Terms of Engagement

1. Our Position

LT Boutique Advisory Italy is engaged by the buyer, not by the seller.

Our role is to represent and protect the buyer's interests throughout the property identification, evaluation and acquisition process. We do not act as a real estate agency, listing agent or intermediary for sellers. We do not market, promote or list properties on behalf of vendors. Our independence is structural and is reflected in how we are engaged and remunerated.

Our role is not to promote properties, but to protect the buyer throughout the acquisition process.

2. Who We Serve

LT Boutique Advisory Italy works with a limited number of selected clients each year, ensuring every engagement is personally led. Our clients include:

• International private individuals and families seeking a primary or seasonal residence in Italy
• Investors evaluating Italian real estate for capital preservation, income generation or lifestyle purposes
• Hospitality entrepreneurs targeting boutique hotels, agriturismi or branded residences
• Relocating professionals and executives moving to Italy from DACH, Central Europe, the UK or other international markets

We operate in selected Italian markets: Tuscany, Umbria, Lake Como and Lake Garda. Engagements outside these areas may be considered on a case-by-case basis.

3. How the Engagement Works

1. Confidential Briefing An initial private conversation — online or in person — to understand your objectives, lifestyle preferences, investment criteria, timeline and the desired level of confidentiality. No commitment required at this stage.
2. Scope and Fee Agreement A written proposal defining the scope of advisory services, geographical focus, project duration and fee structure. The proposal is prepared specifically for your search and presented for your review.
3. Advisory Mandate A formal written mandate is signed by both parties, confirming the engagement, the agreed scope and the fee structure. The advisory retainer is payable upon signing to activate the mandate.
4. Market Intelligence and Shortlist We conduct structured market research across listed and unlisted channels, applying your brief with rigour. A curated shortlist is presented with independent assessments, pricing analysis and relevant documentation.
5. Property Visits and Buyer-Side Evaluation Coordinated property visits, on-site assessments and independent analysis from the buyer's perspective, including documentation review and identification of any risks or constraints.
6. Professional Due Diligence When required, we coordinate technical, legal and fiscal due diligence through selected independent professionals (surveyors, lawyers, notaries, accountants). The client enters into separate agreements with these professionals.
7. Negotiation and Closing Support Buyer-side negotiation support, coordination with all professionals involved and guidance through to the signing of the deed of sale (rogito notarile) and transfer of ownership.

4. Fee Structure

Our fee structure is transparent and agreed in writing before the engagement begins. Engagements are structured as follows:

• Advisory Retainer: A fixed fee payable upon signing the mandate to activate the engagement. This covers the structured advisory work, market intelligence, property shortlisting and buyer-side evaluation.
• Success Fee: A fee payable upon successful acquisition, agreed in advance and aligned with the buyer's interest. The success fee is calculated as a percentage of the final agreed purchase price, as specified in the individual mandate.

We do not accept commissions, referral fees or any form of compensation from sellers, developers or listing agents involved in transactions where we represent the buyer. Our remuneration is exclusively from the client we represent.

All fees are agreed in advance, stated clearly in the written mandate, and invoiced in compliance with Italian fiscal regulations.

5. Confidentiality

All information shared by clients — including identity, budget, acquisition objectives and personal circumstances — is treated with strict professional confidentiality, consistent with the standards expected in private banking and family office advisory relationships.

Disclosure to third parties (notaries, lawyers, surveyors) occurs only on a need-to-know basis, for the specific purpose of progressing the engagement, and with the client's prior knowledge. We do not share client information with sellers, other buyers or market participants beyond what is strictly required.

Confidentiality obligations survive the conclusion or termination of any engagement.

6. Scope of Services

LT Boutique Advisory Italy provides property identification, market evaluation, independent advisory, buyer-side negotiation support and coordination of third-party professionals. The following services are outside our scope and are provided by independent qualified professionals engaged separately by the client:

• Legal advice and notarial services (provided by qualified Italian lawyers and notaries)
• Tax, accounting and fiscal advice (provided by qualified accountants / commercialisti)
• Architectural, engineering, structural or surveying services
• Banking, financing, mortgage or currency exchange services
• Immigration and visa services

Where required, we facilitate introductions to trusted independent professionals operating in these areas. The client enters into direct and separate engagements with such professionals.

7. Anti-Money Laundering (AML) Obligations

In compliance with Italian Legislative Decree no. 231/2007 and applicable EU AML directives, we are required to verify the identity of clients and, where applicable, the source of funds for property acquisitions. This process is conducted with full discretion and in accordance with applicable data protection law.

Engagements cannot commence until required identification and KYC (Know Your Customer) documentation has been collected and verified.

8. Limitation of Liability

While we conduct our advisory work with diligence, expertise and care, the outcome of any property acquisition depends on factors beyond our control, including market conditions, seller behaviour, third-party due diligence findings and regulatory developments. No specific result, valuation, pricing outcome or transaction timeline can be guaranteed.

Our liability in connection with any engagement is limited to the advisory fees paid by the client under the relevant mandate, except in cases of gross negligence or wilful misconduct.

9. Termination

Either party may terminate the engagement by written notice, subject to the terms of the individual mandate. The advisory retainer is non-refundable once the engagement is activated, unless otherwise agreed in writing. If a property acquisition is completed after termination but as a direct result of introductions or work performed during the engagement, the success fee provisions of the mandate continue to apply.

10. Governing Law and Jurisdiction

These Terms and all individual engagement mandates are governed by Italian law. Any dispute arising from or in connection with a professional engagement shall be subject to the jurisdiction of the competent Italian courts, except where mandatory consumer protection provisions of the client's jurisdiction require otherwise.

The parties agree to seek amicable resolution before initiating formal proceedings.

11. Changes to These Terms

These general terms may be updated from time to time. The version published on this page at the time an individual mandate is signed shall apply to that engagement. Material changes will be communicated to active clients.

12. Contact