What Is a Konvenju in Malta?

A konvenju is the Maltese term for a promise of sale — a legally binding preliminary agreement signed before a notary in which a seller promises to sell a property and a buyer promises to buy it, on agreed terms and within a set time frame. It's drafted by a notary and sets out the price, the property description, and any conditions attached to the sale, such as bank financing or an AIP permit. For other Malta property terms, see our real estate terminology glossary.

Yes. Once both parties sign, a konvenju is legally binding under Maltese law, and neither the buyer nor the seller can simply change their mind. If one party fails to honour the agreement without a valid contractual reason, the other party can take legal action, which may include a claim for the property to be transferred or for compensation.

The konvenju is a promise to sell and a promise to buy — it isn't the transfer of ownership itself. The final deed of sale is the document that actually transfers legal title from seller to buyer. Between the two, the notary carries out searches to confirm the seller's title and that the property is free of legal issues before the final deed is signed.

A konvenju is typically valid for three months. Depending on the parties' circumstances, such as a pending bank loan, outstanding construction work, or inheritance matters, this can be extended to six months or longer by mutual agreement.

Yes, provided both the buyer and seller agree. An extension is usually formalised in writing and is common when a bank loan is taking longer to approve, when planning permits are pending, or when the seller needs more time to complete finishing works.

If the agreed term lapses without either an extension or the final deed being signed, the konvenju is no longer enforceable in its original form. What happens next depends on why the delay occurred and whether either party breached their obligations, so it's important to raise any delays with the notary well before the expiry date rather than after.

Not without consequences. Because a konvenju is binding, walking away without a valid contractual reason can expose the withdrawing party to legal action and the loss of any deposit paid. Conditions written into the konvenju itself, such as "subject to bank loan approval," are the main legitimate way to exit if that condition isn't met.

If a seller refuses to proceed to the final deed without a valid reason, the buyer has legal recourse, which can include court action to enforce the sale or to recover damages. In practice, most disputes are resolved before reaching this point, which is why the conditions in the konvenju should be clear and complete from the outset.

No. A verbal agreement to buy or sell property isn't recognised or enforceable under Maltese law. A konvenju must be put in writing, either as a private agreement or as a public deed signed before a notary, to have legal effect.

A notary is the professional who drafts and registers the konvenju, and this step is standard practice in every property purchase in Malta. A notary acts independently of both parties to verify legal title. Buyers don't strictly need a separate lawyer for a straightforward purchase, though legal advice can be useful for complex situations such as inheritance, commercial property, or cross-border ownership. For the wider purchase process, see our First-Time Buyer's Guide.