Real estate · Slovakia
Agricultural land transfers
Agricultural land transfers are complicated by fragmented co-ownership shares, unknown owners, usage arrangements with cooperatives and land administered by the Slovak Land Fund. We verify the actual legal position, prepare agreements and complete the transfer through the Land Register, including negotiations with the Fund and settlement of shares, drawing on practical experience in disputes and transactions.
- Experience with SPF matters
- Settlement of shares and unknown owners
- Fees agreed in advance
What we'll do for you
Most failed land transfers run into issues discovered only at the Land Register: inconsistent shares, duplicate ownership or a forgotten lease. We identify these before signing and base the agreement on the actual position.
Select an item to see the details.
-
Legal due diligence
Title deeds, co-ownership shares, encumbrances, leases and use — including E register parcels and how they correspond to the position on the ground.
-
Contract documentation
A sale, gift or exchange agreement tailored to agricultural land — addressing shares, access and existing leases.
-
Co-ownership relationships
Co-owners’ pre-emption rights, purchases of shares and settlement agreements — even with dozens of owners of a single parcel.
-
SPF matters
Negotiations and submissions to the Slovak Land Fund concerning land it administers or manages — including litigation if necessary.
-
Land Register
Authorisation of the agreement by a lawyer, the registration application and representation in Land Register proceedings through to registration.
Deliverablea valid land transfer registered in the Land Register, with shares, usage arrangements and relationships with the SPF checked
How it works
Does this process fit your matter? Describe it to the attorney →
- Due diligenceday 0
We establish the actual position of parcels and shares from title deeds and the register and identify obstacles to the transfer.
- Resolving obstacles
We resolve shares, pre-emption rights or relationships with the SPF — according to the due diligence findings.
- Agreement and signatures
We prepare the agreement and arrange signatures and authorisation; where several transferors are involved, we organise the entire process.
- Land Register registration
We submit the registration application and monitor proceedings until ownership is registered.
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
Not keen on calls or email? Message us on WhatsApp →
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 →
Why is transferring agricultural land more complicated than transferring a flat?
Because of its history: land has passed through generations, leaving sometimes dozens of co-owners with small shares in one parcel, some unknown or represented by the Slovak Land Fund. Add E register parcels, cooperative leases and pre-emption rights — each can stop a transfer unless addressed in advance.
What are E register parcels and why do they matter?
These are original parcels recorded according to historical cadastral records — their boundaries are not visible on the ground, and use often does not match ownership. A transfer requires precise identification of what is being transferred and how it relates to actual use; errors in parcel identification are among the most common reasons for refusal of registration.
A parcel has ten co-owners. Can it even be bought?
Yes — either by purchasing shares from individual owners or through a co-ownership settlement agreement. Pre-emption rights must be observed, and owners represented by the Fund must also be approached. We can organise the process even with large numbers of owners, including preparing consistent agreements.
When does the Slovak Land Fund become involved in a transfer?
The Fund administers land of unknown owners and manages state-owned land — so you will often encounter it when buying, leasing or resolving ownership. We handle negotiations with the Fund and any court proceedings against it in our own practice and know what to expect.
Do pre-emption rights apply when selling agricultural land?
Co-owners of a parcel have statutory pre-emption rights; specific restrictions on agricultural land transfers have changed or been abolished in recent years. We check the current position for your particular transfer during due diligence — and structure the agreement so that the Land Register has no reason to return it.
How much does a land transfer cost?
It depends on the number of parcels, owners and obstacles to resolve. We confirm the fee in advance after due diligence — and honour what we agree.
Legal Q&A
Common questions on this topic
-
Our company is buying agricultural land. What restrictions apply today?
The familiar restrictions, mandatory publication of an offer, three years of farming in the municipality and priority for local buyers, no longer apply. In judgment PL. ÚS 20/2014 of 14 November 2018, the Constitutional Court declared them unconstitutional, and the Act no longer contains them. Obstacles remain, however: pre-emption rights, common-property rules and whether the plot qualifies as agricultural land under the Act.
Read the answer -
A cooperative farms our land without an agreement. How do we get it back for our own use?
If the land is used without an agreement, serve the cooperative with a written demand for its return. It must return it within 30 days after harvesting, or by year-end if no crop was planted. If the land is inaccessible or cannot be used rationally, as is typical for shares in the middle of a cultivated field, request allocation of substitute subleased land under Section 12a. If the cooperative does not conclude an agreement within 60 days, the district office decides on creation of the sublease. Beware of inaction: an owner’s silence can create both a tenancy and a right of use.
Read the answer -
What rent should we receive for agricultural land, and what is the usual rent figure?
For agricultural land leased to a business, the statutory minimum is 3% of its officially assessed value. The usual rent figure reflects local prices: district offices publish the average of actual agreed rents for each cadastral area by 30 June annually, in euros per hectare. This official figure supports negotiations on a new lease and unjust enrichment calculations where land is used without an agreement.
Read the answer
