Checking Ownership in the Cadastre
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How a buyer verifies apartment ownership in the cadastre — property register extract, owner, area, encumbrances, mortgages, notes, and eCadastre.
In short
Property register extract — what to check
The property register extract, or cadastre extract, shows data on the property and rights registered on it. Before purchase verify that the seller is registered as owner, that address, area, and structure match the apartment you viewed, and whether there are encumbrances or restrictions that may affect the transfer.
- Registered owner's name and whether it matches the seller
- Exact address, unit number, and apartment area
- Whether the apartment is registered as a separate unit
- Ownership share: full ownership, co-ownership, or joint ownership
- Registered mortgages, notes, disposal bans, or other encumbrances
- Usufruct, easements, or other third-party registered rights
- Consistency of cadastre data with actual condition
eCadastre and verification methods
An initial check can be done online via the Republic Geodetic Authority's eCadastre, usually by address or parcel number. Online access is useful for a first review, but do not base a purchase decision only on a screenshot or informal view — before earnest money and contract verify an up-to-date extract and complete documentation.
Encumbrances, mortgages, and notes
A mortgage does not automatically mean purchase is impossible, but there must be a clear plan for closing the debt and deleting the mortgage. When selling a mortgaged apartment, bank consent, payment instructions, and documentation for mortgage deletion after debt settlement are usually required.
Red flags
Be especially cautious if the seller is not registered as owner, if inheritance is unresolved, co-ownership without all co-owners' consent, disposal ban, usufruct, active mortgage without a discharge plan, court dispute, or mismatch between cadastre records and the apartment being sold.
Checks before earnest money
Before paying earnest money or a deposit, verify ownership, basis of acquisition, encumbrances, mortgage, seller's marital status, power of attorney if the seller does not sign in person, and conditions under which money is refunded if documentation is not in order.
| Check | Where | Note |
|---|---|---|
| Basic property data | eCadastre | Good first step to verify address, plot, and basic registered data |
| Property register extract | Cadastre / authorized access / notary public | Used for serious verification before earnest money and contract |
| Encumbrances, mortgages, and notes | Property register extract / cadastre | Check before any payment |
| Seller's basis of acquisition | Seller's documentation | Contract, inheritance ruling, gift, purchase, or other basis |
| Mortgage deletion plan | Seller's bank / notary / cadastre | Clear procedure required if the apartment is mortgaged |
Frequently asked questions
Real estate agency, Serbia
Related guides
- Costs of Buying an Apartment in SerbiaA complete overview of costs the buyer should plan when purchasing an apartment in Serbia — tax, VAT, notary, agency, bank, loan, mortgage, and additional expenses.
- Documentation for Selling an Apartment in SerbiaA complete guide to documentation for selling an apartment in Serbia — certificate of title, basis of acquisition, personal documents, mortgage, spouse's consent, notary, and cadastre.
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