Italy: effects of global warming on real estate investment

Global warming will change the real estate investment situation, causing a gradual loss of value of buildings in the areas most exposed to its effects. The effects of heat waves Cities, but also tourist resorts more exposed to heat waves will suffer a devaluation of their buildings. Take the case of a city like Bologna, where the thermometer stays above 37 ° C for long weeks, with high humidity, from mid-June to mid-September. Of course this will continue and even get progressively worse, pushing more and more people to leave the city, or at least not to choose it if they are first accessing property. The same goes for the more populated resorts on the coast, those whose traffic is congested during the summer: too many cars and traffic jams give off unbearable heat. Flooding Ditto for coastal localities, or those near rivers which can flood, or in flood zones: their real estate will inevitably lose value. The combination of various factors linked to global warming – rising sea levels, extreme winds and suffocating heat waves – will lead to an increase in the phenomenon of coastal erosion, with deleterious (and unexpected) effects for the real estate sector. If adequate countermeasures are not taken, there is a risk that the buildings closest to the coast will actually be part of the seabed. And their value is therefore destined to fall rapidly. And, it should be emphasized, the problem is much more current than we think. The simple risk that a building – or a series of buildings – will be submerged by an abnormal wave or storm or that the ground beneath the foundations will collapse, is already lowering its value today. Studies in Germany, Finland and California have shown, in fact, that houses potentially at risk due to rising sea levels have been sold for much less than their actual value. According to studies by the IPCC (acronym for “Intergovernmental Panel on Climate Change”), if the global temperature were to rise by more than 1.5 degrees Celsius, the melting of glaciers and the rise in level of the oceans will force 280 million people to flee their homes. These, in fact, will literally be submerged by “rising” ocean waters. And in Italy, the situation is not better. On the contrary: studies carried out by the ENEA show that 5,500 square kilometers of coastal plain in our country are threatened with flooding. Last year, 7 new coastal areas in danger were identified (Pescara, Martinsicuro and Fossacesia in Abruzzo; Lesina in Puglia; Granelli in Sicily; Valledoria in Sardinia and Marina di Campo in Tuscany), which are added to the coastal area of ​​the upper Adriatic between Trieste, Venice and Ravenna; in the Gulf of Taranto; in the plains of Oristano and Cagliari; in Versilia; Fiumicino, Fondi and other areas of Agro Pontino; the coastal plains of Sele and Volturno and the coastal areas of Catania. Very large areas, therefore, and with a very high level of urbanization: half of the Italian population resides in the 5,500 square kilometers threatened with flooding. In short, if the countermeasures adopted are not effective, the real estate market in these areas could suffer an unprecedented collapse.

Houses for sale at 1 €, 2020 updated list of municipalities

Houses at 1 euro in 2020, list of municipalities that sell them. Which municipalities are currently planning to sell houses for one euro? According to the latest news, the 2020 municipalities in which it is possible to buy houses for one euro, with a subsequent restructuring plan for the revitalization of the property itself, are: Montieri in the province of Grosseto in Tuscany; Borgomezzavalle in the province of Verbania in Piedmont; Carrega Ligure in the province of Alexandria in Piedmont Sambuca di Sicilia in the province of Agrigento in Sicily; Regalbuto in the province of Enna in Sicily; Ollolai, in the Barbagia mountains, in the province of Nuoro in Sardinia; Nulvi in ​​the province of Sassari in Sardinia; Lecce in Marsi in the province of L’Aquila, one of the first municipalities to have joined the initiative but where sales are currently blocked due to problems with the Revenue Agency; Vergemoli factories in the province of Lucca in Tuscany; Patrica in the province of Frosinone in Lazio. The initiative to sell houses at the symbolic price of one euro was born to save the houses and buildings of certain municipalities from neglect and deterioration. These are not, as it may seem from the price, completely dilapidated houses, nor cataloged as unusable, but simply houses to be renovated and which retain a solid structure. Buy houses for one euro, the rules When buying a house for one euro, it is necessary and mandatory to follow specific rules set by regulations. Each municipality in which this initiative is valid, in fact, provides certain rules to be respected, but the general and common objective is that the houses undergoing deterioration be restored according to a plan aimed at the recovery and renovation of the house. This is to enhance not only the good in question, and perhaps relaunch it on the market, but also to enhance the place where it is located. The initiative to sell houses for 1 euro could also represent an incentive for the real estate market, facilitating access to housing belonging to young people, who today face many difficulties in obtaining credit for the purchase of a first House. Additional costs Among the costs to be incurred for those who buy houses for one euro, in addition to the renovation costs, there are also all the notary and registration costs. Foreigners, in particular the British and the Germans, have so far been particularly attracted to this initiative. But many were also requests from Italians. The first country to launch the initiative to sell houses for one euro was Salemi, a Sicilian municipality in the province of Trapani, which launched this project eight years ago with the intention of recovering abandoned houses in the historical center. Followed by Gangi, another Sicilian city in the province of Palermo.

She bought home in Italy for 1 €, and tells how happy she is

Cecilia Solari, a woman from Argentina who bought a house for one euro in Sicily: “I want to live here” Cecilia Solari, a woman from Argentina, is one of the new inhabitants of Mussomeli, a small town of 10,000 inhabitants in the province of Caltanissetta. Here, the administration has sold vacant houses for one euro to repopulate the village, which has already sold more than 100 houses, in particular to foreigners. After the death of her husband in 2016, the Argentinian craftswoman traveled the world. “A year ago, I found myself in Sicily, I visited the most beautiful villages in Italy and I arrived here. I found the warmth I lacked, the important things in life,” says the 46 year old woman. I came here to look for values, I like the friendliness and the warmth of these people. I would like to establish here my laboratory for creating handcrafted jewelry. I like the floor of the room that will serve as a laboratory. A house of 250 square meters She bought a house of 250 square meters, on three floors, buying it among those of the project for one euro, even if she spent something more – still off the market – because it is already habitable. “On the lower floor, I will create my laboratory where I will create my jewelry,” explains Solari, who has already entered the community. Home buyers at one Euro 120 houses for one euro The commune of Mussomeli, for its part, has already sold 120 houses for one euro, mainly to foreigners. Some houses have also been sold to Italian entrepreneurs, who want to use them for tourist rentals. Cecilia Solari is one of the new inhabitants of Mussomeli, a small town of 10,000 inhabitants in the province of Caltanissetta, having bought a 250m² house there for € 1.

The by-law of condominium, or condo, in Italy

Like all forms of aggregation with other people, cohabitation in a condominium must also be regulated so that all owners and tenants can be fully guaranteed of their respective rights to use the property and the common thing. The act entrusted with the heavy task of crystallizing and containing these rules is the by-law of the condo. What is the by-law of condo and what does it contain? The condominium by-law represents the act which regulates a series of important aspects relating to the management body. In particular, the by-law contains the rules for the use of common objects and the distribution of charges, according to the rights and obligations of each unit, as well as the rules for protecting the decorum of the building and those relating to administration. It is therefore all these aspects of life in condo that must be regulated in order to avoid as much as possible the emergence of conflicts between units. This type of internal “payment” is accepted and accepted by the co-owners themselves and the payment also includes the table of thousandths in order to be able to distribute the charges. In addition to those established by law, the by-law may deepen and discipline other aspects and contents due to the peculiarities of individual condominiums. The rules of the by-law will not in any case infringe the rights of each unit resulting from acts of purchase and agreements, nor may it prohibit the possession of pets. Finally, the by-law cannot derogate from a whole series of provisions of the civil code in terms of condo, including those concerning innovations, the waiver of rights over common parts, indivisibility, the administrator’s obligations, etc. Contractual or assembly condo by-law The condominium by-laws can be of different types. The civil code expressly provides for what is known as the condo by-law of the assembly, or agreed and adopted by the condo assembly which approves it by qualified majority, both during training and during review. This type of by-law does not deprive a condo of the rights recognized by law, nor grant other rights. The so-called contractual (or negotiated) by-law, on the other hand, is prepared by the builder then normally accepted and approved by the units attached to the purchase contracts of the individual real estate of which it becomes an integral part. Although this by-law is not approved during an assembly, but at different times, it is in fact accepted unanimously by the units and, for this reason, it may contain more important constraints than that of origin of the assembly, limit the rights that individual units have on their respective properties or common parts, extend the powers of some or guarantee to others more important rights than others. Consequently, this type of by-law must always result from a written document and can only be modified with the approval of all the units. In cases where the assembly fails to form a condominium by-law, or the administrator does not convene the assembly at the request of the individual unit, it will be possible to appeal to the judicial authority. It will therefore be a resolution of the judge, to replace the assembly, to be responsible for preparing the (so-called judicial) by-law which will be valid for all condos. Is the condo by-law compulsory? The Civil Code, in art. 1138, establishes that the condo by-law must be adopted when the number of condos exceeds ten. However, since there is no sanction in case of violation of this obligation, if the condominiums required to adopt a by-law do not do so, their relations will be regularized by the rules governing the use of common things in general . For condos where this threshold is not reached, the drafting of a by-law is however optional: however, when you decide to adopt an ad hoc act, this will have the same effectiveness as the compulsory condo by-law. Adoption and modification of condo by-laws Always the civil code specifies that each joint ownership can take the initiative of the formation of the by-law of joint ownership or the revision of current. The assembly will then have to approve the by-law by a resolution, the number of votes for represents the majority of those present and at least half the value of the building. For the modification of the contractual by-laws on the condo, however, the consensus of the condos will be required. Once approved, the by-laws will then be attached to the register of meeting minutes taken over by the administrator and will be valid for all condos. It will be possible for dissidents to challenge it before the judicial authority, according to the procedures provided for in art. 1107 of the Italian Civil Code, within 30 days of the resolution. It is the task of the administrator, in accordance with art. 1130 of the Italian Civil Code, to ensure compliance with the rules of the condominium, as well as keeping the register of minutes of meetings, to which it will be attached.

Right of way in Italy: rights and duties

“Passage” events involving neighbors are not unusual at all. Consider, for example, those who can not access their land through a public road or who could access it on an easier route rather than a particularly winding route. In these cases, it is essential or, in any case, preferable to go through a street, a pathor a private road, belonging to another subject, or to pass directly by the neighboring property (the garden, the park, etc. .). These are special situations that the law has seen fit to regulate by making important provisions. Rights of way: what they are Rights of way or “Easements of passage” fall into the category of “predictive servitudes” that they represent, in accordance with art. 1027 of the Italian civil code, the weighting imposed on a land for the benefit of another land owned by a different owner. The land that bears the weight in favor of the other is called “servant”, while the land that benefits or enjoys the imposed weight is called “dominant”. In the rights of way, in particular, the owner of the servant land is obliged to allow the passage to the owner of the dominant land, which entails a compression of the right of ownership: normally, in fact, it is not permitted to those who are not owners to enter or pass through the property of another person. The derogation granted by the easement of passage therefore imposed on both of them a series of rights and duties. Right of way: how are they constituted With regard to their constitution, rights of way are divided into volunteers or coercive: in the first case, it is the parties who decide to constitute the right, for example by contract; in the second case, however, it is the law which provides for the right of one of the parties to obtain it. Nevertheless, it is quite possible to acquire a right of way through the penalty of a judge or even a usucapion, thus demonstrating the passage on the ground of the neighbor who has not been disturbed for twenty years. The usucapion concerns the only non-apparent servitudes, that is to say those in which there are visible and permanent works intended for their use. Land closed and not closed A typical example of coercive servitude is the presence of an inter-land land or, in accordance with art. 1051 cc, the land surrounded by the lands of other persons and who has no exit on the public road nor can obtain it without excessive expense or inconvenience: the owner of this land has the right to obtain the passage on the neighboring land for cultivation and appropriate use of its own land. In fact, the law allows for compulsory passage also in the case of non-nested lands, or where, although there is access to the public road, it is inadequate or insufficient for the purposes of the land and can not be extended. In this case, the judicial authority may grant the passage only if it recognizes that the request meets the needs of agriculture or industry or the accessibility requirements referred to in the disability legislation, and the needs of residential use of persons with disabilities. Rights and obligations of the owners The easement of passage occurs in the presence of neighboring buildings (not necessarily neighbors) and belonging to different subjects. Unless otherwise agreed, the law provides that the owner of the service land is entitled to an indemnity proportional to the damage caused by the passage. Owner of the servant land The owner of the servant land, who is subject to an enforced servitude, sees his right to the joinder restricted and, for this reason, the Italian civil code grants him an indemnity proportional to the damage caused by the passage (article 1053 cc) or the diminution in value of the property. The compensation includes both the actual damage caused by the easement and the depreciation suffered by the land. The owner of the servant land will not have to perform any specific act to allow the exercise of the servitude by the owner, unless otherwise provided by law or contract: in practice, one can not expect any behavior from the owner of the servant land. The owner of the servant land, however, may not in any way prevent or hinder the exercise of the right by the holder of the right of passage. For example, for security reasons (for example to prevent access to non-beneficiaries), the owner is allowed to close the land, for example by installing a gate, but the fence must not prevent the peaceful exercise of the easement of passage and the holder of this right must be able to enter comfortably (for example by giving him the keys or the remote control). Owner of the dominant land The owner of the dominant land, by carrying out the work necessary for the preservation of the easement, will have to choose the moment and the way in which it causes less inconveniences to the owner of the servant land, because he is not authorized to aggravate the discomfort that the latter suffered immediately. However, if the works also benefit the servant land, the expenses will be borne in proportion to the respective benefits. By mutual agreement, parties may also choose different methods of managing and distributing expenses. If, in order to carry out the passage, it is necessary to occupy parts of the servant land with stable work or leave a non-cultivated part, the owner of the dominant land will also have to pay the value of the above-mentioned area before starting the work or starting the passage.

Trend: look for a house near the charging stations

The Italian real estate portal www.Casa.it allows you to find a house for sale at prime points of interest: hypermarkets, schools, metro, and now, even charging stations for electric cars: a useful ecological feature. Casa.it’s home-based lifestyle search is enriched by the new criterion “near charging stations for charging electric cars”. It seems that electric cars are starting to take off also in Italy. According to recent data published by the UNRAE Center for Studies and Statistics (National Union of Foreign Vehicle Representatives), 6453 zero-emission vehicles were registered in the first eight months of this year, an increase of 109 % compared to the same period of the previous year. In this context, Milan ranks second in terms of BEV (battery electric vehicle) registrations by individuals and among the first cities in Italy to increase the circulation of environmentally friendly vehicles and charging stations.  And Milan is the first city where Casa.it has decided to make available the new feature that allows you to search for a home near charging stations for electric vehicles. Between 2018 and 2019, charging points in Italy almost doubled (data from the City Mez report by Legambiente and Motus), but still do not cover the territory. For those who have chosen their philosophy of green life and have chosen to travel with electric vehicles, it may be important to have a charging station near their home. The new search function offered by Casa.it responds precisely to this need and adds to the criteria for identifying the ideal home based on the proximity of subways, schools and supermarkets, for those who have chosen not to use exclusively the car to move in the urban context. Everything is part of the innovative Lifestyle Centric Search project, exclusive to Casa.it, the only site and application in Italy to offer home-seekers new search criteria based on lifestyle. To those already announced, others will be added in the coming months.

Italy: Finance Act 2020, the upcoming property tax combining Imu and Tasi

The local tax unifies Imu and Tasi. A new tax is about to be born, already renamed Local Tax. New, in reality, is not the most appropriate adjective, since it is the unification of two already existing taxes: Imu and Tasi. The first concerns only second homes, while the second is administered by the municipality and is used to finance public services for the community, such as street cleaning or lighting. In the 2020 economic State budget project recently sent to the Senate, the two seem united, with a rate of 8.6 per thousand of the cadastral value (which is far below its real value) of the building. No increase in the tax burden Prime Minister Giuseppe Conte said that this provision would lead to no increase in the tax burden, since the total amount is to remain unchanged. But one factor must be taken into account: mayors will have the right to raise the tax rate to 10.6 per thousand, up to 11.4 per thousand in 2020. This mechanism does not apply to those who already pay the maximum IMU tax rate, as happens in some large cities, including Milan, Rome and Florence. Should pay more attention citizens of urban centers which, even if they are large, are not metropolises: according to an analysis of the National Institute of Chartered Accountants, the worst scenario at the end of the year could be an increase of 235 euros. With a municipal resolution, it will also be possible to decide to reduce the tax to zero or exclude from the tax properties, villas and castles of value, for which the tax is applied even when it is the main residence.

Real estate sale: the documents to bring to the notary

Real estate sale: the documents to bring to the notary When you buy a house, there is so much to do and think, just as there are so many documents to present to the notary so that the parties can, after the appropriate verifications, reach a mutually beneficial agreement, without fear of surprises. Some documents, or those needed to identify the seller and the buyer, are common to both. With regard to the property, the subject needed to produce the most important documentation is the seller. We thus see, without claim of completeness, which are the main documents to present to the notary when a contract of sale is stipulated. Documents common to the seller and the buyer The documents that the seller and the buyer must bring to the notary in case of sale are not always the same. The details When the seller and / or the buyer are natural persons, they must give to the notary: the identity card or other identification document and, in the case of non-European citizens, the residence permit or entry visa; the certificate of free status or, if he is married, the certificate of marriage certificate or certificate of civil union; a copy of any heritage agreement or cohabitation. Legal person Where, on the other hand, the person selling or buying is a legal person, the notary must receive: a copy of the legal representative’s identity document; any resolution with which the agent has been appointed to sell; the identification data of the legal person, or the resulting tax code, if possible, of the register in which it is registered, the name of the registered office and the name of the the legal person. Specific documents of the buyer The buyer who has applied for a loan from the bank must provide the notary with the contacts of the institution to enable him to have all the information necessary for the provision of the latter. In addition to this, he must deliver: a copy of the preliminary sales contract; a copy of the documents showing the amount already paid to the seller; and, if an agency intervened, the data of the same, the agreed commission and the copy of the documentation showing what has already been paid. Documents relating to the property The necessary documentation to identify the seller, the buyer, their status and their availability must be submitted to the notary with all the documentation relating to the property that is the subject of the purchase contract. These are the main documents to present: copy of the plan deposited in the cadastre, planimetric conformity to the inventory of fixtures and other cadastral documents possibly necessary; copy of the payment method proving what has already been paid by the buyer; if the buyer has taken over the pre-existing loan, he must provide a copy of the receipt of the last payment; copy of the mortgage certificate, to check whether mortgages are registered on the building or are subject to foreclosures; copy of the act of purchase of the property and, if acquired, mortis causa, of the declaration of succession, of the will, of the acceptance of the succession, of the European certificate of succession showing how the seller came into possession of the good; if the property being sold is inside a condominium, a copy of the condominium bylaw is required, accompanied by the condominium administrator’s certificate showing that the seller has paid the full cost of the condominium co-ownership and existence of resolutions relating to extraordinary expenses or litigation; a copy of all construction measures relating to the construction of the building, such as building permit, modification practices, etc. any authorization of cultural property, if the building is subject to monitoring constraints; copy of the viability certificate or documents proving that the application has been submitted; certifications of conformity of installations (hydraulic, electrical, thermal, gas); boiler booklet, showing the regularity of controls and its effectiveness; APE, energy performance certificate.

Holiday homes in Italy: sales rise but prices drop

The number of transactions is increasing, but prices are falling. The real estate market for holiday homes follows the national trend, with a 6.1% increase in transactions compared to 2018 and a 1.8% drop in average demand: here is the picture that emerges from the analysis carried out by the National Observatory of Tourist Real Estate of Fimaa-Confcommercio (Italian Federation of Business Brokers), in collaboration with the Nomisma economic studies office. The increase in sales concerns the entire peninsula. There is an increase of 6.4% in the coastal areas and 7.6% in the lake areas. Even mountain resorts do not stay behind, recording a 4% increase. A different picture for prices, however: today, the average figure required for a tourist residence in Italy is 2,134 euros per square meter, about 40 euros less than two years ago. However, this is a less drastic contraction compared to the -2.5% recorded in 2018. Costs fall mainly in Lazio (-3.5%), especially in the marine areas of the province of Rome, where a reduction of 3.8% is observed. Then come Liguria, with an average decrease of 3.1%, a percentage that reaches -5.7% if we focus on the region of Genoa. Only Friuli-Venezia Giulia experienced a turnaround that affected the entire region, with prices rising by 1.5%. Beyond the variations, the place where the houses for tourist use have the most cost is certainly Capri (12,700 euros per square meter), followed by Forte dei Marmi (12,600 € / m²) and Madonna di Campiglio (12,400 euros per square meter) € / m²). At Ortisei, it cost just 8,900 euros per square meter, at Porto Rotondo in Sardinia 8,500 € / m² and at Sirmione 8,100 € / m². A home at the seaside for less than € 1,000 per square meter! On the southern coast, in Calabria and Puglia, a house about ten meters from the sea can cost less than € 1,000 per square meter! Yes, a thousand!Check it out here ici! They go back to buying a house in southern Italy Reasoning in terms of macro-zones, the best performances for the sale and purchase of buildings have been put forward in the south of the country, an area that attracts more and more Italian and foreign investors. The mid-range homes, ranging from 85 to 115 square meters, seem more interesting, with growth peaks of nearly 11.1%. According to the analysis, buyers are mainly Italian. In 54% of cases, they come from another region, while a third decides not to go beyond regional borders, even when going on vacation. Only 15% of buyers are foreigners who choose to buy a house in Italy, 19% less than last year.

Buying real estate in Italy at a bargain through judicial sales

In Italy, a country heavily affected by the economical crisis following the 2008 subprime crack, foreclosures are abundant. That means that about 10% of the properties on the market are sold through judicial sales. These are great opportunities, since these properties are sold at a discount averaging 30% less than the price of comparable properties sold by private owners. So let’s see how these judicial sales work in Italy. What are judicial sales of real estate Judicial auctions are the means by which the judicial authority orders the sale of assets deriving from foreclosures, seizures, bankruptcies, etc. Everyone, except the debtor, can participate in judicial sales without the help of a lawyer or other professional (art.579 c.p.c.). The assets are normally estimated by experts appointed by the Court. In addition to the auction price, auction fees and tax charges are paid, if requested. The sale takes place in the state in which the goods are located and is not subject to the rules concerning the warranty due to defects or lack of quality, nor can it be terminated for any reason. The existence of any defects, lack of quality or non-conformity of the thing sold cannot give rise to any compensation, indemnity or refund of the price, as this is taken into account in the valuation of the assets. There is no right of withdrawal. The balance of the price and the payment of the tax charges must occur within the terms indicated in the specific methods of participation. Ownership of the property is transferred to the purchaser at the time of payment of the full price and tax charges. In case of failure to pay the balance of the price within the established terms, the forfeiture of the contractor is declared, and if the sale provided for the payment of a deposit, the same is retained by way of sanction. If a new enchantment is established, the defaulting bidder is required to pay the difference, in the event that the price obtained from the second auction, together with the confiscated bail, is less than that of the previous spell pursuant to art. 587 c.p.c. The offers presented are IRREVOCABLE. There is no right of withdrawal and therefore it is not possible to withdraw the offers. Anyone with promises, gifts or fraudulent means, disturbs or prevents the freedom of enchantments, commits a crime is punishable by sanction and imprisonment according to the penal code. Sales may be suspended and / or canceled at any time by order or order of the Judicial Authority which established the execution thereof. Who can participate in an auction The code of civil procedure, in art. 579, provides that “everyone, except the debtor, is allowed to bid on the auction”. The need for technical representation is not foreseen. The offers, in fact, can be made personally or by means of an authorized representative with a special proxy. How to participate in an auction The methods of participation in an auction are different in relation to the Court concerned. It is necessary to present the application together with the security and / or deposit, within the terms established in the notice of sale. Telematic sales of real estate “Telematic sales transactions” means the activities carried out between the moment of the connection of the bidders to the portal of the telematic sales manager and the awarding or identification of the best bidder. The regulation establishes the register of telematic sales managers, that is to say those subjects constituted in the form of joint-stock companies authorized by the judge to manage the electronic sale. The application for registration in the register must contain the indication of one or more districts of the Court of Appeal in which it intends to carry out the telematic sales service. Every telematic sales manager is required to establish an electronic register of telematic sales assignments. The telematic sales manager cannot participate, not even through a third party, in the sale of the assets subject to the pending proceedings before the judicial offices included in the Court of Appeal district, in respect of which it was registered. The Ministry carries out annual statistical monitoring of the electronic sales operations carried out by the managers. The offer for the electronic sale must contain, among other things, the identification data of the bidder, with the express indication of the tax code or VAT number, the judicial office where the procedure is pending, the identification data of the procedure and lot and the description of the asset, the referent of the procedure and the sales data. The price offered and the deadline for payment are also indicated, except in the case of a request to participate in the auction. During the auction or resolution on the offer, in accordance with article 572 of the code of civil procedure, the judge or the referent of the procedure, having verified the regularity of the offers, starts the sales operations. The telematic sales manager prepares and displays on its portal an automatic system for calculating the deadline set for the formulation of the bids. The bids and observations of each bidder are reported in the portal of the online sales manager and made visible to the other participants, to the judge or to the referent of the procedure; in the same way we proceed for every determination of the latter. The judge, the referent of the procedure and the registrar can take part in the sales without enchantment. With the same procedures, other subjects may also participate if authorized by the judge or the person in charge of the procedure. In any case, the telematic sales manager’s portal ensures the access of the bidders to the data contained in the electronic document referred to in article 14, paragraph 3, and replaces the names of the bidders with pseudonyms or other distinctive elements capable of ensuring the ‘anonymity. The judge, the referent of the procedure and the chancellor can however access all the data contained in the offer