Real estate · Slovakia
Security agreement
Signing a security agreement does not by itself protect a creditor. A mortgage over immovable property arises only on Land Register registration; security over other assets arises on registration in the Notarial Central Register of Pledges. We prepare an agreement precisely identifying the claim and collateral, check priority against existing encumbrances and complete the process through to creation of the security interest, so that you have assets against which to satisfy your claim if the debt is unpaid.
- Immovable and movable property
- Land Register and NCRzp registration
- Fees agreed in advance
What we'll do for you
Complete preparation of security for a claim under Slovak law, from the agreement to creation of the security interest in the Land Register or relevant register.
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Initial consultation
We assess the claim and the value and suitability of the collateral and advise whether a security interest is the strongest solution — or whether additional security should supplement it.
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Tailored security agreement
Precise identification of the secured claim and collateral, including the maximum principal amount for future and conditional claims — an insufficiently precise agreement is the most common reason security fails.
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Collateral and priority checks
We check the title deed and existing encumbrances — where there are several security interests, priority determines satisfaction, so you need to know how many creditors rank ahead of you.
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Creation of the security interest
For immovable property, we prepare and submit an application to register the mortgage in the Land Register; for other assets and rights, we coordinate NCRzp registration with a notary — and monitor proceedings until the security arises.
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Enforcement and removal
We structure the method of enforcement for non-payment in the agreement (including voluntary auction) and, after repayment, prepare the creditor’s confirmation and removal of the security interest from the Land Register or relevant register.
Deliverablea signed security agreement and a security interest registered in the Land Register or NCRzp
How it works
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- Consultationday 0
We review the claim, collateral and title deed and explain whether the security will work in practice — including priority against earlier security interests.
- Agreement and signatures
We prepare the security agreement precisely identifying the claim and collateral and coordinate signatures with official certification where required by the Land Register.
- Land Register or other registrationuntil creation
We submit the Land Register application or arrange NCRzp registration and monitor proceedings until the security interest actually arises.
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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When does a security interest actually arise?
Signing the security agreement alone is insufficient. For immovable property, flats and non-residential premises, a mortgage arises only on registration in the Land Register; for most other assets, rights and receivables, security arises through registration in the Notarial Central Register of Pledges (NCRzp). A movable asset may also be pledged by delivery to the creditor. We handle the entire process through to creation of the security interest.
What must a security agreement contain, and can a future claim be secured?
The agreement must be in writing and precisely identify the secured claim and collateral; for claims without a fixed value, it specifies the maximum principal amount secured. A claim that has yet to arise or depends on a condition may also be secured — typically a future loan drawdown or price balance — but this must be expressly agreed. An imprecisely identified claim or omitted future claims are the most common errors causing security to fail in a dispute.
What if the property is already mortgaged?
Several security interests may exist over one asset, and creditors are satisfied on enforcement according to priority — in the Land Register, the priority of entries is tied to delivery of the relevant instrument to the district office, not the date on which the office authorises registration. For other registers, we check the applicable priority rules. If a bank with a large loan ranks ahead of you, nothing may remain for you. Before signing, we therefore check encumbrances and priority and explain the protection the collateral will actually provide.
What happens if the debtor does not pay?
The creditor may begin enforcing the security interest — obtaining satisfaction by the method set out in the agreement, sale of the collateral at a voluntary auction or sale under special legislation, even if the claim is already time-barred. Beware, however, of forfeiture of collateral — an agreement made before maturity that the creditor will automatically acquire the collateral on non-payment is void by law. We therefore structure enforcement to be valid and usable.
How is the security interest removed after repayment?
Repayment extinguishes the security interest, but it does not disappear automatically from the title deed or register. We prepare the creditor’s confirmation of repayment (discharge) and an application to remove the security interest from the Land Register or NCRzp so that the collateral is clear for further dealings.
Legal Q&A
Common questions on this topic
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A co-ownership share is mortgaged. Can the co-ownership still be settled?
Yes, but settlement does not remove the encumbrances. The law expressly states that ending and settling co-ownership cannot prejudice persons holding rights over the property. The bank’s mortgage therefore does not disappear on settlement and continues to burden the property given as security. It must be dealt with separately with the creditor, usually before signing the agreement.
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We demolished a building. How do we remove it from the title sheet if it is mortgaged?
It is not removed automatically. Removing a building is a change to cadastral data made at the owner’s request and supported by evidence, usually a municipal confirmation of demolition and a survey plan. A mortgage terminates when all the assets it covers cease to exist, but its entry is not deleted automatically either. If the loan remains outstanding, the bank will usually require replacement security, so speak to it before demolition, not afterwards.
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The lender wants the property to become theirs automatically if the loan is not repaid. Is that legal?
No. An agreement concluded before the debt falls due under which the creditor would acquire ownership of the collateral is invalid by law: this is prohibited forfeiture of collateral. Courts assess the true purpose of the entire transaction, so a sale or gift agreement signed alongside a loan 'just in case' will not stand either. The creditor should obtain payment by selling the collateral and return the surplus proceeds to the debtor; the same rule applies to a transfer of rights by way of security.
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Further reading
Land consolidation: what owners can influence and why silence means consent
Land consolidation reorganises ownership across an area: original plots disappear and owners receive new ones. Several procedural windows allow influence over the outcome. Missing them means silence counts as consent in both Slovakia and Czechia, and decisions proceed without you.
Read more →
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 →