List vlastníctva and the Land Registry in Slovakia (2026): how to get an LV extract and what to check in it
The list vlastníctva (LV) - the Slovak title deed - is the first document to look at before buying a flat, selling a house or signing a lease. We show where to view it for free, when you need an official extract and what it costs, how to read parts A, B and C, and which entries - encumbrances, easements, a "plomba" - to clear up before you pay anything.
What the land registry and list vlastníctva are
The kataster nehnuteľností is the state register of land, buildings, flats and non-residential premises and the rights to them. It is kept by the cadastral departments of district offices (okresný úrad) and overseen by the Geodesy, Cartography and Cadastre Authority of the Slovak Republic (ÚGKK).
The list vlastníctva is the part of the registry where, for one cadastral area, the property of one or more owners is recorded - who owns it and what burdens it. One LV can cover several properties, for example a flat, a share of the land under the building and a cellar.
An LV extract is a public document (§ 69 of the Cadastral Act) and shows the state at the date and time printed on it. Data change - so always check the current state before signing.
Parts of the title deed: A, B and C
Every LV has the same structure. When checking it, go through all three parts and the notes at the end.
| Part | What it contains | What to check |
|---|---|---|
| A - property | parcels of register C or E, buildings with a registration number, area, type of land | do the parcel number, area and building match the contract and reality? |
| B - owners and other entitled persons | name, date of birth, address, share, title of acquisition (contract, inheritance...) | is the seller or landlord really the owner? Do the shares add up to 1/1? |
| C - encumbrances (ťarchy) | liens, easements, rights of first refusal and other restrictions | have every entry explained - many pass to the new owner |
- Notes (poznámky) and other data are at the end of the LV - for example the start of enforcement, a court dispute or a challenged entry (§ 38 and 39 of the Cadastral Act).
- A flat is recorded on the LV of the apartment building: part B shows the flat number, entrance, floor and the share of the common parts of the building and land.
- A register C parcel is drawn on the current cadastral map. A register E parcel is an original plot based on old maps - it may not be visible on the ground and is often a field or garden.
How to get an LV extract and what it costs
There are two kinds of extract. A free informational view is enough before a viewing; you need an official extract only for legal acts.
Informational view
Free, online and instant. It contains the LV data but has no legal force - use it to check the owner and encumbrances.
Official extract (for legal purposes)
A public document. You need it for a mortgage, at a notary, in court, in inheritance and at some authorities.
| Where | Type | Price | When you get it |
|---|---|---|---|
| ESKN cadastral portal or ZBGIS map (online) | informational | 0 € | instantly |
| ESKN portal with eID login (online) | official, with an electronic seal | 8 € | after payment |
| Cadastral department of any district office | official, on paper | 12 € | while you wait |
| Selected Slovak Post branches | official, on paper | 12 € | while you wait |
Under item 10 of the fee schedule of Act No. 145/1995 Coll., the administrative fee is 12 € for every 20 parcels, buildings or flats (or part thereof) on one extract. An electronic extract via the ESKN portal costs 8 €. If the data are kept electronically, any district office can issue the extract - you do not have to travel to where the property is.
Sources: Act No. 162/1995 Coll. (Slov-Lex), Act No. 145/1995 Coll. (Slov-Lex)
How to find a list vlastníctva online
On the ESKN cadastral portal or in the ZBGIS map client you can find an LV in several ways:
- by LV number - choose the municipality and cadastral area and enter the title deed number;
- by parcel number - for example from the purchase contract or the map;
- on the map - click the plot or house and open its LV;
- by the building registration number or flat number;
- by owner name - within the selected cadastral area.
A cadastral area is not always the same as a municipality - Bratislava, for example, is split into several cadastral areas (Petržalka, Karlova Ves, Nivy...). If you cannot find the LV, try a neighbouring area or the map search.
Encumbrances in part C - what they mean
Part C matters most to a buyer. Here are the most common entries, what they mean and what to do about them.
| Entry | What it means | What to do |
|---|---|---|
| Lien (bank, mortgage) | the property secures a loan; a sale does not end it by itself | have part of the price paid directly to the bank to repay the loan, then the lien deleted - via a notary or bank escrow (úschova) |
| Statutory lien of the other flat owners in the building | secures payments to the repair fund and for services (§ 15 of Act No. 182/1993 Coll.); it is registered on almost every flat and cannot be deleted - by itself it does not mean a debt | ask the manager for a no-debt confirmation |
| Easement tied to the land (right of way, utility lines) | attached to the property and passes to the new owner (§ 151n Civil Code) | find out who may use the property and how, and reflect it in the price |
| Easement for a specific person (e.g. lifelong use of a flat) | belongs to a particular person and ends at the latest on their death (§ 151p(4)) - until then it binds the buyer too | without a written agreement ending it, registered in the cadastre, you may not be able to live in the flat or let it |
| Right of first refusal | someone has priority to buy | get a written waiver of the right before signing |
| Note (enforcement, court dispute, challenged entry) | restricts the owner or warns of a problem | do not buy or pay a deposit until it is cleared up |
| Plomba | a proceeding is under way at the registry - registration, record or correction of an error (§ 44 Cadastral Act) | find out what the proceeding is - it could be another sale or a new mortgage |
An encumbrance does not make a purchase impossible - most flats with a mortgage are sold the usual way. What matters is who removes it, when, and whether that is in the contract.
Co-ownership: who has to sign
An LV can list several owners. The type of co-ownership decides who must agree to a sale.
Co-ownership in shares
The LV shows shares, for example 1/2 and 1/2. The whole property is sold by all co-owners together.
Selling a share
If only a share is sold, the other co-owners have a right of first refusal - except for a transfer to a close person (§ 140 Civil Code).
Joint property of spouses (BSM)
Both spouses are on the LV without shares. Selling property is not an ordinary matter, so both must consent - otherwise the other spouse can have the contract declared invalid (§ 145(1) and § 40a).
Only one spouse on the LV
Property acquired during marriage can belong to BSM even if only one spouse is on the LV. When buying, ask about the seller's marital status.
Checking the title deed before buying
Before signing a reservation or purchase contract, go through this list:
- Name, surname and date of birth in part B match the seller's ID card.
- The co-owners' shares add up to the whole - all of them sign, with BSM both spouses.
- Parcel, building and flat numbers, areas and cadastral area match the purchase contract.
- Every entry in part C is explained and the contract says who removes it and when.
- There is no plomba or note about enforcement or a dispute on the LV - or you know what they mean.
- The land under the house and the access road are on the LV - otherwise ask how you will get to the house.
- For a flat you have a no-debt confirmation from the manager (repair fund, services).
- You check the LV again on the day of signing and release the money only after the ownership is registered - via a notary or bank escrow.
Checking the title deed before renting
Fraudsters let flats that do not belong to them - they collect the deposit and disappear. A free informational LV protects you in a couple of minutes.
- The landlord is listed in part B - compare the name with their ID card.
- If someone else signs (a manager, a relative), ask for a power of attorney from the owner.
- Does the flat have several owners? Letting is decided by a majority of shares (§ 139(2) of the Civil Code) - ask for their consent, with BSM the consent of both spouses.
- Part C has no easement of lifelong use for another person.
- There is no enforcement note or plomba on the LV - the flat could soon change owner.
Looking for a home? See flats to rent from owners and agencies on OZNA.SK.
Flats to rentLand registry changes in 2026: what applies
In spring 2026 you might have read that from July 2026 the registry would become paid and anonymous viewing of title deeds would end. The government's draft amendment to the Cadastral Act proposed eID registration for owner data, abolishing the informational extract and a 6 € electronic extract.
On 23 April 2026 the National Council of the Slovak Republic did not move the bill to second reading. The law has not changed, and the informational LV view is still free.
- A rejected bill can be submitted again no sooner than 6 months later - that period ended in late October 2026. If the amendment returns to parliament, we will update this page.
- If an article says you pay for every LV from July 2026, it is based on the original draft, not on the law in force.
Status as of 28 Oct 2026.
Common mistakes
- Relying on an old extract from the seller - things may have changed since.
- Overlooking part C or the notes at the end of the LV.
- Not checking that the seller or landlord is the same person as on the LV.
- Forgetting the consent of the other spouse or a co-owner.
- Paying a deposit before checking the LV.
- Searching for the LV in the wrong cadastral area and concluding it does not exist.
How to get an LV extract - step by step
The procedure for both the informational view and the official extract:
Find the property details
Municipality, cadastral area and LV or parcel number - from the contract, the listing, the owner or the map.
Open the cadastral portal
On the ESKN portal or in the ZBGIS map client, search for the property by LV number, parcel number or on the map.
Check the informational view
Go through parts A, B and C and the notes at the end - it is free and enough to check the owner and encumbrances.
Order an official extract online
If you need it for legal purposes, log in to the ESKN portal with a chip ID card (eID) and order an extract for legal purposes.
Pay and download
Pay the administrative fee as instructed by the portal and download the extract with an electronic seal.
No eID - at an office or post office
Any cadastral department of a district office or a selected post office will issue an official extract while you wait for 12 €.
FAQ about the list vlastníctva
How much does an LV extract cost in 2026?
The informational online view is free. An official extract costs 12 € at a cadastral department or post office, and 8 € online via the ESKN portal with eID.
How can I get a list vlastníctva for free?
On the ESKN cadastral portal or the ZBGIS map - search for the property by LV number, parcel number or on the map. Such an extract is informational and has no legal force.
How long is an LV extract valid?
The law sets no validity period - the extract shows the state on the date it was issued. Banks, notaries and authorities usually require one no older than 3 months.
Can I find a list vlastníctva by name?
Yes, within the selected cadastral area. A list of all properties of one person across Slovakia, however, is only given to that person or to those the law entitles.
What does an encumbrance (ťarcha) on a title deed mean?
A restriction of the owner in favour of someone else - most often a bank lien, an easement or a right of first refusal. Encumbrances are recorded in part C.
Does an easement pass to the new owner?
An easement tied to the property, such as a right of way, does. An easement for a specific person, such as lifelong use, lasts as long as that person lives or until it is ended by an agreement registered in the cadastre - even after a sale.
What is a plomba on a title deed?
A mark that a proceeding to change the record is under way at the registry - registration, record or correction of an error. It disappears when the proceeding ends.
Can I buy a flat that has the seller's mortgage on it?
Yes, it is common. Part of the price goes directly to the bank to repay the loan, and the bank consents to deleting the lien. Send the money via a notary or bank escrow.
How do I check that the landlord owns the flat?
View the free informational LV by address, flat number or on the map and compare the name in part B with the landlord's ID card.
Do I have to pay to view the land registry from July 2026?
No. The amendment that proposed it did not pass parliament in April 2026. The informational LV view is still free (status as of 28 Oct 2026).
More guides
Look at the title deed before you pay anything - a deposit, a security deposit or a reservation fee. The informational view is free and in a couple of minutes shows who the owner is and whether the property is encumbered. You need an official extract only for a bank, notary or court.
Published 28 Oct 2026 · Updated 28 Oct 2026
Informational article - a lawyer or notary will assess your specific case.
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