In practice, "notarisation" (công chứng) and "authentication" (chứng thực) are often used interchangeably — even by administrative staff. But the two procedures are governed by different laws (Notarisation Law 2014 and Decree 23/2015/NĐ-CP), have different authorities, and produce different legal consequences.
Notarisation: certifying the legality of content
Notarisation is performed by Notary Offices (private) or Notary Bureaus (state). The notary does not just witness a signature — they certify that the content of the document complies with law, the parties have capacity to contract, and the transaction is voluntary. A notarised document carries direct evidentiary weight at trial and requires no further proof of authenticity.
Authentication: signature or copy verification only
Authentication is performed by the commune-level People's Committee or the district Department of Justice. The officer confirms only that a signature is genuine, or that a copy matches the original. They do NOT review the content of the document or the legality of the underlying transaction.
When is notarisation mandatory?
Under the 2024 Land Law, land-use-rights transactions between individuals or households must be notarised (transfer, gift, mortgage). Sale of housing between individuals must be notarised. A power of attorney that authorises disposal of property must be notarised. A will is not strictly required to be notarised but commonly is, to forestall succession disputes.
Notarisation costs more because it offers more protection. Authentication is cheap because it does very little.
When does authentication suffice?
Lease agreements between individuals, administrative powers of attorney (withdrawing a savings book, collecting a relative's pension), copies of identity documents for filing, and marital-status declarations. These are transactions that do not require content review.
Fees and turnaround
Notarisation fees are scaled to transaction value, from VND 50,000 (transactions below VND 50 million) up to VND 70 million (transactions above VND 100 billion). Authentication is flat: VND 10,000 per signature; VND 2,000 per copied page. Turnaround: notarisation usually same-day; authentication on the spot.
Recommendation: before any significant property transaction, confirm with counsel or a notary which procedure the law requires — authentication does not substitute for notarisation, and the wrong choice can void the transaction.
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