How to Consult the Croatian Land Registry

A Croatian land registry extract consists of three main sections: the Property Sheet (A), Ownership Sheet (B), and Encumbrance Sheet (C). Here's what you should check in each one.

1. Property Sheet – A List (Posjedovnica)

The Property Sheet contains basic information about the property.

Here you may find details such as:

• the cadastral parcel number

• surface area

• description of the property

• information about the building or land.

When buying an apartment, check whether the information in the land registry corresponds with the property you're viewing and the information provided in the listing.

For example, if the seller states that the property includes a certain floor area, storage room, garage, or parking space, check how these are recorded in the official documentation.

2. Ownership Sheet – B List (Vlastovnica)

The Ownership Sheet shows who legally owns the property.

This is one of the most important sections to check before buying.

Check:

• the name of the registered owner

• whether there are multiple co-owners

• each owner's ownership share

• whether the person selling the property is the person registered as the owner.

If there are multiple owners, you should establish who needs to participate in the sale.

Information provided in a property listing or by the seller isn't a substitute for checking the official land registry.

3. Encumbrance Sheet – C List (Teretovnica)

The Encumbrance Sheet shows whether third parties have registered rights or whether other encumbrances affect the property.

These may include:

• mortgages

• liens

• easements

• rights of residence

• restrictions on sale or further encumbrance

• other registered rights or burdens.

The existence of an encumbrance doesn't automatically mean that you can't buy the property. For example, a bank mortgage is common when a property has been financed through a loan.

However, before purchasing, you should clearly understand what the encumbrance is and how it will be resolved or removed as part of the transaction.

What Is a Plomba?

When reviewing the Croatian land registry, you may also encounter the term plomba.

A plomba indicates that an application for a land registry entry has been submitted to the competent court, but the procedure hasn't yet been completed.

This means that the current information shown in the land registry may change.

If there's an active plomba on the property, check what it relates to and whether it could affect ownership or other registered rights before proceeding with the purchase.

How Can You Check the Croatian Land Registry Online?

Croatian land registry records can be searched online through the official Uređena zemlja system.

To search for a property, you'll generally need information such as:

• the cadastral municipality

• cadastral parcel number, or

• land registry file number.

If you're buying an apartment, you can ask the seller or real estate agency to provide a land registry extract and the information needed to check the property yourself.

What Should You Check Before Buying?

Before signing a purchase agreement, check at least three basic things:

1. Does the property match the documentation?

Check its registered area, description, and any associated parts of the property.

2. Is the seller the registered owner?

Check the owner and any co-owners listed in the B List.

3. Are there any encumbrances or pending registrations?

Review the C List and check for any active plomba.

If you find information you don't understand, or if the property has complex encumbrances or ownership arrangements, it's advisable to have the documentation reviewed by a qualified professional before proceeding with the purchase.

Conclusion

A Croatian land registry extract may look complicated at first, but for an initial check, you only need to remember three sections:

A List – what the property is

B List – who owns it

C List – what encumbrances affect it

Checking the land registry should be one of your first steps once you find a property you're seriously considering buying.

On Loko, you can find and compare properties from across Croatia, but before making a final decision, always check the property's official documentation.

Note: This article is intended as a general informational guide and doesn't constitute legal advice. For complex ownership arrangements, encumbrances, or other uncertainties, consider obtaining independent legal advice before purchasing a property.