Documents when buying an apartment: what to check so as not to lose money

Legal verification checklist: title documents, encumbrances, registered residents.

Almost all problematic real estate transactions have one thing in common: the buyer took the seller's word for it and didn't check the documents. We break down the minimum checklist that protects against the most expensive mistakes.

Title Documents

The main question: on what basis does the seller own the apartment? A sale and purchase agreement, a deed of gift, a certificate of inheritance — the document must exist in the original and match the seller's passport details. If selling by proxy, contact the owner personally and make sure the power of attorney has not been revoked.

Encumbrances and Arrests

The apartment may be pledged to a bank, under arrest, or involved in a legal dispute. Technically, they may try to sell it to you, but you won't be able to register ownership — and getting your money back won't be easy. A fresh extract confirming the absence of encumbrances is mandatory.

Registered Residents

A separate risk zone is people registered in the apartment, especially minors and those who refused privatization: deregistering them after the transaction can be extremely difficult. Demand that all residents be deregistered before signing the contract.

Spouses and Heirs

An apartment purchased during marriage is joint property, even if registered to one spouse. Without the notarized consent of the second spouse, the transaction can be challenged. With inherited apartments, wait and check if other heirs might appear.

Debts

Utility debts formally do not transfer to the new owner, but problems with service organizations will fall on you. Ask for certificates of no debts as of the transaction date.

A ROYAL HOME lawyer checks every property from our catalog before publication, and when accompanying a transaction, we are responsible for legal purity in writing — this is included in the service.