Checklist: buying land

Buying land is the first and often the most expensive decision in a project. Mistakes are hard to correct later, and many can be spotted by checking before the contract is signed.

1. Land register extract and encumbrances

You have a current land register extract (vlasnički list) for every plot being bought

The seller registered as owner is the person signing the contract, and any co-owners and their shares are known

Registered encumbrances have been checked: mortgages, annotations, easements, pre-emption rights, enforcement proceedings

You know what will happen to existing encumbrances before your ownership is registered

The cadastral plot in the land register matches the one you saw on site and in the cadastre

2. Spatial plan and designated use

The designated use of the plot has been established in the spatial plan in force (whether or not it lies within a building zone)

You have obtained the spatial plans in force and their implementing provisions, not just verbal information

You have checked whether the plot is subject to a requirement for a more detailed plan or an urban development scheme

You have checked whether amendments or a new plan are under way that could change the conditions

You have checked that the designated use allows exactly what you plan to build (family house, apartment building, holiday apartments)

3. Access and utility connections

The plot has legal access to a public road, not merely de facto access

If access crosses someone else’s plot, an easement has been arranged and registered

You know the existing road: its width, condition and ownership, and whether it is a public or an unclassified road

You know where the water supply, drainage, electricity network and gas are, and how far away, if you need them

You know who bears the cost of connections, the utility contribution and charges, and how they are determined

If there is no public sewerage, you know which solution is permitted

4. Coefficients and building conditions

You know the site coverage and floor area ratios, the maximum height and the number of storeys

You know the minimum distances from boundaries, the road and neighbouring buildings

You know the requirements for parking, green areas and appearance

You have calculated how much may actually be built on this plot, not just how large the plot is

You have established whether the shape, slope or terrain of the plot affect where a building can be placed

If there are buildings on the plot, you have checked whether they have a use permit (uporabna dozvola) or have been legalised

5. Protected areas, maritime domain, agricultural land

You have checked whether the plot lies in a protected nature area, a protected historic area or a protection zone

You have checked whether the plot lies in the ecological network or an area with special protection conditions

You have checked whether the plot touches the maritime domain or public water domain, and whether a protective belt applies

You have checked whether the area is prone to flooding, landslides or other hazards

If the land is agricultural, you know the restrictions on its sale and change of use

You have checked possible restrictions on acquiring ownership by foreign nationals or legal entities

6. Surveyed and actual boundaries

You have requested a land survey and a comparison of the situation on site with the cadastre and the land register

The boundaries are marked on site and the neighbours do not dispute them

The area stated in the contract matches the surveyed area

You know whether any fences, walls or buildings on or next to the plot cross the boundary

If subdivision or merging of plots is needed, you know who carries it out and when

If the cadastre and the land register differ, you know how this is corrected

7. Contract and terms

A lawyer or notary has reviewed the contract before signing

The subject of the sale is described by plot number, cadastral municipality and area

The contract states what happens if a legal or physical defect comes to light

Payment is tied to registration of ownership or to a deposit with an independent third party, not just to signing

You know the taxes and transfer costs that fall on the buyer and when they are paid

It is clear who hands over possession, when and in what condition

If the purchase depends on obtaining a permit or a change to the plan, that condition is written into the contract

This is a general checklist, not legal advice. It does not replace a professional assessment. For your specific case, consult a designer, lawyer, notary or another suitable professional.

Bastion dizajn d.o.o.