Mortgages for foreign nationals · Piacenza
Mortgages for foreign nationals in Piacenza: we work in Punjabi, Hindi and English
In the province of Piacenza more than one person in seven was born abroad, and in the city almost one in five. The Indian community is around two and a half thousand people and is the largest Asian community in the area: many families have lived here for twenty years, work in the farms and dairies of the lowlands and the Arda valley, and have children born in Piacenza — and when it comes to buying a home they are told no by banks that never really looked at the file. We have been doing this work for years, and we do it in your language.
- OAM Kìron Partner, broker no. M39
- 4 languages spoken in the office
- 2 su 4 advisers speak Punjabi and Hindi
- 0 € if you do not complete
You only pay if you reach completion
Our advice carries no risk for you: the broker fee is due only if you obtain the loan and sign at the notary. If you do not complete, you owe us nothing. The amount is confirmed in writing before we start, together with all the bank’s charges.
Average time recorded on the applications the agency completed in 2025. Approval remains the bank’s decision: timings vary with the lender and with how complete your documents are.
What people usually think
It is not your nationality that stops the application. It is four things nobody explains.
Banks assess how stable your income is and whether your residence status is in order. But each one does it by its own criteria, and those criteria are written nowhere.
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“They said no: banks don’t give mortgages to foreigners”
One bank said no, not the system. Another lender, on exactly the same file, can say yes.
Why
A refusal almost never concerns nationality as such: it concerns an internal requirement of that particular lender — years of residence in Italy, type of permit, length of employment, whether you have any credit history. These are thresholds each bank sets for itself, and they change over time. Taking the same file to three branches at random is the fastest way to collect three refusals; taking it to the lenders that handle this profile routinely is a different job.
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“You need Italian citizenship”
No. What counts is that your stay is lawful and how long it has lasted, and the requirements vary a great deal between banks.
Why
Citizenship is not a legal requirement for a mortgage. Several lenders do ask for an EU long-term residence permit, or a certain number of years of continuous residence in Italy, or a remaining permit validity consistent with the application. Others are far more flexible. Before submitting anything we check your documents and tell you which banks the application stands up with, and which it does not — and why.
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“My permit expires in two years, so there is no point trying”
An expiring permit does not automatically block the application. What matters is how it is documented, and who you submit it to.
Why
A permit under renewal, the receipt from the immigration office, a history of past renewals, a permanent employment contract: some banks know how to read these and some do not. On a client with an expiring permit, the difference between a refusal and an approval almost always lies in the supporting documents and in the lender chosen. That is exactly the work we do before submitting, not after.
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“Three of us bring income home, but the bank only looks at me”
It depends on how the application is structured. Joint borrowers or a guarantor change the picture completely.
Why
In many families we work with, the income is the sum of two or three salaries, often across generations under one roof. An application in one name does not show that; a joint application between spouses, or a guarantor with demonstrable income, does — and it changes both the percentage you can borrow and the rate. Not every bank treats non-cohabiting joint borrowers or mixed incomes the same way. We tell you how best to structure it before it goes out.
Why with us
What we actually do
Parliamo punjabi, hindi e inglese, non solo italiano
Ramnit Singh Pabla e Manjit Pabla seguono le pratiche in punjabi e hindi; in ufficio si lavora anche in inglese. Puoi scrivere su WhatsApp nella tua lingua e ti risponde direttamente uno di loro. Un mutuo dura vent'anni: capire ogni riga di quello che firmi è un tuo diritto.
Verifichiamo i documenti prima di presentare qualunque domanda
Permesso di soggiorno, anni di residenza, CU e contratti, eventuali redditi dei familiari: guardiamo tutto prima, così la domanda parte una volta sola e verso l'istituto giusto. Ogni rifiuto resta registrato nei sistemi di informazione creditizia e rende più difficile il successivo.
Selezioniamo le banche che questi profili li trattano davvero
Non tutte le banche hanno criteri equivalenti su residenza e permesso, e le differenze non sono pubblicate. Sappiamo dove presentarci, e ti spieghiamo passo per passo cosa succede a ogni fase — perizia, delibera, notaio — senza lasciarti indovinare.
How banks actually read an application from a foreign national
A lender looks at four things, and they are almost always the same four: your residence document and how long it lasts, your years of continuous residence in Italy, how stable and demonstrable your income is, and whether you have any credit history in the Italian databases. None of these is a uniform legal requirement: they are internal thresholds, set by each bank, which differ from one lender to another and change over time with the risk policies of the moment. That is why two different branches, looking at the same person with the same documents, can give opposite answers without either of them being wrong.
The second factor, less visible but just as heavy, is language. Not because the bank discriminates, but because a mortgage application is made of requests for further documents, deadlines to meet and a notarial deed that has to be understood before it is signed. When that flow passes through an approximate translation — a relative, a colleague, an app on a phone — weeks are lost and sometimes the application is lost with them. In our office two advisers out of four are Punjabi and have been looking after families in the Arda valley and the lowlands for years: it means we explain the question before, translate the answer after, and you arrive at the signing knowing exactly what you are signing.
Request a call backHow we work
From the phone call to the signing
- 01
Ci scrivi nella tua lingua
Su WhatsApp, in punjabi, hindi, inglese o italiano. Ti risponde un consulente, non un centralino, e ti dice subito se possiamo aiutarti.
- 02
Guardiamo i documenti insieme
Permesso di soggiorno, residenza, contratto, buste paga, CU. In questa fase capiamo con quali banche la pratica regge e come conviene intestarla.
- 03
Una domanda sola, all'istituto giusto
Presentiamo il fascicolo dove ha davvero possibilità di passare, invece di provare a caso e bruciare il profilo nelle banche dati.
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Fino al notaio, spiegando ogni passaggio
Perizia, delibera, atto. Ti diciamo cosa sta succedendo e cosa firmerai, nella lingua in cui ci capiamo meglio.
Google reviews
Who chose us
★★★★★
Sono deciso di affidarci a Kiron e, in particolare, a Manjit per acquistare la mia prima casa! Mai scelta è stata più azzeccata: Manjit, gentile e super disponibile, ci ha guidato passo dopo passo verso la scelta giusta per me e ci ha spiegato tutto nei minimi dettagli, fin dal primo momento. Ci ha dimostrato tanta professionalità e tanta passione per il suo lavoro! Grazie mille manjit e kiron
★★★★★
Ci siamo affidati a Kiron ed è stata la scelta migliore! Un grazie infinite va a Stefano per aver reso possibile il mutuo della nostra prima casa, da soli non so se ce l avremmo mai fatta!! Consigliatissimo, GRAZIE!!!!
★★★★★
Agenzia Kìron e Manjit in particolar modo sono stati fondamentali per raggiungere il nostro obiettivo, l'acquisto della nostra nuova casa. Manjit é brava, preparata, rassicurante e professionale ma soprattutto sempre presente. Grazie!!
Start here
Tell us about your situation
Five questions about mortgages for foreign nationals. An adviser from the Via Scarabelli office who has already read your answers will call you back: no need to repeat everything on the phone.
- You do not need to have found a property yet: the earlier we talk, the better
- No documents to prepare for the first call
- We can speak Italian, Punjabi, Hindi or English
- If the deal does not stand up, we tell you straight away
- The initial assessment is free and commits you to nothing
FAQ
Frequently asked questions
Do I need Italian citizenship to get a mortgage?
No. Citizenship is not a legal requirement. Banks assess the lawfulness and duration of your stay, the stability of your income and your credit history. Many lenders ask for an EU long-term residence permit or a certain number of years of continuous residence in Italy: these are internal requirements, different from bank to bank, and they need checking case by case before submitting anything.
What languages can I speak to you in?
Italian, Punjabi, Hindi and English. Ramnit Singh Pabla and Manjit Pabla handle applications in Punjabi and Hindi and also reply on WhatsApp. There is no extra charge: it is simply how we work.
Can I use the First-Home Guarantee Fund if I am not an Italian citizen?
In several cases yes, provided the requirements of the scheme on residence and residence status are met, along with those that apply to everyone (non-luxury main residence, no other residential property). This is a point on which inaccurate information circulates: we check it with your documents on the first call, rather than letting you count on a percentage you may not be entitled to.
A bank has already refused me: can I try again?
Yes, but not at the branch next door and not immediately. Every formal application stays recorded in the credit information systems for some months, and a run of applications close together worsens your profile in the eyes of the next lender. Better to understand why the refusal came, fix what can be fixed, and go back once, to the right bank.
Can my husband’s or my brother’s income be taken into account?
It depends on how the application is structured. With spouses as joint borrowers the second income counts in full; with a guarantor the effect is different and varies between lenders, especially if the guarantor does not live with you. Banks do not treat these situations alike: we discuss it before submitting, because afterwards it cannot be changed.
Can I buy a house if I work on a farm or in a dairy?
Certainly, and for the bank it is employment income like any other. What matters is the type of contract — permanent, fixed-term, seasonal — and demonstrable continuity over the years. We look after many families working in the farms and dairies of the province: we know which documents to ask for and which lenders read these profiles well.