Public Registry: Which Extracts You Need Before a Deal

Public Registry: which extracts you need before a property deal 🏡

Before closing a property transaction, checking the public registry extracts is one of the most effective ways to reduce legal and financial risk. This guide explains which extracts to request, how to read them, and what to do if something looks off.

Key extracts to request 📑

• Ownership extract — confirms who is registered as the owner.
• Extract on encumbrances and restrictions — lists mortgages, liens, arrests, easements and other recorded limitations.
• Cadastral or technical extract — contains boundary, area and cadastral identifier information.
• Transaction history extract — shows previous transfers and registration dates.
• Debt or arrears statements (when available in the registry) — may reveal unpaid taxes or related obligations.

How to read an extract: practical tips ✅

1. Match the owner’s full name with the passport or ID presented by the seller.
2. Confirm address and area match the listing and the sales contract.
3. Verify that any recorded encumbrance is explained and will be removed before ownership transfer.
4. Review transaction history: frequent sales or short ownership periods can be a warning sign.
5. Always ask for a recent extract — registry data can change quickly.

Red flags — when to pause and investigate further 🚩

• Discrepancies in owner names, addresses, or area figures.
• Registered mortgages, arrests or multiple encumbrances that were not disclosed.
• Ownership held by a company with unclear history or rapid changes in management.
• Conflicting records or multiple rights registered for the same property.

If you identify any red flags, avoid signing pre-contracts or transferring funds until a lawyer or qualified specialist clears the situation.

Recommended steps before signing 🛠️

1. Request up-to-date extracts from the public registry and copies of the seller's ID documents.
2. Order an independent extract directly from the registry (many registries offer online requests) or ask your agent to obtain it.
3. Consult a real estate lawyer to interpret entries and prepare conditions for removing encumbrances.
4. Negotiate contract clauses that ensure encumbrances are lifted or debts are settled before funds are released.
5. Use notarised contracts and secure payment methods — consider escrow or bank-assisted payments when available.

Tips for foreign buyers and investors 🌍

• Confirm translation and legalization requirements for official documents before closing.
• Never rely solely on verbal assurances from the seller; insist on official registry extracts.
• Work with a local agent and legal counsel familiar with the registry and transactional practice.

Practical examples and how to resolve common issues 🔎

• If the extract shows a mortgage, require documented proof that the loan will be repaid and the mortgage removed at closing.
• If the registered area is smaller than advertised, obtain an official cadastral plan and consider a professional survey.
• If the owner is a corporate entity, ask for company registry extracts and proof of the signatory’s authority.

Quick pre-payment checklist ✔️

• Latest ownership extract in hand.
• No undisclosed encumbrances, or a clear plan to remove them.
• Verified IDs, powers of attorney and company documents where relevant.
• Legal review and notarisation of the final agreement.

Final note — empathy and risk management 🤝

Buying property is a major decision. Taking a little extra time to verify registry extracts can prevent significant problems later. If you feel unsure, delegate the checks to professionals.

Our team at BuyHome can order and review registry extracts, advise on risks and accompany your transaction. Start your property search or ask for help here: https://buyhome.ge/en/search

Contact us to get personalised support and safe guidance through your purchase.