Registry Checks: Which Extracts You Need to Buy Without Surprises—Step by Step

Registry checks: which extracts you need to buy without surprises — step-by-step 🛡️

Buying property is exciting, but mistakes in registry data or missing extracts can turn it into a problem. This guide explains which official extracts to request, what to look for, and how to proceed safely.

Why check registries? ⚠️

Registry extracts reveal the legal status of the property: ownership, encumbrances, mortgages, and any formal restrictions. A focused check reduces the chance of post-purchase disputes.

Step 1 — get basic ID and ownership documents from the seller 📄

• Seller’s passport/ID to confirm identity.
• Title documents: previous sale agreements, deeds, notarized acts.
• Contact details of previous owners when available.

Tip: ensure names and dates match across documents; discrepancies deserve clarification.

Step 2 — official ownership extract ✅

• Request an up-to-date official extract from the state property registry showing current owners.
• Verify the seller is the listed owner and check for any unusual entries.

Red flag: if ownership is registered to a company, confirm who has authority to sell.

Step 3 — extract on encumbrances and restrictions 🔒

• Obtain an extract that lists mortgages, liens, arrests, or other encumbrances.
• Look for easements, rights of way, pre-emption rights, and any ongoing legal actions.

Practice: even old entries can indicate unresolved issues — ask for clarification.

Step 4 — cadastral extract and physical consistency 🌍

• Get the cadastral extract showing parcel boundaries and permitted land use.
• Compare the cadastral plan with the physical condition: any extensions, additions, or unapproved changes should be explained.

If the property differs from the cadastral description, insist on corrections before purchase.

Step 5 — inheritance and family circumstances 👥

• Check whether any inheritance claims exist or if the seller’s property rights are disputed.
• For married sellers, verify whether spousal consent is required by law and obtain it if necessary.

Example: a sale without required spousal consent may later be contested.

Step 6 — powers of attorney and representative authority ✍️

• If a representative signs, request a notarized power of attorney and confirm its scope and validity.
• Check whether the power permits alienation of the property.

Best practice: conduct signing in the presence of a notary or your agent when possible.

Step 7 — utility and tax debt checks 💡

• Ask for recent receipts or statements for utilities and property taxes.
• Confirm who will settle any outstanding debts and whether they bind the property.

Step 8 — legal review of the contract 🧾

• Before registration, have a lawyer review the draft contract: payment terms, transfer timing, liability clauses, and conditions related to encumbrances.
• Consider secure payment mechanisms: escrow, bank guarantee, or staged payments.

Common red flags 🚩

• Mismatched personal data between seller and registry.
• Records of arrests, mortgages, or legal disputes.
• Unapproved alterations or lack of proper building permits.
• Representative’s authority does not include sale rights.

Practical checklist to take to meetings 📋

1. Current ownership extract.
2. Extract of encumbrances.
3. Cadastral extract and plan.
4. Seller’s ID and power of attorney (if applicable).
5. Recent utility and tax receipts.
6. Draft contract for lawyer review.

Final tips and staying safe 💬

• Do not sign binding documents before verifying key extracts.
• Work with a trusted lawyer and a real estate specialist.
• Order registry extracts yourself when possible to ensure authenticity.

You can browse available properties and start searches on our site: https://buyhome.ge/en/search and https://buyhome.ge/en/apartments

If you'd like help checking extracts or preparing a secure purchase, contact BuyHome. We’ll guide you through each step and help protect your investment.