What is the land register (Grundbuch)?

The land register (Grundbuch) is an official register maintained by the competent land registry courts in each region. It contains all legally relevant information relating to a property, including:

• details of the current owner,

• encumbrances and mortgages registered on the property,

• rights of third parties (e.g. rights of way or usage rights),

• information about the location and size of the plot.

Why is registration of ownership necessary?

Even after signing the purchase contract, the buyer does not become the legal owner until they are registered in the land register. This registration:

• protects the buyer from future claims by third parties,

• prevents the former owner from selling or encumbering the property again,

• secures the buyer’s right to sell or mortgage the property in the future.

Steps for registering ownership in the land register

1. Filing the registration application

After the purchase contract has been notarised and the real estate transfer tax (Grunderwerbsteuer) has been paid, the notary submits the registration application to the competent land registry (Grundbuchamt).

2. Settlement of taxes and fees

Before the entry can be made, all due taxes and fees must be paid, in particular:

• real estate transfer tax,

• notary’s fees,

• land register fees.

3. Examination of the documents

The land registry examines all submitted documents, including:

• a certified copy of the purchase contract,

• proof of payment of the real estate transfer tax,

• evidence that the property is free from unresolved debts or encumbrances – or clarification of how existing encumbrances are to be handled.

4. Registration of the new owner

Once all requirements are met, the officials at the land registry enter the name of the buyer in the “Eigentümer” (owner) section of the register. From this moment on, the buyer is considered the legal owner of the property.

5. Issuing the certificate of ownership

The buyer receives a current extract from the land register or a formal ownership certificate (Eigentumsurkunde), which confirms that they are registered as the owner in the Grundbuch.

How long does the registration process take?

Depending on the workload of the local land registry and the complexity of the transaction, the complete registration process can take from several weeks up to a few months.

Fees associated with registration

Typical costs include:

• land register fees: around 0.5 % to 1 % of the purchase price,

• notary’s fees: around 1 % to 1.5 % of the property value, including notarisation and registration services.

Why you should check the land register before buying

Before purchasing, it is strongly recommended to obtain a recent extract from the land register. This shows the buyer:

• who is currently registered as owner,

• whether there are mortgages, encumbrances or special usage rights in favour of third parties,

• whether there are any legal restrictions or potential future obligations.

Important tips

• Keep copies of all documents relating to the registration and proof of ownership in a safe place.

• Consult the notary or a legal adviser if any unusual notes, encumbrances or restrictions appear in the land register.

• Avoid paying the full purchase price before the legal situation and the registration process are clearly regulated (e.g. via a notary escrow account).

Conclusion

In Germany, registration in the land register is not just a formal administrative step, but a key legal requirement for the secure transfer of property ownership. Understanding the importance and the details of this process helps to make the property purchase more transparent and reliable, and significantly reduces long-term legal risks.

The editorial team of this website strives to provide accurate information based on thorough research and various sources. Nevertheless, errors may occur or information may be incomplete or not fully verified. Therefore, the information in this article should be regarded as an initial point of reference only. For binding and up-to-date advice, always consult the competent authorities or suitably qualified professionals.