Real estate · Czechia and Slovakia
Property defects and withdrawal from the agreement
Damp walls, an undisclosed conversion, unauthorised construction or an unmentioned encumbrance. Property defects may entitle you to rectification, a purchase-price reduction, damages and, in serious cases, withdrawal from the agreement. Prompt action and proper notification matter. We represent buyers asserting claims and sellers defending excessive demands.
- Lawyer registered with the Czech and Slovak Bar Associations
- For buyers and sellers
- Prices agreed in advance
What we'll do for you
Deadlines and evidence are decisive: when you discovered the defect, when you notified it and what the seller knew. We start with the timeline and build claims that stand up in court.
Select an item to see the details.
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Claim assessment
From the agreement, advertisement and property condition, we determine the type of defect (obvious, hidden or legal), the available claims and applicable deadlines.
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Defect notification
We notify the seller correctly in law — the content and form determine whether the claims survive.
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Negotiating a remedy
We negotiate rectification, a purchase-price reduction or other compensation. Most cases are resolved without court proceedings.
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Withdrawal
For material defects, we prepare withdrawal and settlement: return of the price against return of the property, including Land Register entries.
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Court proceedings
If agreement is impossible, we bring the claims in court, with expert evidence and a realistic advance estimate of costs.
Deliverabledefect claims asserted, from notification and a price reduction to withdrawal and representation in a dispute
How it works
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- Assessmentday 0
We review the agreement, defects and timeline and explain your claims, deadlines and prospects.
- Notice and demand
We notify the defects and demand a specific remedy from the seller.
- Negotiation
We negotiate a reduction, repair or withdrawal, focusing on a prompt solution.
- Litigation if necessary
We pursue unresolved claims in court and conduct the proceedings through to the outcome.
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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What clients ask
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What remedies do I have for a hidden defect?
It depends on the applicable legal regime and the nature of the defect. In a Slovak civil-law sale, a defect discovered subsequently and not disclosed by the seller gives the buyer a right to a reasonable price reduction. Withdrawal is available in particular where the defect renders the property unusable or the seller's assurance about its characteristics or freedom from defects proves untrue (§ 597 of the Civil Code). Concealment of just any defect is not sufficient by itself for withdrawal. We assess rectification, damages and claims arising from a Czech purchase under the applicable regime and agreement.
By when must I notify defects?
Without undue delay after discovering them, and statutory claim periods are limited. The exact calculation depends on the defect type and whether the seller knew about it. We assess the timeline first and base the approach on it. Defects should not wait.
The seller says I saw the property and bought it. Is that right?
For obvious defects visible at the viewing, the seller's position is stronger. Hidden defects and those actively concealed or covered up remain the seller's responsibility, and as-is clauses do not automatically protect against concealed defects. Evidence of the condition and the seller's knowledge is decisive.
Is an expert report worthwhile?
For substantial defects, usually yes. A report establishes their extent and cause and strengthens negotiations. We help commission it to answer legally significant questions as well as technical ones.
How much does pursuing defect claims cost?
Assessment and a demand are a limited initial task; litigation depends on the claim value. We proceed in stages with prices agreed in advance, and if you succeed in court, the other party generally pays the costs.
Legal Q&A
Common questions on this topic
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Defects appeared after I bought the property. What can I claim from the seller?
If a defect later emerges that the seller did not disclose, you are entitled to a reasonable reduction in the purchase price. If it makes the property unusable, or the seller gave false assurances about its qualities, you may withdraw from the agreement. Speed is crucial: notify the seller without undue delay, and no later than 24 months after taking possession, or your rights expire.
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We bought a property “as is”. Can we still claim for defects?
Generally, yes. Under the law and case law, an “as is” clause applies to assets transferred as a whole without individual specification. A house or apartment is individually identified in the purchase agreement, so such a clause does not exclude the seller’s liability for hidden defects. Claims for concealed defects and false assurances about properties remain available. If the seller was acting as a business and you bought as a consumer, the clause does not stand at all. Speed matters: rights concerning hidden defects expire if you do not notify the defect within 24 months of handover.
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When do I become the owner of a property: on signing the agreement or on land registration?
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.
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Further reading
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 →