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Key Changes Businesses Should Know Under Vietnam’s Revised Notarization Law
Vietnam’s National Assembly has recently passed amendments to its Notarization Law, introducing several reforms aimed at simplifying procedures, decentralizing administrative authority, and supporting digital transformation in legal services.
The amended law, effective July 1, 2026, revises the notary management framework, narrows the authority to prescribe mandatory notarization, and introduces a roadmap toward nationwide notarization for real estate transactions once centralized databases are operational.
The changes may affect businesses, investors, legal professionals, and individuals conducting property, corporate, and civil transactions in Vietnam.
See also: What Vietnam’s Latest Administrative Reforms Mean for Investors
Vietnam revises the definition of notarization and notaries
The amended law updates the legal definitions of both notarization and notaries to clarify the scope of notarization activities and reflect Vietnam’s broader decentralization agenda.
Clarification of notarization activities
Under the revised framework, notarization is explicitly defined as a public service performed by notaries to certify the authenticity and legality of written transactions.
The law also confirms that Vietnamese diplomatic and consular missions abroad may continue conducting notarization activities under relevant provisions.
This clarification is notable because previous regulations did not expressly specify that notarization applies to written transactions.
Provincial authorities now appoint notaries
The amended law transfers appointment authority for notaries from the Ministry of Justice to provincial-level People’s Committees.
The change aligns with Vietnam’s decentralization policies under Decree 121/2025/ND-CP and may help streamline administrative coordination at the local level.
Mandatory notarization transactions can only be prescribed by law
The revised law narrows the authority to determine which transactions require mandatory notarization.
Under earlier regulations:
- Mandatory notarization requirements could be prescribed by law; or
- The Government could introduce additional requirements through subordinate regulations.
Under the amended law:
- Only laws may prescribe mandatory notarization requirements;
- Mandatory notarization applies to important transactions requiring strict participation conditions and a high degree of legal certainty; and
- The Ministry of Justice will continue coordinating and publishing updated transaction lists.
Why this matters for businesses
The amended provision directly removes six categories of transactions previously subject to mandatory notarization under government decrees, including:
- Authorization letters issued by individuals residing overseas authorizing others to purchase state-owned housing on their behalf;
- Contracts for the transfer of real estate business contracts;
- Agreements among co-land users on capital contribution using land use rights;
- Authorization documents related to enforcement proceedings involving assets where the judgment debtor has left Vietnam;
- Authorization documents for exercising complaint rights; and
- Contracts for the transfer of Bailiff Offices.
The removal of these mandatory notarization requirements is intended to reduce administrative burdens, lower compliance costs, and minimize overlaps between the Law on Notarization and sector-specific regulations.
Provincial authorities gain expanded powers over notaries
The amended law significantly expands the role of provincial-level People’s Committees in supervising and managing notarization activities.
Provincial authorities will now oversee:
- Recognition of equivalent overseas notarization training;
- Appointment of notaries;
- Dismissal of notaries;
- Reappointment procedures; and
- Issuance of development plans for notarization practice organizations.
The decentralization of these functions may:
- Accelerate licensing and professional administration procedures;
- Improve local coordination;
- Increase provincial autonomy in legal service management; and
- Support integration with local digital governance systems.
However, implementation practices may initially vary between provinces during the transition period.
Vietnam plans a roadmap for nationwide real estate notarization
The amended law introduces a long-term plan to expand nationwide the authority to notarize real estate documents. For now, real estate transactions must still generally be notarized within the province or city where the notarization organization is headquartered.
The Government will establish a roadmap toward nationwide notarization after:
- The national notarization database becomes operational; and
- Related databases are fully synchronized and integrated.
Notaries cannot require simultaneous signatures and fingerprints without consent
The amended law also changes fingerprinting requirements during notarization procedures.
Under earlier regulations, notaries could independently require both signatures and fingerprints in situations such as:
- Will notarization;
- Cases deemed necessary to protect applicants’ interests; or
- Upon applicant request.
Under the revised law, simultaneous signing and fingerprinting may only occur at the applicant’s request. Notaries may no longer independently impose the requirement.
Original notarized documents may be provided to litigation authorities
Another notable amendment allows original notarized documents to be provided to litigation authorities for verification and forensic examination purposes during legal proceedings.
Under the revised provisions, original notarized documents may be transferred to procedural authorities to support:
- Investigation activities;
- Evidence verification; or
- Document examination and appraisal procedures.
The law also introduces safeguards to ensure that:
- Original notarized documents are properly preserved;
- Documents are returned in full after use; and
- The legitimate rights of notarization applicants are protected, particularly regarding requests for copies, amendments, supplements, or cancellation of notarized documents.
Need Support Navigating Vietnam’s New Notarization Rules?
Changes to Vietnam’s notarization framework may affect litigation procedures, contract enforcement, and transaction compliance. Dezan Shira & Associates’ Business Advisory Services can help businesses manage legal documentation and compliance requirements with confidence.
Transitional provisions under the amended law
The revised law includes several transitional measures governing implementation from July 1, 2026.
Existing notaries may continue practicing
Notaries appointed or reappointed before the effective date may continue:
- Practicing notarization; and
- Performing certification-related duties.
Provincial authorities will manage transitional procedures
Provincial-level People’s Committees will assume responsibility for:
- Pending appointment procedures;
- Dismissal matters; and
- Reappointment cases previously handled by the Ministry of Justice.
Existing databases remain operational during transition
Local notarization databases established before July 1, 2026 may continue operating until:
- The centralized national notarization database becomes fully operational; and
- Relevant data has been completely synchronized.
Outlook for businesses and legal service providers
Vietnam’s amended Notarization Law 2026 reflects the country’s broader push toward administrative modernization, decentralization, and digital governance.
While many changes primarily affect legal professionals and administrative authorities, businesses involved in property transactions, secured financing, corporate restructuring, inheritance matters, and civil agreements may also experience procedural changes over time.
The planned development of a centralized notarization database and future nationwide notarization authority could improve efficiency and reduce procedural fragmentation across provinces. However, businesses should continue monitoring, implementing regulations, and local administrative practices during the transition period.
Setting up a business in Vietnam requires navigating company registration, local approvals, and work permit processes. We help FDI companies by preparing and submitting documentation, coordinating with authorities, and ensuring compliance, so they can start operations smoothly and focus on growth.
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