What to check while the money is still yours
You've found a flat in a new build, you like the price, and you want to pay quickly before they're gone. A familiar feeling. But that's exactly the stage where people get burned.
Someone came to me literally one step before paying. We looked at the land plot under the building, and it turned out there were court disputes over it. Because of them, the building might never be commissioned. That person risked losing both the flat and the money at once.
5 things I check
- Who the developer is: how long on the market, what they've completed, whether they're in court with buyers.
- The land under the building: whose it is, on what basis, whether there are disputes.
- Construction documents: permit, planning conditions, design.
- What you're signing: a purchase of property rights, an investment or a preliminary agreement; the protection differs.
- Encumbrances and seizures: whether the plot and the property rights are mortgaged.
Which contract you're being offered
New builds are sold in different ways: through a purchase of property rights, an investment agreement, an agreement with a construction financing fund, or a preliminary agreement. That determines what you're actually buying and how you get your money back if construction stops.
| Contract | What needs checking |
|---|---|
| Purchase of property rights | Whether the property rights are registered and free of encumbrances |
| Investment agreement | The buyer's rights if construction stops |
| Construction financing fund | Who manages it and what guarantees there are |
| Preliminary agreement | Notarial form, the deadline for the main agreement, refunds |
Why it takes a day and saves you years in court
Most of the data is in open registers: the State Register of Property Rights, the Unified State Electronic System for Construction, the court register. What matters is knowing what to look for and how to read it. A detailed checklist is in the article how to check a new build before paying.
How it works
Your part: the name of the development and the draft contract. The rest of the arrows are mine.
Law of Ukraine “On Regulation of Urban Development”; Law of Ukraine “On Guaranteeing Property Rights to Real Estate to Be Built in the Future”; Law of Ukraine “On State Registration of Property Rights to Real Estate and Their Encumbrances”; Land Code of Ukraine.
Frequently asked questions about new-build checks
How much does a new-build check in Lviv cost?
From €150.
How long does it take?
2–3 working days.
Can I check a new build myself?
Partly, yes, the registers are open. But what matters is knowing what to look for and how to assess what you find.
What if I've already paid?
A check still makes sense: we'll see the risks and what can be done about them now.
Do you only check properties in Lviv?
Mostly Lviv and the region, but the registers make it possible to check a property anywhere in Ukraine.
A new build, a nice area, a fair price, the money ready. Before paying, we checked the land under the building: there were court disputes over the plot. The client didn't pay for a problem property.
How a land check protected a buyer →After the check you'll need a deposit and preliminary agreement or full purchase support.