The land book extract is one of the most important documents to check before you buy a home or a plot of land in Romania. It shows who the registered owner is, how the property appears in official records and whether any mortgages, prohibitions or lawsuits are noted. Even so, many buyers read it in a hurry or leave the check to the notary, right before signing.
In this guide we explain what the land book is, which types of extract exist, how to read each section and what to ask when something does not match. The guide is for information only and does not replace advice from a notary or a lawyer.
What the land book is
The land book is the public register in which properties are described and rights over them are recorded. In Romania it is kept by the National Agency for Cadastre and Land Registration, ANCPI, through its local cadastre and land registration offices. Every registered property has a cadastral number and a land book number linked to the administrative unit where it is located.
The key principle for buyers is publicity: what is recorded in the land book can be relied on against third parties. So if a mortgage or a lawsuit is noted, you cannot later claim you did not know about it.
Types of extract
Land book extract for information
This is the extract anyone can request, without being a party to the transaction. You can ask for it at the cadastre office counter or online through ANCPI's electronic services, if you have the land book number or the cadastral number and the locality. You use it during the analysis stage, before you make an offer or sign a preliminary contract.
Land book extract for authentication
This extract is requested by the notary before the deed is signed. While it is valid it protects the ranking of that transaction. It is not the document you request while searching, but it is good to know that the notary will check the situation again right before signing.
How to read the extract, part by part
Part I: description of the property
Here you find the cadastral number, the address, the measured area and, for buildings, information about the construction. For apartments the share of common parts and land is usually shown too.
What to check:
- The address matches the one in the listing and in the ownership deed.
- The area in the extract matches the one presented by the seller. Large differences need an explanation.
- For houses, the building is recorded. If the extract only shows the land, the house may be unregistered.
Part II: owners and deeds
This section shows who holds ownership, in what shares and on the basis of which documents: a sale contract, an inheritance certificate, a court decision or others.
What to check:
- The person you are negotiating with is the registered owner or holds a valid power of attorney.
- If there are several owners, all of them must agree and sign.
- If the owner is married, the notary will look at the property regime, and sometimes the spouse's consent is needed.
- The acquisition deed is consistent with the history the seller described.
Part III: encumbrances
This is the section buyers read most carefully, and rightly so. It lists mortgages, liens, prohibitions on sale and on encumbrance, and notes of lawsuits or enforcement proceedings.
What to check:
- Mortgage: common when the seller has a loan. It is not necessarily a problem, but you must agree clearly how the loan is repaid and when the mortgage is removed. Usually part of the price is used to pay off the loan, with the bank's agreement.
- Prohibitions: a prohibition on sale means the sale cannot happen until it is lifted.
- Noted lawsuits: they indicate a court case concerning the property. This is a serious reason for caution.
- Enforcement or seizure: in these cases an ordinary sale is generally blocked or very risky.
If the section is empty, the extract shows that no encumbrances were recorded on the date it was issued. That is a good sign, but it does not replace the other checks.
Warning signs and what to ask
- The owner in the extract is not the person selling. Ask for the documents that explain the situation or the power of attorney and check them with the notary.
- Different areas between the extract, the deeds and reality. They can hide unauthorised extensions or measuring errors.
- Building missing from the extract. Find out whether there is a building permit and a completion certificate and who will handle registration before the sale.
- Mortgage with no repayment plan. Ask the seller for a letter from the bank with the outstanding balance and the removal procedure.
- Noted lawsuits. Ask for details of the case and talk to a lawyer before paying any deposit.
A worked reading example
Imagine a three room apartment in a block built in the 1980s. In Part I you see the correct address and a usable area close to the one in the listing. Part II shows two owners, siblings who inherited the apartment. That means both must sign or one must hold a notarised power of attorney from the other. Part III shows a mortgage in favour of a bank. You ask and learn that one sibling used the apartment as security for a loan. The solution is a letter from the bank with the balance and a written agreement that the loan will be paid from the sale price, at the notary. Without that clarification, you do not pay the deposit.
What the extract does not show
The extract is essential, but it does not answer every question. It does not tell you whether there are debts to the owners association, whether interior changes were made without a permit or what the planning situation in the area is. For those you need:
- the certificate from the owners association;
- the tax certificate from the town hall, which the seller obtains;
- the energy performance certificate;
- for land, the urban planning certificate, covered in our building permit guide.
When to check it during the purchase
The recommended order is simple. After the viewing and before negotiating, ask for the land book number and get an extract for information. If the situation is clear, you can negotiate the price and sign the preliminary contract. Before the final contract, the notary requests the extract for authentication. If anything new has appeared in the meantime, you will find out at that point.
Our advice is never to pay a deposit without having seen a recent extract. The difference between an extract a few months old and one obtained that day may be exactly the mortgage or lawsuit that matters.
How Empire Terra helps
For listings on the Empire Terra platform we encourage owners and agencies to have their documents ready, and our advisors can guide you through the checks. If you are selling, the seller guide shows which documents to prepare in advance, and if you are buying, the buyer guide gives you a full list of steps.
Frequently asked questions
Who can request a land book extract?
The extract for information can be requested by anyone interested. You need the land book number or the cadastral number and the locality.
Can I get the extract online?
Yes, ANCPI offers electronic services where you can request the extract for information and receive it electronically after paying the fee.
What does a mortgage recorded in the extract mean?
It means the property secures a loan. The sale is possible, but you must agree clearly how the loan is repaid and when the mortgage is removed, usually with the bank's agreement and through the notary.
Is the land book extract enough to buy safely?
No. It is essential, but it must be complemented by checking the ownership deeds, any debts, the energy certificate and the planning situation. The notary and, if needed, a lawyer can help.
