How does the notary verify that the seller has genuinely received payment?

The notary verifies payment through one of two primary methods:  

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1.Notary escrow account:

• If funds are held in the notary's escrow account, the notary can directly confirm receipt of the full payment
• This is the most straightforward method as the notary has direct visibility of the funds

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2. Seller confirmation of receipt:  

• The seller provides proof that funds have been received in their account
• Most commonly, the seller sends an email FROM their email address (as specified in the contract) TO the notary confirming full payment has been received
• In some cases, the notary may request additional documentation such as:  
  
  • Copy of the SWIFT or SEPA transfer confirmation  
  • Copy of the seller's bank statement showing the funds in their account  
• Safeguard mechanism: - If the seller does not provide confirmation within approximately 10 working days, the buyer can provide proof of payment to the notary - The buyer can show documentation of the SWIFT or SEPA transaction demonstrating that funds were sent  

Important distinction:

• Proof that funds were sent is not the same as proof that funds were received
• International transfers can be delayed or held up, particularly in cases involving compliance checks, sanctions screening, or banking intermediaries
• This is why seller confirmation of actual receipt is the preferred method  

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For international bank transfers (including SEPA transfers), the notary will typically request:

• Confirmation from the seller (email or written statement)
• If needed: copy of the transfer instruction and seller's bank statement showing receipt - Confirmation of the exact euro amount received  Only after the notary is satisfied that payment has been received will they release the Clausula Intabulandi, which is required to register the buyer as the new owner.