Real estate · Czechia and Slovakia
Property legal due diligence
You can negotiate the price of land. Hidden encumbrances, missing access or unresolved historic ownership are much harder to address. Before a purchase or project launch, we check ownership title, encumbrances, leases, access and planning context, giving you a report you can understand: what is in order, what presents a risk and how to address it in the agreement or price.
- Lawyer registered with both ČAK and SAK
- A report in plain language
- Prices agreed in advance
What we'll do for you
The output is a basis for decisions, rather than a pile of extracts: a list of risks ranked by severity and specific proposals for addressing each through the agreement, price, insurance or withdrawal from the project.
Select an item to see the details.
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Title and ownership history
We check acquisition documents and transfer history — a chain of ownership capable of undermining your future title needs uncovering before purchase.
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Encumbrances and third-party rights
Security interests, easements, pre-emption rights, enforcement entries and notes — including an assessment of what ends on purchase and what passes to you.
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Access and utilities
Legally secured access from a public road and arrangements for utility infrastructure — the most commonly overlooked land risk.
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Use arrangements
Leases, loans for use and actual occupation — who uses the property, on what terms and how those arrangements can be ended or taken over.
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Public law context
A basic review of planning documentation and restrictions; detailed permitting matters are covered by the follow-on permitting coordination service.
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Report and recommendations
A clear report with traffic-light risk ratings and specific steps — what to address in the agreement, request from the seller or reflect in the price.
Deliverablea due diligence report identifying risks, their severity and specific recommendations for the agreement or price
How it works
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- Scope and documentsday 0
We agree the due diligence scope according to your plans and request documents from you and the seller.
- Due diligence
We review the Land Register, deeds, agreements and public registers; where matters are unclear, we send further questions to the seller.
- Report
You receive a clear report with risks and recommendations — and we discuss it together.
- Follow-on steps
We reflect findings in the sale agreement, escrow and registration — or help you withdraw from the project on fair terms.
No-obligation enquiry
Ready to start?
Send us an enquiry. We reply within 24 hours with a price confirmation and next steps. The first 30-minute consultation is free and commits you to nothing.
- 1Send your enquiry via this form
- 2Within 24 h you get a price confirmation and plan
- 3We start work only after your approval
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Prefer to book a time right away? Book a consultation →
Or email us about this matter.
What clients ask
Didn’t find your question? Ask us directly →
Is checking the title deed not enough?
The title deed is only the start: it shows the current position, but not transfer history, easement agreement contents, lease terms or risks of title being challenged. Most costly surprises lie in documents and relationships invisible in the extract.
How long does due diligence take?
Depending on scope and the seller's cooperation, from a few days for one property to weeks for a large project with dozens of parcels. We confirm the timetable and price in advance.
What if due diligence finds a problem?
That is its purpose — most risks can be addressed through removal of an encumbrance before purchase, retention in escrow, contractual warranties or a price adjustment. For unresolvable risks, we recommend abandoning the purchase — not buying is cheaper than litigation.
Will you check whether the land can be built on?
Due diligence assesses the basic planning context and legal obstacles. Detailed permitting matters, from the project concept to occupancy approval, are covered by the follow-on permitting coordination service, which naturally complements due diligence.
We are buying through a company (share deal). Does that change due diligence?
Yes. Buying the company owning the property requires checking the company itself as well as the property — liabilities, disputes and agreements. We then combine this review with corporate due diligence and recommend whether a share deal or direct property purchase is preferable.
How much does due diligence cost?
It depends on the number of properties and depth of review. We confirm the scope and price in advance — and honour what we agree.
Legal Q&A
Common questions on this topic
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What must a contract transferring a newly built flat contain?
A contract transferring ownership of a flat must be written. Under the Flat Ownership Act, it must include in particular a description of the flat and its appurtenances, the co-ownership share in the building’s common parts and facilities and the land, arrangements for land rights, and the acquirer’s declaration of accession to building management. Ownership is acquired only through constitutive registration in the Land Register.
Read the answer -
A company that owns real estate has been deleted from the Commercial Register. Can anything still be done?
Yes, but only through the court. If assets that should have been dealt with in liquidation or bankruptcy are discovered after a company is deleted without a legal successor, the court, on an application by a person with a legal interest, orders supplementary liquidation, appoints a liquidator and restores the company's Commercial Register entry. Timing matters: if nobody applies within four years of deletion, the company's assets pass into state ownership.
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We are merging companies. Is the property automatically registered in the successor's name?
Ownership passes automatically, but the land register entry does not change automatically. On the effective date of a merger, meaning the date the transformation is entered in the Commercial Register, the disappearing company's entire assets and liabilities pass to the successor by law. The land register does not learn of this itself and makes no automatic amendment. The change must be pursued through a separate application for a declaratory entry. Until then, the title deed names a company that no longer exists.
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Further reading
Building amnesty: three routes for legalising old and unauthorised buildings
Amendment No. 46/2024 Z. z. created three regimes: unconditional legalisation for pre-October 1976 buildings, conditional legalisation through 1989, and an application procedure for 1990–2025 buildings until 31 March 2029. None automatically enters a building in the land register.
Read more →
Land register access was meant to require login from July. Parliament rejected the amendment: what applies now?
The amendment would have required authentication to access ownership information and narrowed public data. Parliament did not advance it to second reading on 23 April 2026. We explain the proposal, its outcome and current access rules.
Read more →
Lawyer escrow when buying property: why the money should not go straight to the seller
The riskiest stage of a property transfer is the period between signing and land registration. Lawyer escrow of the purchase price protects both parties. We explain how it works.
Read more →