The property we are looking at buying

Hi SamJohnny M is correct in saying that any new building must respect the hygiene regs. and have a lobby or hall (ante-bagno) between the main bathroom and any other living space. Ensuites are allowed without a lobby between them and bedroom, only if there is another “main bathroom” with a regular ante-bagno.Having the bathroom opening into the kitchen and will not comply with the building regs from the last several decades - so as Johnny M says it may be a very old house which has always had this arrangement since before the regs were put in force.However it is worth underlining that when the regs talk about “bathroom” they mean where the WC is. So maybe sometimes a kitchen can be link to a small  room with a wash hand basin from which there is another door to a WC – and this type of layout would respect the regs.Also as Johnny says it is strongly recommended to check the plans of the Cadastre or Real Estate Survey documents (Mappe Catastali) to ensure that the plans in the Cadastre correspond to the as built reality - If the Cadastre Plans do not correspond to the as built, you maybe able to negotiate a price discount - usually there is some small or maybe big discrepancy, and it is important to understand the legal or financial consequences of any discrepancy in order to argue your case. If you see that the offending bathroom in the Cadastra plans is not indicated you will have to raise this issue with agent and seller before you go to the notaio. Hope I have not confused you – let me know. Ciao Conor 

As has been indicated, check the plans, which I understand the agent should provide you BEFORE buying and everything phisically should match these plans... If they do not then you should have the current owner sort it or I believe YOU will become responsible.

The plans held by the land registry - Pianimetria Catasatale - need to be checked against the plans held by your local Comune Planning Office. We bought a house some years ago where the pianimetria Catasatale matched the existing building and layout.  However we subsequently discovered that the previous owner had made changes (substantial) to the property without applying for any planning permission from the Comune. The previous owner's own geometra filed the revised plans with the Land Registry which they accepted.  The two departments apparently do not liaise with each other, and the only legal plans are those held by the Comune.

Thanks for all of your replies. I've only just come across this website and it's great to know how helpful everyone is! 

If the house was built before 1967 then there is no problem having the bathroom off the kitchen.  Howeevr if you do any restructuring work you will have to add an antebagno.  You will see this in most local bars.  The bathroom is off the bar, with a flimsyconcertina doorthat is never closed between the sink and the loo.  Its the easiest and cheapest way to get round the problem.The catasto is not legal proof of anything, unless you live in Aosta or Friuli Venezia Giulia.  It is a guide.  If you have changes at the catasto they must have already been changed at the comune - assuming you are doing building works.