Which documents to check before buying an apartment in Romania

When buying an apartment in Romania, buyers often start by looking at photos, the area and the price. But the safety of the transaction is determined not by photos but by documents. A beautiful apartment may have problems. A new building may require checks. A good price may hide a legal risk. A confident seller may not have a complete set of documents. That is why, before the deposit and the notary, you need to understand exactly what you are buying.

The main document: carte funciară

Carte funciară is the land register. It is used to check the legal and cadastral status of the property: the owner, the property, encumbrances and other important information. For the buyer, this means the extract must not just be obtained but carefully analyzed.

You need to check who the owner is, which property is listed, the floor area, the cadastral number, the address, whether there is a mortgage, a seizure, a ban or other encumbrances, and whether the information matches what is being sold.

The seller’s title of ownership

You need to understand on what basis the seller owns the apartment. It may be a sale and purchase agreement, a deed of gift, an inheritance, a division of property, a court decision or a contract with the developer. Each option requires attention. If the property was inherited, the inheritance documents need to be checked. If the property was bought from a developer, the chain of documents needs to be examined. If there are several sellers, the consent of all owners is required.

Cadastral documents

The cadastre shows the technical identification of the property. It is important to check whether the actual apartment matches the documents. Problems can arise if the floor area does not match, a change to the layout is not recorded, a terrace or balcony has a disputed status, a parking space is not registered, a storage room is not listed or the actual layout differs from the documents.

The buyer must understand exactly what they are buying: an apartment, a parking space, a storage room, a share in the common areas, furniture or just the walls.

Encumbrances and restrictions

An encumbrance is a signal that the property is not entirely free. It may be a mortgage, a seizure, a ban on sale, a court dispute, a third-party right or other restrictions. Not every encumbrance automatically makes the transaction impossible. But every encumbrance needs to be understood from a legal standpoint.

Debts for utilities and building administration

Before buying, you need to check not only the title of ownership but also the current obligations attached to the property: electricity, gas, water, internet, the building administration, the repair fund and other payments. After the transaction, the buyer should not unexpectedly discover that the apartment has debts or disputes with the administration.

Developer documents

If you are buying a new build, the check must be even broader. You need to look at the land rights, the building permit, the documents for the building, the commissioning of the property, the cadastre, intabulare, the handover terms, the status of utility connections, warranties and the contract with the developer. A new build does not mean there is no risk.

Buyer documents

The buyer also needs to prepare documents: a passport, identification data, documents for the notary, a power of attorney if the transaction is remote, translations if needed, bank documents and proof of the source of funds if the bank or the notarial procedure requires it.

Specifics for Ukrainians

A Ukrainian needs to check the purchase regime separately if the property involves land, shares in land, a house, a plot or a complex ownership structure. You cannot rely on the general answer “you can buy anything.” You need to look at the specific property.

How Alliance / Armonie helps

Alliance / Armonie helps the buyer check the documents before the deposit and before the notarial transaction. We arrange the request for documents, the initial analysis, the legal check, the seller check, the encumbrance check, the review of the deposit terms, preparation for the notary and an explanation of what the documents mean for the client in a language they understand.

Conclusion

A safe apartment purchase in Romania starts with the documents. If the documents have not been checked, the property cannot be considered safe. If the deposit terms are not spelled out, the transaction cannot be considered protected. If the buyer does not understand the legal meaning of the documents, they are acting blindly.

FAQ

What is the main document to check?

The carte funciară, that is, the extract from the land register.

Do debts need to be checked?

Yes. Utility payments and debts to the building administration must be checked before the transaction.

Does a new build need to be checked?

Absolutely. The developer, the land, the permits, the commissioning of the building and intabulare all require attention.

Can the notary check everything alone?

The notary is important, but it is better for the buyer to carry out checks in advance, before the deposit.

When is it best to start the check?

Before handing over money and before signing any preliminary documents.