General information only — not legal advice. Rules vary by country and transaction type; always confirm with local counsel/notary.
The “digital conveyancing stack” in one view
Across Europe, property transactions are increasingly a combination of:
- Digital identity + KYC (who are you, where did funds come from?)
- Digital signing (eSign / QES)
- Notarial/registry workflows (local formalities and registration)
- Audit trail & evidence (prove who did what, when)
“Remote closing” usually means you can complete most steps without being physically present—but not always every step, because property deeds and registration are still governed by national law.
1) eSign in Europe: what matters most (eIDAS + QES)
Europe’s baseline framework is eIDAS (Regulation (EU) No 910/2014), which sets rules for electronic identification and trust services.
The three signature levels you’ll hear about
Most platforms talk about:
- Simple electronic signatures (SES): “click to sign”, typed name, checkbox, etc.
- Advanced electronic signatures (AES): stronger identity linkage + tamper-evidence
- Qualified electronic signatures (QES): the highest assurance level
Why QES is the “gold standard”
Under eIDAS, a Qualified Electronic Signature (QES) has the equivalent legal effect of a handwritten signature (often described as “blue ink”) across the EU.
Also, eIDAS provides a non-discrimination principle: an electronic signature can’t be rejected just because it’s electronic (even if it isn’t QES).
Practical takeaway:
- If a transaction must meet “handwritten signature” formality, QES is usually your best digital path.
- Even when QES isn’t legally required, it reduces disputes because it’s the strongest, most defensible signing method.
How to ensure your QES is actually “qualified”
A QES is typically issued through a Qualified Trust Service Provider (QTSP). The European Commission provides an eIDAS Dashboard where EU/EEA member states publish trusted lists of qualified providers, and the Commission publishes a “List of Trusted Lists (LOTL)”.
2) eIDAS 2 and the European Digital Identity Wallet (why it matters for conveyancing)
The EU has updated the eIDAS framework through Regulation (EU) 2024/1183, which establishes the framework for European Digital Identity Wallets (EUDI Wallets).
The regulation defines the EUDI Wallet as a means to securely store/manage identity data and “electronic attestations of attributes” and to sign, supporting cross-border digital transactions.
What this means in practice: Over time, it should become easier for a buyer in one EU country to prove identity/attributes (e.g., age, residency, professional status) and sign documents in another—reducing friction in cross-border property deals.
3) KYC/AML: why property deals need “bank-level” checks
Property is a major target for money laundering, so Europe imposes anti-money laundering obligations on many professionals involved in property transactions (lawyers in certain contexts, notaries, real estate intermediaries, etc., depending on national implementation and scope).
The EU AML framework is tightening (recent major updates)
The EU adopted a significant AML package including:
- Regulation (EU) 2024/1624 (the AML “single rulebook” Regulation)
- Directive (EU) 2024/1640 (AMLD6, replacing/amending prior directive structures)
- Regulation (EU) 2024/1620 establishing the EU Anti-Money Laundering Authority (AMLA)
Why buyers feel this: Even legitimate buyers are increasingly asked for detailed KYC/AML evidence—especially for cross-border funds.
What KYC/AML typically includes in a property transaction
Expect requests like:
- Identity verification (passport/ID, proof of address)
- Beneficial ownership info (if buying via a company/trust)
- Source of funds/source of wealth evidence (bank statements, sale proceeds, income, etc.)
- Sanctions/PEP screening checks
- Purpose and nature of the transaction
Remote closing reality: KYC/AML is one of the biggest reasons “remote closings” slow down. The earlier you provide a clean evidence pack, the smoother everything becomes.
4) “Remote closings”: what they are (and what they aren’t)
A “remote closing” can mean different things depending on the country:
What is commonly possible remotely
- Signing many documents digitally (often with AES or QES)
- Identity verification via digital methods (where accepted)
- Funds transfer via bank channels
- Notary/lawyer coordination via digital portals
- Registry submissions that are digitised in that jurisdiction
What often remains local / formal
- Deeds requiring specific notarial form
- Registry/land record filings that follow strict national procedures
- Steps that require local IDs, tax numbers, or platform access
Bottom line: Europe is converging on digital identity + digital signing, but property registration is still national—so “fully remote” is still uneven.
5) Two real examples of “digital government steps” that sit inside conveyancing
Greece: transfer tax filing and myPROPERTY (notary workflow)
Greece is a good example of a digital step that can be a hard dependency for completion.
AADE states that initial timely Real Estate Transfer Tax returns in areas where objective values apply are submitted digitally through myPROPERTY by the notary.
Cyprus: the “file the contract” protection step
Cyprus has its own system of buyer protections tied to depositing the sale contract after signing (a key milestone in the transaction workflow).
6) The practical “digital conveyancing checklist” (Europe-wide)
If you want a transaction that can run remotely, plan for these gates:
Gate A — Identity & compliance ready
- KYC pack complete (ID, address, beneficial ownership if needed)
- Source of funds evidence prepared early
Gate B — Signing method chosen (and defensible)
- Use QES where “wet ink equivalent” is needed or where risk is high
- Ensure the certificate/provider is QTSP-listed via EU trusted lists
Gate C — Local process mapped
- Notary requirements confirmed (in-person vs remote allowance)
- Registry filings mapped (what is digital vs physical in that jurisdiction)
Gate D — Evidence pack preserved
- Signed PDFs + audit logs
- Identity verification evidence
- Registry submission/registration confirmations
How REXE fits into “remote-ready” conveyancing
Digital conveyancing usually fails for one reason: coordination breaks down (missing documents, unclear owners, no deadlines, no audit trail).
REXE helps by:
- Structuring the deal as a workflow (tasks, owners, deadlines)
- Maintaining a “single source of truth” document pack (KYC, contracts, approvals)
- Supporting high-assurance signing choices (QES) grounded in eIDAS concepts
- Tracking country-specific digital filings (e.g., Greece myPROPERTY milestones)
