You become the owner only when ownership is registered in the land registry, not when the agreement is signed. Signing creates contractual obligations only; the seller remains the owner until the registry’s decision. That is why the price should be paid through escrow, releasing funds only after registration, rather than paid to the seller before registration is permitted.
Do I become the owner when I sign the agreement?
Real estate is subject to the registration principle: where property is transferred by contract, ownership is acquired only upon registration in the land registry (Section 133(2) of the Civil Code). Signing the purchase agreement creates only a contractual relationship between seller and buyer: the obligations to transfer and pay. Until the district office permits registration, the seller remains the owner.
Slovak Supreme Court case law also confirms this distinction: contractual effects arise upon signing, while effects on rights in rem, meaning the actual change of owner, arise only upon registration.
Why is the period before registration risky?
Weeks commonly pass between signing and the registry’s decision. Several problems may arise during that time: an enforcement security interest may appear on the title sheet, the seller may transfer the property to another buyer, or the land registry may suspend proceedings because of an error in the agreement. Someone who pays the entire price on signing no longer has the money but has not yet acquired ownership.
The standard solution is attorney escrow of the purchase price. The buyer deposits the money into escrow at signing, and it is released to the seller only once the land registry records the buyer as owner. Both parties are protected.
How registration works
After signing, an application for registration is submitted to the district office’s cadastral department. The office examines the agreement and procedural conditions and decides whether to permit registration. Ownership changes on the date registration is permitted. Our land registration application service covers the application and attachments. Errors in applications are the most common reason for suspended proceedings and unnecessary delay.
If you are buying or selling, our property purchase service covers the entire process, from checking the legal position through the agreement and escrow to registration.
This answer provides general information on the law as at 21 July 2026. It does not constitute legal services or replace an assessment of an individual case. The details of your situation may differ. Book a consultation to discuss them.
