage of the sale.

- Mortgage searches: check the legal status of the property -

Another essential check concerns the legal status of the property. Through mortgage searches, it is possible to check whether there are any mortgages, seizures, restrictions or special transcriptions on the property. The presence of a mortgage, for example, does not necessarily mean that the property cannot be sold.
Many properties on Lake Garda are still encumbered by mortgages, and this is perfectly normal. What is important is to know the situation in advance so that the sale can be handled correctly. For example, if the property is still subject to a mortgage, it will be possible to pay off the remaining debt with part of the sale price during the notarial deed.

An experienced estate agent is familiar with these procedures and can guide the seller and buyer in a clear and transparent manner.

- Professional photography: first impressions count -

Once the documentation has been checked, the next step is to present the property on the market. One of the most important aspects is professional photography.
Nowadays, most people start their house hunt online, through property portals or the web.
This means that the first visit almost always takes place through photographs. For this reason, a professional estate agency does not just take a few quick photos with a smartphone, but organises a proper photo shoot to show the property in its best light.

A good photo shoot allows you to:
- show the spaces correctly
- highlight the strengths of the property
- convey brightness and spaciousness
- attract the attention of buyers

This aspect is particularly important in the Lake Garda property market, where many buyers evaluate properties from a distance before deciding to visit them in person.

- Property videos: a more immersive experience for buyers -

In addition to photographs, more and more estate agents are also using property videos. Videos offer a more complete view of the spaces and allow potential buyers to get a more accurate idea of the house. In the Lake Garda market, where there is a high number of foreign buyers, videos are a very effective tool for increasing interest in a property.

- Communication to the agency's customer database -

Once the photographic and video material has been prepared, the next step is to communicate the property to customers already in the estate agency's database.
An experienced agency, such as Immobiliare Righetto, often has a database of people who are looking for a home in the area.
Through tools such as newsletters or direct contacts, the new property is presented to these people even before it is published on portals.
In some cases, this can lead to finding a buyer very quickly.

- Publication on the main property portals -

After the preparation and internal communication phase, the property is published on the main property portals dedicated to house hunting.
Publishing is not simply a matter of uploading a few photographs. An effective advertisement must be carefully constructed and include:
- a detailed description of the property
- clear information about its features
- professional photographs
- floor plans
- location and context

A well-written description allows potential buyers to immediately understand whether the property is suitable for their needs.
In the Lake Garda property market, where competition between properties can be high, the quality of the advert can make a big difference.

- Promotion of the property on social media -

In addition to property portals, social networks are also playing an increasingly important role today. Estate agents use platforms such as Facebook or Instagram to promote properties and reach new potential buyers. Promotion on social media allows you to:
- increase the visibility of the property

- reach people who are not actively looking for a home
- generate greater interest in the property

In the case of properties located in tourist destinations such as Bardolino, Lazise, Garda and Torri del Benaco, social media can be a very effective tool for reaching buyers from abroad.

- The value of a estate agent in selling a house -

All these activities demonstrate that selling a property is not simply a matter of posting an advert online.
Selling a house requires:
- technical skills
- market knowledge
- marketing skills
- document management

A professional estate agent coordinates all these activities with the aim of making the sale as easy as possible for the owner. Relying on an estate agency means having a professional at your side who follows every step of the process.

- Selling your home on Lake Garda with Immobiliare Righetto -

The property market on Lake Garda is very unique and requires in-depth knowledge of the area. Areas such as Bardolino, Lazise, Garda, Torri del Benaco and the hilly hinterland attract Italian and foreign buyers every year who are looking for a home in one of the most charming areas of northern Italy. For this reason, it is important to rely on professionals who know the local market well.
Immobiliare Righetto, based in Bardolino, has been operating in the Lake Garda property sector for over 40 years and offers a comprehensive service that accompanies the client through all stages of the sale. From document verification to property promotion, every step is handled with care and professionalism, with the aim of achieving the best possible result for the owner.

If you are thinking of selling your home in Bardolino, Lazise, Garda or Torri del Benaco and want to understand how much your property is worth today, Immobiliare Righetto is at your disposal for a free, no-obligation valuation.

info@immobiliarerighetto.com - 0039 / 0457211420