Who else might have a claim to the flat
The notary checks the registers on the day of the deal. But they don't investigate how the seller came to own the flat or who might challenge the sale a year later. That's your risk.
Problems most often hide in the flat's history. It was inherited, and another heir hasn't yet asserted their rights. It was bought during a marriage, and there's no consent from the former spouse. It was privatised without someone who was entitled to a share.
What I check
- The owners and the title documents.
- Seizures, mortgages, bans in the registers.
- The history of ownership: inheritance, gift, privatisation.
- Spousal consent and children's rights.
- The seller's debts and court cases that could affect the flat.
Red flags on the secondary market
| Red flag | What it threatens |
|---|---|
| The flat was inherited recently | Other heirs may challenge the sale |
| The seller is married or divorced | Without spousal consent the deal can be challenged |
| Children registered there | Guardianship authority permission is required |
| Frequent changes of owner | Possibly a scheme or an attempt to hide a problem |
| Sale by power of attorney | The power of attorney may be revoked or forged |
A child registered at the flat
If a child is an owner or user of the flat, the sale requires permission from the guardianship authority. Without it the deal may be declared void. I check this in advance, because getting the permission takes time.
A contract price lower than the real one
The seller asks you to put a lower amount in the contract to pay less tax. If the deal is later challenged, it's the contract amount that gets refunded. These things are best discussed before signing, and purchase support will help with that.
How it works
Your part: the address and copies of the seller's documents. The rest of the arrows are mine.
Civil Code of Ukraine (ownership, inheritance, real estate transactions); Family Code of Ukraine, Art. 65 (spousal consent); Law of Ukraine “On Child Protection”, Art. 18 (guardianship authority permission); Law of Ukraine “On State Registration of Property Rights to Real Estate and Their Encumbrances”.
Frequently asked questions about checking a flat
How much does a flat check in Lviv cost?
From €150.
Doesn't the notary check the flat?
The notary checks the registers on the day of the deal. They don't look into the flat's history or the people who might challenge the sale.
What do I need from the seller?
Title documents, an extract on registered residents, spousal consent if required.
Do you check houses and land plots?
Yes, but there are more documents, so the price is different.
A deposit is usually paid before the deal; read how to do it safely on the deposit and preliminary agreement page. Buying in a new build? This is for you: new-build due diligence.