What information is contained in a land registry extract for a property I want to buy as my own home?

The structure: Deciphering the contents of the land register extract step by step.

An official land registry extract is usually divided into five main sections. To avoid unpleasant surprises, you must check the contents of each section of the extract .

1. Title and property description: The basic data

At the very top of the land register extract, you will find the property identification.

• What information does it contain? The municipality, the parcel number (property number), the plan number, and the exact area in square meters.
• register extract important? It defines what you are physically buying. Pay particular attention to the building insurance values and the official valuation, which are often recorded there. Furthermore, the land register extract shows whether it is sole ownership or joint ownership (e.g., in the case of a private road ).
• Pitfall: Sometimes the area stated in the land register extract differs from the actual use (e.g., if the fence is incorrectly positioned). The boundary shown on the plan is the determining factor.

2. Ownership: Who is actually selling?

The second section of the land register extract names the current owner.

• What information is included? Name, date of acquisition and the form of ownership (sole ownership, joint ownership, co-ownership).
• Analysis of the land register extract: Check whether the seller listed in the land register extract is identical to your negotiating partner. In the case of joint heirs, all heirs must consent. The land register extract will show you who is authorized to sign.

3. Easements (Servitudes): The Core of the Risks

This is the most critical part of the entire land register extract . Easements regulate "toleration and omission".

• Easements listed in the land register extract: These include rights of way (Does the farmer have permission to cross your land?), rights of way (for the neighbor's sewage), or building rights closer to your property. A building right closer to your property, as stated in the land register extract, can mean that your neighbor is allowed to build right up against your property.
• Personal easements in the land register extract: This includes rights of residence or usufruct . A lifelong right of residence for the grandmother in the land register extract means that you can buy the house, but you are not allowed to move in as long as she is alive.

This section of the land register extract often determines building rights and property value. An entry like "building prohibition" in the land register extract is a deal-breaker.

4. Basic burdens: The financial obligations

This section of the land register extract is often confused with easements, but is purely financial in nature.

• What does it contain? Obligations to provide active services. A typical entry in the land register extract contains the maintenance obligation for a retaining wall or a private road.
• Meaning in the land register extract: The property owner is liable for this service. If the land register extract states that you are responsible for cleaning the stream, this will cost you money and time annually. Check the land register extract here for hidden maintenance costs.

5. Preliminary Notes: The Warning Signs

Preliminary entries in the land register extract secure rights that will only become relevant in the future or restrict the sale.

• Pre-emption rights: Does the land register extract state a pre-emption right for a relative or the municipality? If so, they can step into the purchase agreement and snatch the house away from you.
• Rental agreements: A rental agreement whose content is recorded in the land register extract protects the tenant from termination, even in the case of personal use by the buyer.
• Construction lien: If you find this term in the land register extract for a new building, be careful! It means that tradespeople haven't been paid. This debt is secured against the house. Such an entry in the land register extract is a serious warning sign.

6. Mortgages: The debts of the house

The last major section in the land register extract concerns financing.

• Mortgage certificates: Here, the mortgage documents are listed (registered or paper mortgage certificates). The land register extract shows the amount of the encumbrance (e.g., "Mortgage certificate CHF 800,000").
• Important: You usually inherit these mortgage deeds. However, the land register extract only shows the maximum amount (nominal value), not the current value (actual debt).
• Pitfall: Ensure that the land register extract does not contain any third-party liens that cannot be removed. The land register extract must be amended before purchase so that you receive unencumbered ownership (except for your own mortgage).

How do I correctly read the contents of the land register extract?

The land register extract is written in legal language. Terms such as " zG ." (in favor) and " zL ." (to the detriment) are crucial.

• To your detriment ( zL .): This entry in the land register extract restricts you (you must tolerate it).
• In favor of ( zG .): This entry in the land register extract gives you a right to the neighboring property (you are allowed to drive on it).

read the land register extract together with the cadastral map to understand exactly where a right of way runs.

Conclusion

The question "What information is contained in a land register extract?" is the most important question in due diligence. The contents of the land register extract define the true value and the legal restrictions of a property. A right of way that runs right through your planned pool, or a right of residence for third parties, is recorded in the land register extract and is often irrevocable.

Never rely on statements from the real estate agent. Order a current, complete extract from the land register and check its contents line by line. If there are any ambiguities in the extract (e.g., old, unclear easements), request the supporting documents (the original contracts) from the land registry office. Only those who fully understand the contents of the land register extract can sign with a clear conscience at the notary's office.

about the content of complex easements in the land register extract or need help interpreting old entries in the land register extract , Loft offers expert analyses to secure your investment.

Glossary

• Land register extract content: The detailed listing of all legal relationships of a property, including ownership, easements and liens.
• Easement (Servitude): A right recorded in the land register extract that restricts (e.g., right of way ) or expands the use of the property.
• Land charge: An obligation of the owner to perform a service (e.g., maintenance of a wall) that is recorded in the land register extract .
• Preliminary entry: An entry in the land register extract that secures personal rights (such as rent or right of first refusal) in rem, i.e., ties them to the property.
• Mortgage certificate: The security listed in the land register extract , which serves as security for the mortgage for the bank.