The Property is located in the Costa Vicentina National Park by the sounds of it!
Be aware that there are all sorts of extra regulations and controls on building in the area.
The most important thing for you is to make sure that the entire building conforms 100% with the authorised plans and planning regulations.
Many of the properties build up to 2000 in Vale de Telha were never properly approved and there are reports of buyers have significant problems subsequently.
I lived in Lagos for many years and know that Vale de Telha was an area to BE VERY careful off.
In my option, you should get yourself a good lawyer now. This will cost.
I recommend an Advogado (Advocate) rather than a Solicitador (Solicitor) given the possible complexity of the case.
As regards price, as has been said above, people here try it on big time.
Having moved up to north of Lisbon from Lagos last year, and after looking at probably 50 properties North of Lisbon we know that people try it on on prices AND the agents encourage them to do so to get higher commissions.
When we found the house we have now bought, we knew the price was much higher than the value of the property based on what we had seen in the area and what was reasonable for the area based on the rated value of the property by the Tax Authorities.
The Agent had indicated that the then-owners had rejected a previous low bid. We also saw from the official documents, which we had requested at the outset, the sellers had TWO mortgages on the property.
I speak and write Portuguese so I drafted a formal offer for the property pointing out a range of facts that lowered the value of the property. (e.g. No Garage, etc.). I suspected that there was pressure on them from the Bank, so we went in with a bid 9% lower than the sale price...
They bit and we settled on a price 7,5% lower than the listed price.
The first official documents to request from the agent are the
- Caderneta predial - Official Govt. Record Record of the Property showing rated value
- Certidão permanente - History of transactions related to the same
- Certidão Enérgetica - Energy Certificante
- Licença da habitação - Habitation License
If all or any of these documents cannot be supplied to you by email within 7 days, start questioning.
No sale can legally go through in Portugal without these documents.
Finally, bear in mind you will have also to be registered with the Tax Authorities, (Finanças) to proceed with the purchase.