# Italian judicial property auction glossary

> Sixty-four entries, from the award to the sealed-bid sale, with legal references and guides for further reading.

Source: https://immobilscan.it/en/property-auction-glossary · By the ImmobilScan editorial team · Published October 25, 2026

Judicial auctions have a vocabulary of their own, drawn partly from the Code of Civil Procedure and partly from court practice. Here are the terms you encounter in a notice of sale (avviso di vendita), appraisal report (perizia) or on the Public Sales Portal, with legal references where available and guides for further reading. The entries draw on our daily reading of notices, orders and appraisals for the more than 17,000 auctions we publish. Where a rule depends on the individual court, we say so: in those cases, the notice governs.

## A

### Award

The award (aggiudicazione) is the act by which, at the end of the sale, the sale delegate (delegato alla vendita) or judge awards the lot to the highest bidder. The winner becomes the winning bidder (aggiudicatario), but does not yet own the property. Ownership passes with the [transfer decree](https://immobilscan.it/en/property-auction-glossary#decreto-di-trasferimento), after payment of the [balance](https://immobilscan.it/en/property-auction-glossary#saldo-prezzo). Late payment leads to [forfeiture](https://immobilscan.it/en/property-auction-glossary#decadenza-dell-aggiudicatario) (art. 587 c.p.c.). Guide: [how judicial auctions work](https://immobilscan.it/en/guides/how-property-auctions-work).

### Provisional award

A provisional award (aggiudicazione provvisoria) can still be surpassed or revoked. In current property enforcement proceedings, the award is final. In judicial liquidation, however, the supervising judge may still prevent completion of the sale on an application submitted within ten days (art. 217 of the Codice della crisi). The term also appears in some bodies' notices of sale: in INPS asset sales, for example, the award remains provisional for 60 days. Guide: [notarial auctions and public asset sales](https://immobilscan.it/en/guides/notarial-auctions-public-asset-sales).

### Primary residence tax relief

Primary residence tax relief (agevolazioni prima casa) is a reduced tax regime for buyers of a primary residence. Registration tax falls from 9% to 2%, with a minimum of €1,000, and mortgage and cadastral taxes are fixed at €50 each. It also applies to auction purchases if the buyer meets the ordinary requirements. The home must not be a luxury property (categories other than A/1, A/8 and A/9); the buyer must establish residence in the municipality within 18 months and have no other home purchased with the relief, unless it is sold within the legal deadline. Declarations must be made to the delegate before registration of the transfer decree, within the time stated in the notice. Guide: [the costs of bidding](https://immobilscan.it/en/guides/costs-bidding-at-judicial-auction).

### Assignment

Assignment (assegnazione) transfers the property to a creditor who has requested it, instead of selling it (arts. 588-590 c.p.c.). The request also matters to bidders. If one exists and the best bid remains below the starting price (prezzo base), the delegate does not award the lot and proceeds with assignment (arts. 572 and 573 c.p.c.). This is one reason a bid between the minimum bid and starting price may not be accepted.

### Asynchronous auction

An asynchronous auction (asta asincrona) is an online sale in which bids are raised over a set period without bidders being connected at the same time. The period ranges from 24 hours to one week, according to the sale order (ordinanza di vendita). Many notices provide for an automatic extension if a bid arrives in the final minutes. The order sets the duration, minimum bid increment (rilancio minimo) and extension (D.M. 32/2015). Guide: [synchronous and asynchronous online auctions](https://immobilscan.it/en/guides/online-auctions-synchronous-asynchronous).

### Failed auction

A failed auction (asta deserta) is a sale that received no valid bids. The delegate schedules a new [sale attempt](https://immobilscan.it/en/property-auction-glossary#esperimento-di-vendita), with or without a [reduction](https://immobilscan.it/en/property-auction-glossary#ribasso) in the starting price (art. 591 c.p.c.). A bid submitted but not accepted, for example because it was the only bid and below the starting price (art. 572 c.p.c.), does not formally make the auction failed. On the Public Sales Portal the two cases may appear as “deserta” and “non aggiudicata” when the delegate records the outcome. Guide: [failed auctions and price reductions](https://immobilscan.it/en/guides/failed-auction-price-reduction).

### Synchronous auction

A synchronous auction (asta sincrona) is an online sale in which all bidders connect to the operator's platform at the same time and raise bids in real time. The maximum interval between bids is stated in the notice. Participation is online only. D.M. 32/2015 and the sale order govern it. Guide: [synchronous and asynchronous online auctions](https://immobilscan.it/en/guides/online-auctions-synchronous-asynchronous).

### Mixed synchronous auction

A mixed synchronous auction (asta sincrona mista) allows bids on paper and online (D.M. 32/2015, art. 22). Those who deposited an envelope attend before the delegate; online bidders raise bids on the platform at the same time. It is useful to people without a digital signature. Where available, the notice states where and how to submit a paper bid.

### Notice of sale

The notice of sale is the document that publicizes the sale (arts. 570 and 591-bis c.p.c.). It describes the lot, starting price, minimum bid (offerta minima), bid deposit (cauzione), minimum bid increment, dates, how to bid and the delegate's and custodian's contacts. It must be published on the [PVP](https://immobilscan.it/en/property-auction-glossary#pvp) (art. 490 c.p.c.). It prevails over any summary, including ImmobilScan's. Guide: [practical guide to buying at auction](https://immobilscan.it/en/guides/guide-buying-at-judicial-auction).

## C

### Assigned family home

An assigned family home (casa familiare assegnata) is a home a separation or divorce judge has left for one parent to use in the children's interests (art. 337-sexies c.c.). The order may be recorded and is enforceable against third parties under art. 2643 c.c. It is not enforceable against a creditor whose mortgage was registered before that recording: in that case the property is sold free of the assignment (Cass. 7776/2016). The appraisal states whether there is an assignment and when it was recorded; the particular case should be assessed with a lawyer. Guide: [occupied property and vacating](https://immobilscan.it/en/guides/occupied-property-vacating).

### Bid deposit

The bid deposit is the sum, at least 10% of the price offered, paid with the bid (art. 571 c.p.c.). The order may require more or calculate it differently, for example on the starting price. On a €150,000 bid the minimum deposit is €15,000. It is returned to unsuccessful bidders; for the winner it is deducted from the price and lost upon forfeiture (art. 587 c.p.c.). Guide: [the costs of bidding](https://immobilscan.it/en/guides/costs-bidding-at-judicial-auction).

### Early closure for lack of viable proceeds

Early closure (chiusura anticipata per infruttuosità) ends enforcement proceedings (procedura esecutiva) when the judge decides a sale can no longer reasonably satisfy creditors (art. 164-bis disp. att. c.p.c.). The judge considers the costs of continuing, chances of sale and value still recoverable. A typical case is a property unsold after many reductions. Once closed, the auction is not repeated and the property is freed from seizure.

### Planning and cadastral compliance

Planning and cadastral compliance (conformità urbanistica e catastale) means the property matches its authorized state and its cadastral plan and records. The appraiser checks this and identifies discrepancies and regularization costs (art. 173-bis disp. att. and art. 568 c.p.c.). For certain unauthorized work the winning bidder may apply for regularization (sanatoria) within 120 days of service of the transfer decree, if the conditions are met (art. 46, c. 5, D.P.R. 380/2001; art. 40, c. 6, L. 47/1985). Guide: [how to read an appraisal](https://immobilscan.it/en/guides/how-to-read-auction-appraisal).

### Enforcing creditor

The enforcing creditor (creditore procedente) served the seizure and requested the sale. It may be a bank, a company that purchased its claims, a condominium or an individual. Other creditors participate by [intervening](https://immobilscan.it/en/property-auction-glossary#intervento). This matters to buyers because if the enforcing creditor and all intervening creditors with an [enforceable title](https://immobilscan.it/en/property-auction-glossary#titolo-esecutivo) withdraw before the award, the proceedings terminate and the sale falls through (art. 629 c.p.c.).

### CTU / appraisal report

The appraisal report is prepared by the judge's [court-appointed appraiser](https://immobilscan.it/en/property-auction-glossary#esperto-stimatore), commonly called CTU. It describes the property, checks compliance and states occupancy and restrictions (art. 173-bis disp. att. c.p.c.). It then calculates value, adjusting for the absence of a warranty, regularization costs, possession and unpaid condominium fees (spese condominiali) (art. 568 c.p.c.). Guide: [how to read an auction appraisal](https://immobilscan.it/en/guides/how-to-read-auction-appraisal).

### Court-appointed custodian

The court-appointed custodian (custode giudiziario) preserves and manages seized property in the debtor's place: a professional or an [IVG](https://immobilscan.it/en/property-auction-glossary#ivg), appointed by the judge (art. 559 c.p.c.). The custodian arranges viewings, oversees the property and carries out the [vacating order](https://immobilscan.it/en/property-auction-glossary#ordine-di-liberazione). For seizures served after February 28, 2023 this is at no cost to the winning bidder unless the bidder exempts the custodian from that duty (art. 560 c.p.c.); earlier proceedings follow the previous rules and the judge's order. Guide: [court custodians and property viewings](https://immobilscan.it/en/guides/court-custodian-property-viewing).

## D

### Debtor subject to enforcement

The debtor subject to enforcement (debitore esecutato) owns the seized property and cannot bid (arts. 571 and 579 c.p.c.). If living there with family, the debtor may remain until the transfer decree unless they obstruct viewings, fail to preserve the property or breach other obligations (art. 560 c.p.c.). This applies to seizures served after February 28, 2023. Earlier proceedings follow the previous rules and the judge's order. Guide: [occupied property and vacating](https://immobilscan.it/en/guides/occupied-property-vacating).

### Winning bidder's forfeiture

Forfeiture (decadenza dell'aggiudicatario) is the loss of the award when the winner fails to pay the balance on time (art. 587 c.p.c.). The judge declares it by decree and orders the deposit forfeited as a penalty; the property returns to sale. If the new price plus the retained deposit is lower than the previous price, the defaulting bidder pays the difference. For seizures served after February 28, 2023, failure to submit the anti-money-laundering declaration under art. 585, c. 4 also causes forfeiture (D.Lgs. 164/2024); earlier proceedings follow the previous rules and the judge's order. Guide: [mortgages for auction homes](https://immobilscan.it/en/guides/mortgage-buying-home-at-auction).

### Transfer decree

The transfer decree (decreto di trasferimento) is the judge's order transferring ownership to the winner after payment (art. 586 c.p.c.). It orders cancellation of seizures and mortgages and contains an injunction to vacate. It is a title for recording and an enforceable title for delivery. Before issuing it, the judge may suspend the sale if the price is considerably below the fair price. Guide: [how judicial auctions work](https://immobilscan.it/en/guides/how-property-auctions-work).

### Sale delegate

The sale delegate is the professional (notary, lawyer or accountant) entrusted by the judge with the sale (art. 591-bis c.p.c.). The delegate drafts and publishes the notice, receives bids, conducts bidding, collects the balance and expenses and prepares the draft transfer decree. The delegate is the buyer's main contact; details are in the notice. When the delegate is a notary, the sale is also called a “notarial auction,” but remains judicial. Guide: [practical guide to buying at auction](https://immobilscan.it/en/guides/guide-buying-at-judicial-auction).

### Right and share

The right and share (diritto e quota) indicate what is actually sold. The right may be full ownership, bare ownership, usufruct or surface right (diritto di superficie); the share may be the whole or a fraction, such as 1/2. Buying bare ownership means taking possession only when the usufruct ends. For a fraction see [undivided share and partition](https://immobilscan.it/en/property-auction-glossary#quota-indivisa-e-divisione). The notice and appraisal state the right and share, which are reflected in the starting price. Guide: [how to read an appraisal](https://immobilscan.it/en/guides/how-to-read-auction-appraisal).

### Public asset sale

A public asset sale (dismissione) is a non-judicial sale of property belonging to public or social security bodies: the body sells, publishes a notice and entrusts the sale to a notary. Sellers include the Agency for Confiscated Assets (Agenzia per i beni confiscati) and some bodies in compulsory administrative liquidation. Auctions almost always take place on the [Notarial Auction Network](https://immobilscan.it/en/property-auction-glossary#rete-aste-notarili), and notices are published on the Notariato's Avvisi Notarili portal. The notice sets rules, deposit and timing. On ImmobilScan these sales have a “Public asset sale” badge. Guide: [notarial auctions and public asset sales](https://immobilscan.it/en/guides/notarial-auctions-public-asset-sales).

## E

### Property enforcement proceedings

Property enforcement proceedings (esecuzione immobiliare) allow a creditor to have a court sell a debtor's property and collect from the proceeds (espropriazione forzata immobiliare, art. 555 et seq. c.p.c.). They start with [seizure](https://immobilscan.it/en/property-auction-glossary#pignoramento) and end with distribution of proceeds among creditors. Most judicial auctions on the PVP originate this way. The competent court is where the property is located. Guide: [how judicial auctions work](https://immobilscan.it/en/guides/how-property-auctions-work).

### Sale attempt

A sale attempt (esperimento di vendita) is each attempt to sell the same lot, with its own notice, starting price and date. If unsuccessful, another is scheduled, generally at a reduced price (art. 591 c.p.c.). For seizures served after February 28, 2023, the delegate must hold at least three attempts a year (art. 591-bis c.p.c.); earlier proceedings follow the previous rules and the judge's order. The attempt number is not always in the notice and can be reconstructed from the lot's history. Guide: [failed auctions and price reductions](https://immobilscan.it/en/guides/failed-auction-price-reduction).

### Court-appointed appraiser

The court-appointed appraiser (esperto stimatore) is the technician appointed by the enforcement judge (giudice dell'esecuzione) to describe and value seized property (arts. 568 and 569 c.p.c., art. 173-bis disp. att.). The appraiser is an engineer, architect, surveyor or other professional on the court's register of technical consultants. The report is the [appraisal report](https://immobilscan.it/en/property-auction-glossary#ctu-perizia-di-stima), also called CTU.

### Loss of title to a third party

Loss of title (evizione) occurs when a third party proves a superior right, such as ownership, to purchased property. In a forced sale, the winning bidder who loses title may recover the price not yet distributed, less expenses (art. 2921 c.c.). If already distributed, the bidder may claim from each creditor the portion received and from the debtor any remainder. No claim lies against preferential or mortgage creditors against whom the cause of loss of title could not be enforced. This protection remains for the buyer, who has no warranty against defects (art. 2922 c.c.).

## F

### Bankruptcy and judicial liquidation

Judicial liquidation (liquidazione giudiziale) is insolvency proceedings for an insolvent business, in which property is sold to pay all creditors. On July 15, 2022 it replaced bankruptcy (fallimento) under the Codice della crisi d'impresa e dell'insolvenza (D.Lgs. 14/2019); proceedings opened earlier remain governed by bankruptcy law. The trustee conducts sales under the supervising judge according to the liquidation program (arts. 216 and 217 of the Code): reductions, the number of attempts and vacating follow that program and the notice. The court handling the proceedings has jurisdiction, and the property may be elsewhere. An auction can be identified by its proceeding type and case number.

### Digital signature

A digital signature (firma digitale) is a qualified electronic signature giving an electronic document the same value as a handwritten signature. In practice it is almost always needed for an online bid: the bid is signed digitally and sent from a PEC mailbox (D.M. 32/2015, art. 12, c. 5). The decree provides an alternative, “PEC per la vendita telematica” (art. 12, c. 4), which orders mention only subject to the service being active. Obtain a signature from a qualified provider, on a device or remotely, and activate it a few days ahead. Guide: [online auctions](https://immobilscan.it/en/guides/online-auctions-synchronous-asynchronous).

### Expense fund

The expense fund (fondo spese) is the sum the delegate requests from the winner with the balance to pay taxes, recording, cadastral transfer and other costs borne by the winner. It is an estimate: at the end the delegate reconciles it and returns any excess or requests the difference. The amount and deadline are in the notice or the communication after the award. Guide: [the costs of bidding](https://immobilscan.it/en/guides/costs-bidding-at-judicial-auction).

## G

### Competitive bidding among bidders

Competitive bidding (gara tra gli offerenti) is opened by the delegate when there are multiple valid bids, starting with the highest (art. 573 c.p.c.). Each raise must exceed the previous bid by at least the [minimum increment](https://immobilscan.it/en/property-auction-glossary#rilancio-minimo). If nobody raises, the best bid wins, considering price, deposit, timing and payment methods, even if its bidder is not connected. Guide: [minimum bids and increments](https://immobilscan.it/en/guides/minimum-bid-judicial-auction).

### Online sale operator

The online sale operator (gestore della vendita telematica) is a company registered with the Ministry of Justice that provides the online sale platform (D.M. 32/2015). It is named in the notice. Bidders follow the bidding and raise bids on its platform, while the bid is prepared using the ministry's form. Guide: [online auctions](https://immobilscan.it/en/guides/online-auctions-synchronous-asynchronous).

### Enforcement judge

The enforcement judge is the court magistrate who directs enforcement (art. 484 c.p.c.). The judge appoints the appraiser and custodian, issues the [sale order](https://immobilscan.it/en/property-auction-glossary#ordinanza-di-vendita), decides disputes and signs the transfer decree. The sale is almost always delegated to a professional. In judicial liquidation the supervising judge has a similar role.

## I

### Intervention by creditors

Intervention (intervento dei creditori) is participation in enforcement by creditors other than the enforcing creditor, who ask to be paid from the sale proceeds (art. 499 c.p.c.). Creditors with an [enforceable title](https://immobilscan.it/en/property-auction-glossary#titolo-esecutivo) and, under certain conditions, some without one may intervene. If the enforcing creditor withdraws, an intervening creditor with a title can continue the proceedings.

### IVG – Judicial Sales Institute

The IVG (Istituto Vendite Giudiziarie) is a private body authorized by the Ministry of Justice which, as an assistant to the judge, holds and sells seized movable property and manages real estate when appointed by the judge (D.M. 109/1997). It mainly sells movable property. Some courts also appoint it custodian of real estate, in which case it arranges viewings. Guide: [court custodians and property viewings](https://immobilscan.it/en/guides/court-custodian-property-viewing).

## L

### Lot

A lot (lotto) is the unit sold for a single starting price. It may be one apartment or a group of assets, such as an apartment, cellar and garage. The judge decides its composition on the appraiser's proposal. You cannot buy only part of a lot, and one proceeding may offer several separate lots.

## N

### Auctioneer notary

In the notarial auctions of public bodies, the auctioneer notary (notaio banditore) is appointed by the seller to manage the auction. The notary publishes the notice, receives bids, opens envelopes and conducts bidding. Through the [Notarial Auction Network](https://immobilscan.it/en/property-auction-glossary#rete-aste-notarili), bids can also be submitted through a participating local notary who forwards them to the auctioneer. In judicial auctions the sale delegate performs these functions and may also be a notary. Guide: [notarial auctions and public asset sales](https://immobilscan.it/en/guides/notarial-auctions-public-asset-sales).

## O

### Irrevocable bid

An irrevocable bid (offerta irrevocabile) is a purchase bid that cannot be withdrawn once submitted (art. 571, c. 3, c.p.c.). It ceases to bind the bidder only if the judge orders an open-bid auction or 120 days pass after submission without acceptance. If the bidder does not connect to the bidding, the property can be awarded on the submitted bid. Guide: [practical guide to buying at auction](https://immobilscan.it/en/guides/guide-buying-at-judicial-auction).

### Minimum bid

The minimum bid is the lowest price that can be offered in a sale attempt. In property enforcement a bid may be up to one quarter below the starting price (art. 571 c.p.c., as amended by D.L. 83/2015): at a €160,000 starting price the minimum is €120,000 and a lower bid is ineffective. In insolvency proceedings and tax collection sales the notice governs, and the minimum often equals the starting price. A bid between minimum and starting price is valid but, if it is the only bid, may not be accepted (art. 572 c.p.c.). Guide: [minimum bids and increments](https://immobilscan.it/en/guides/minimum-bid-judicial-auction).

### Bid for a person to be named

A bid for a person to be named (offerta per persona da nominare) is submitted by a lawyer without immediately naming the buyer. Only lawyers may do so (art. 579, last paragraph, applied to sealed-bid sales by art. 571, c. 1, c.p.c.). If the lawyer wins, the name must be declared within three days and the mandate filed; otherwise the award becomes final in the lawyer's name (art. 583 c.p.c.). It is used for privacy or when the buyer cannot attend. Guide: [who can bid](https://immobilscan.it/en/guides/who-can-bid-at-judicial-auction).

### Enforceability of a lease

Lease enforceability (opponibilità della locazione) determines whether the winning bidder must honor the tenant's lease (art. 2923 c.c.). A lease with a certain date before seizure is enforceable, and the winner becomes landlord. If it lasts more than nine years and was not recorded before seizure, it applies only for the first nine years from its start. Without a certain date, if the tenant already occupied the property before seizure, the winner honors it for the duration of an indefinite lease. The winner need never honor it if rent is one third below the fair price or previous rent. Guide: [occupied property and vacating](https://immobilscan.it/en/guides/occupied-property-vacating).

### Challenge to enforcement acts

A challenge to enforcement acts (opposizione agli atti esecutivi) contests the regularity of an act in the proceedings, including judicial orders and sale operations (art. 617 c.p.c.). It must be brought by application to the enforcement judge within twenty days of the act or learning of it. A winner may use it, for example, if before the transfer decree they discover the asset differs from its description. The deadline is short and a lawyer is needed.

### Sale order

The sale order (ordinanza di vendita) is the judge's decision ordering the sale and setting its rules (arts. 569 and 591-bis c.p.c.). It states the starting price, bid deadline, deposit, online methods, balance deadline and any delegation to a professional. The bid deadline is 90–120 days for the first attempt and 60–90 days for subsequent attempts (art. 591 c.p.c.). The notice reproduces its contents; in doubt, the order prevails.

### Vacating order

The vacating order (ordine di liberazione) is the judge's order to vacate the property (art. 560 c.p.c.). If the debtor does not live there or it is occupied without an enforceable right, the judge orders it no later than the sale or delegation order. If the debtor lives there with family, it accompanies the transfer decree unless vacating is ordered earlier. The custodian carries it out without the formalities of enforcement for delivery (esecuzione per rilascio) and at no cost to the winner unless the winner exempts the custodian from that duty. These rules apply to seizures served after February 28, 2023; earlier proceedings follow the previous rules and the judge's order. Guide: [occupied property and vacating](https://immobilscan.it/en/guides/occupied-property-vacating).

## P

### PEC

PEC (posta elettronica certificata) is certified email with the legal value of registered mail. In an online sale, the bid completed on the ministry form is sent by PEC to the ministry's specified address according to the notice (D.M. 32/2015, art. 12). If sent from a non-PEC mailbox or to the wrong address, the bid does not arrive. Guide: [online auctions](https://immobilscan.it/en/guides/online-auctions-synchronous-asynchronous).

### Seizure

Seizure (pignoramento) is the act starting enforcement: an injunction to the debtor not to dispose of the property, served and recorded in the property registers (art. 555 c.p.c.). From recording, the debtor's acts disposing of it have no effect against creditors (art. 2913 c.c.). The seizure date determines whether a lease is enforceable and which vacating rules apply. The transfer decree orders its cancellation.

### Submitter and stamp duty

The submitter (presentatore) completes and sends the online bid from their own PEC (D.M. 32/2015). They may be the bidder, one of the bidders or a company's legal representative; another person must be a lawyer. Stamp duty (bollo) is the €16 tax accompanying each bid: online it is paid on the Portale dei Servizi Telematici using the code generated by the form. Guide: [online auctions](https://immobilscan.it/en/guides/online-auctions-synchronous-asynchronous).

### Starting price

The starting price is the reference price of a sale attempt, set by the judge or delegate. At the first attempt it generally equals the appraisal value, then falls with reductions. The [minimum bid](https://immobilscan.it/en/property-auction-glossary#offerta-minima) is calculated from it. It is not market value. Guide: [starting price and market value](https://immobilscan.it/en/guides/auction-base-price-vs-market-value).

### Price-value tax mechanism

The price-value mechanism (prezzo-valore) allows registration tax to be paid on cadastral value instead of price (art. 1, c. 497, L. 266/2005). It applies to homes and accessory property (pertinenze) bought by individuals outside business activity when the sale is subject to registration tax rather than VAT. The Constitutional Court extended it to forced sales (sentenza n. 6/2014). It must be requested before registration of the transfer decree, within the time in the notice. From January 1, 2027 registration tax will be governed by the new Testo unico (D.Lgs. 123/2025). Guide: [the costs of bidding](https://immobilscan.it/en/guides/costs-bidding-at-judicial-auction).

### PVP – Public Sales Portal

The PVP (Portale delle Vendite Pubbliche) is the Ministry of Justice portal (pvp.giustizia.it) where notices of all judicial sales must be published (art. 490 c.p.c. and art. 161-quater disp. att. c.p.c.). Publication has been mandatory since February 2018. It contains the notice, order, appraisal and photos, allows online bids to be prepared and, where the service is active for the property, viewings to be booked. It is the source of judicial auctions shown by ImmobilScan. Guide: [how judicial auctions work](https://immobilscan.it/en/guides/how-property-auctions-work).

## Q

### Undivided share and partition

An undivided share (quota indivisa) is a fraction of jointly owned property, such as 1/2, seized from the debtor alone. The judge first tries to separate it in kind; if impossible, the judge orders partition unless a sale of the share for at least its value is considered likely (art. 600 c.p.c.). The buyer takes the debtor's place in joint ownership with the other owners. Leaving it requires agreement or partition proceedings. Guide: [how to read an appraisal](https://immobilscan.it/en/guides/how-to-read-auction-appraisal).

## R

### R.G.E.

R.G.E. (Ruolo Generale delle Esecuzioni) is the court register in which enforcement proceedings are entered. The case number is written “R.G.E. 123/2024,” with the registration number and year. Together with the court and lot number it uniquely identifies an auction. Cite it when writing to the delegate or custodian.

### Notarial Auction Network

The Notarial Auction Network (Rete Aste Notarili) is the online platform of the National Council of Notaries (Consiglio Nazionale del Notariato) for auctions conducted by notaries. It allows bids from any participating notary's office, which transmits them in real time during the auction. It is mainly used for [asset sales](https://immobilscan.it/en/property-auction-glossary#dismissione) by public and social security bodies and for sales by others. Guide: [notarial auctions and public asset sales](https://immobilscan.it/en/guides/notarial-auctions-public-asset-sales).

### Price reduction

A price reduction (ribasso) lowers the starting price after a failed auction (art. 591 c.p.c.). By law it may be up to one quarter of the previous price and, after the fourth unsuccessful attempt, up to one half; the judge or delegate sets the percentage. With 25% reductions, an initial €160,000 starting price becomes €67,500 at the fourth attempt. Guide: [failed auctions and price reductions](https://immobilscan.it/en/guides/failed-auction-price-reduction).

### Minimum bid increment

The minimum bid increment is the minimum amount by which each raise must exceed the previous bid during competitive bidding. The order or notice sets it, generally in proportion to the starting price. On ImmobilScan's public listing it appears as “Minimum bid increment.” A smaller raise is invalid. Guide: [minimum bids and increments](https://immobilscan.it/en/guides/minimum-bid-judicial-auction).

## S

### Balance of the price

The balance (saldo prezzo) is the award price less the deposit already paid, payable by the notice's deadline. By law the deadline is no more than 120 days after the award; the judge may allow installments up to 12 months for justified reasons (art. 569 c.p.c.). If your bid specifies a longer deadline, depending on the order it is ineffective or the deadline is reduced to 120 days. Payment can be made with a mortgage disbursed directly to the proceedings (art. 585 c.p.c.). Late payment results in [forfeiture](https://immobilscan.it/en/property-auction-glossary#decadenza-dell-aggiudicatario). Guide: [mortgages for auction homes](https://immobilscan.it/en/guides/mortgage-buying-home-at-auction).

### Suspension and termination of proceedings

Suspension and termination (sospensione ed estinzione) are two ways enforcement stops before sale, explaining many last-minute “revoked” auctions. Suspension may be requested by all creditors with enforceable titles up to twenty days before the bid deadline, for no more than 24 months and only once (art. 624-bis c.p.c.). The judge also orders it upon a debtor's challenge (art. 624 c.p.c.). Termination closes proceedings: through withdrawal by the creditors (art. 629 c.p.c.), inactivity of the parties (art. 630 c.p.c.) or because PVP advertising was omitted through the creditors' fault (art. 631-bis c.p.c.).

### Unpaid condominium fees

Unpaid condominium fees (spese condominiali arretrate) are contributions the debtor has not paid to the condominium. Anyone succeeding to a unit owner's rights is jointly liable with them for contributions for the current and preceding financial years (art. 63, c. 4, disp. att. c.c.), counted from the transfer decree. Ask the administrator or custodian for the amount; the appraisal states it as of the valuation. Guide: [unpaid condominium fees on auction properties](https://immobilscan.it/en/guides/condominium-fees-auction-property).

### Costs of canceling entries

Cancellation costs (spese di cancellazione delle formalità) are taxes and fees for removing seizures and mortgages from property registers as ordered by the transfer decree (art. 586 c.p.c.). Under D.M. 227/2015 they are not among the winner's costs: the winner pays half the delegate's transfer fee and registration, recording and cadastral transfer costs. Some orders nevertheless charge them to the winner: check the notice. Guide: [the costs of bidding](https://immobilscan.it/en/guides/costs-bidding-at-judicial-auction).

## T

### Enforceable title

An enforceable title (titolo esecutivo) is an instrument allowing a creditor to start forced enforcement (art. 474 c.p.c.). Examples include judgments and enforceable payment orders, bills of exchange and instruments executed before a notary, such as a mortgage agreement. The enforcing creditor must have one, while some intervening creditors may not.

### Recording and mortgage

Recording (trascrizione) is entry of an instrument concerning real estate in the property registers, making it enforceable against third parties (arts. 2643 and 2644 c.c.); a mortgage (ipoteca) secures a claim against property, giving the creditor the right to have it sold and to be paid with priority (art. 2808 c.c.). Seizure, family-home assignment and transfer decrees are recorded; mortgages are registered. The order of dates determines priority. The transfer decree orders cancellation of mortgages and seizures (art. 586 c.p.c.).

## V

### Open-bid auction

An open-bid auction (vendita con incanto) is the “classic” auction with oral bids before the judge or delegate. Since the 2015–2016 reforms it is uncommon: the judge orders it only if a price more than half above the property's value is considered likely (art. 591 c.p.c.). Within ten days after the auction, bids at least one fifth higher than the price reached are still admitted, with double deposit (art. 584 c.p.c.).

### Direct sale

A direct sale (vendita diretta) is a notarial property sale by parties other than public bodies, such as companies in liquidation or cooperatives. The name is an Avvisi Notarili portal label: the sale may be an auction before a notary or another form described in the notice, and each has its own rules. It is not a judicial sale. ImmobilScan labels it “Direct sale.” Guide: [notarial auctions and public asset sales](https://immobilscan.it/en/guides/notarial-auctions-public-asset-sales).

### Forced sale

A forced sale (vendita forzata) is ordered by a judge against the owner's wishes in enforcement or insolvency proceedings. It transfers the debtor's rights to the buyer (art. 2919 c.c.). There is no warranty against defects and it cannot be challenged for inadequacy of price (art. 2922 c.c.). Protection for [loss of title](https://immobilscan.it/en/property-auction-glossary#evizione) and remedies if the asset differs from its description remain.

### Sealed-bid sale

A sealed-bid sale (vendita senza incanto) is the ordinary form of judicial sale (arts. 571-573 c.p.c.). Bids are submitted in sealed paper or electronic envelopes by a deadline; by law the bidding takes place the day after the deadline at the time in the notice. Envelopes are opened and, if there are multiple bids, competitive bidding follows. Online sale, introduced in 2016 and operational since April 2018, is now the rule, in synchronous, asynchronous or mixed form. Guide: [how judicial auctions work](https://immobilscan.it/en/guides/how-property-auctions-work).

## Legal references

- Codice di procedura civile: arts. 474, 484, 490, 499, 555, 559, 560, 568, 569, 570, 571, 572, 573, 579, 583, 584, 585, 586, 587, 588-590, 591, 591-bis, 600, 617, 624, 624-bis, 629, 630, 631-bis; disp. att. arts. 161-quater, 164-bis, 173-bis. On Brocardi: [art. 560](https://www.brocardi.it/codice-di-procedura-civile/libro-terzo/titolo-ii/capo-iv/sezione-i/art560.html), [art. 571](https://www.brocardi.it/codice-di-procedura-civile/libro-terzo/titolo-ii/capo-iv/sezione-iii/art571.html), [art. 583](https://www.brocardi.it/codice-di-procedura-civile/libro-terzo/titolo-ii/capo-iv/sezione-iii/art583.html), [art. 587](https://www.brocardi.it/codice-di-procedura-civile/libro-terzo/titolo-ii/capo-iv/sezione-iii/art587.html), [art. 617](https://www.brocardi.it/codice-di-procedura-civile/libro-terzo/titolo-v/capo-i/sezione-ii/art617.html), [art. 164-bis disp. att.](https://www.brocardi.it/disposizioni-per-attuazione-codice-procedura-civile/titolo-iv/capo-i/art164bis.html).
- Codice civile: arts. 337-sexies, 2643, 2644, 2808, 2913, 2919, 2921, 2922, 2923; disp. att. art. 63. On Brocardi: [art. 2921](https://www.brocardi.it/codice-civile/libro-sesto/titolo-iv/capo-ii/sezione-i/art2921.html), [art. 2923](https://www.brocardi.it/codice-civile/libro-sesto/titolo-iv/capo-ii/sezione-i/art2923.html), [art. 337-sexies](https://www.brocardi.it/codice-civile/libro-primo/titolo-ix/capo-ii/art337sexies.html).
- D.M. Giustizia 26 febbraio 2015, n. 32 (online sales); D.M. 15 ottobre 2015, n. 227 (delegate's fees); D.M. 109/1997 (IVG).
- D.Lgs. 149/2022 (Cartabia reform) and D.Lgs. 164/2024 (corrective decree); D.Lgs. 14/2019 (Codice della crisi), arts. 216-217.
- D.P.R. 380/2001, art. 46; L. 47/1985, art. 40; L. 266/2005, art. 1, c. 497; Corte costituzionale, sentenza n. 6/2014; D.Lgs. 123/2025.

Law verified on October 24, 2026.