Land Registry Entry

Land Registry Page (Land Register) - The land registry page is the central unit of documentation in the land register. Each parcel of land is assigned its own land registry page, which contains all essential information regarding ownership, encumbrances, and rights pertaining to that parcel. It consists of the header (local court, volume, page number), the inventory (property description), and three sections (owners, encumbrances and restrictions, mortgages and land charges).

Structure of the Land Register Page

The land register page is divided into five sections:

• Heading: Contains the competent local court, the land register district designation, volume, and page number
• Inventory: Describes the property by cadastral district, parcel, plot, location (street/house number), type of use, and size in square meters
• Section I - Owners: Lists the current owner (or the community of owners) with the basis of acquisition (transfer of title, inheritance, auction award) and the date of entry
• Section II - Encumbrances and Restrictions: Contains easements (right of way, right of conduit, right of residence), priority notices (priority notice of conveyance), restrictions on disposal (execution of a will, insolvency), and real encumbrances
• Section III - Mortgages, Land Liabilities, Annuity Liabilities: Lists all real property liens with amount, interest rate, and creditor

The Electronic Land Register

Since the widespread introduction of the electronic land register in Bavaria, data has been stored digitally and can be viewed by authorized persons (notaries, courts, authorities) via the electronic land register retrieval system. Owners and prospective buyers continue to receive paper extracts from the relevant land registry office. The electronic format significantly simplifies processing but has not altered the content structure of the land register page. Reading and interpreting a land register extract still requires legal knowledge.

Importance in Real Estate Purchases

The land register extract-a copy of the land register page-is the most important document in a real estate purchase. It provides information about the true owner (important for verifying the right to dispose of the property), existing encumbrances (land charges, easements), and restrictions on disposal. The notary reviews the land register before notarization and protects the buyer by entering a notice of transfer in Section II.

Structure of the Land Register Page - Overview of Sections

Section	Content	Relevance to the Purchase
Header	Local Court, Land Register District, Volume, Page Number	Identification of the page
Inventory	Municipal district, parcel, location, type of use, area in m²	Check property description
Section I - Owners	Name, reason for acquisition, date	Check right of disposal
Section II - Encumbrances	Easements, preliminary notices, restrictions on disposal, real encumbrances	Check restrictions on use
Section III - Real Property Liens	Mortgages, land charges, annuity debts with amount and creditor	Ensure freedom from encumbrances

A certified land registry extract costs 20 euros at the Nuremberg Local Court and should not be older than three months. The notary always orders a current extract prior to notarization.

Practical Tip for Property Owners in Nuremberg and Franconia

We recommend that buyers in the Nuremberg metropolitan area request a current land register extract before every real estate purchase and carefully review all three sections. Pay particular attention to: registered right of way or utility easements in Section II (may restrict use), priority notices of conveyance in favor of third parties (property may already have been sold elsewhere), and the amount of land charges in Section III (important for the release from encumbrances). You can request the land register extract from the Nuremberg Local Court-the fee is 10 euros for a standard extract and 20 euros for a certified extract. For condominiums, we also recommend reviewing the declaration of division and the division plan, which are also filed with the land registry office.

Frequently Asked Questions

Who can view the land register page?

Access to the land register is granted only to those who demonstrate a legitimate interest (Section 12 GBO)-owners, buyers with a concrete intention to purchase, banks, notaries, and attorneys acting on behalf of a client. Mere curiosity is not sufficient. The application is submitted to the competent land registry office (local court). In Bavaria, the extract can also be ordered through a notary, which is usually faster and is often preferred for notarization.

What does a deletion in the land register mean?

Deleted entries are underlined in red in the land register (in the paper version) or marked as deleted (in the electronic land register). They no longer have legal effect but remain visible for historical reasons. A deleted land charge in Section III means that the loan has been repaid and the security has been released. Deleted entries in Section II-such as an expired easement-indicate that a previous right no longer exists.

How long does a land registry entry take?

The processing time varies depending on the land registry office’s workload. In Nuremberg, experience shows that an entry (transfer of ownership, land charge registration) takes four to eight weeks after the application is received. During peak periods, it may take longer. The notary’s confirmation of priority allows the bank to disburse the loan even before the entry is finalized. Buyers should plan for the formal transfer of ownership in the land register to occur well after the actual handover of the keys.

Buyers should not forget that the land register page only reflects what is formally recorded-verbal agreements, claims arising from pending legal disputes, or unregistered tenancy rights do not appear there. A complete due diligence review therefore always goes beyond the land register extract.

What is the difference between a priority notice of conveyance and the actual transfer of ownership?

The priority notice of conveyance (Section 883 of the German Civil Code) provides provisional protection for the buyer: It is entered in Section II of the land register immediately after notarization and secures the claim to transfer of ownership. During this period, the seller can no longer sell or encumber the property in any other way without affecting the buyer-the priority notice renders such dispositions relatively ineffective. The actual transfer of ownership (conveyance) takes place only after full payment of the purchase price, submission of the tax clearance certificate from the tax office, and fulfillment of other requirements. In Nuremberg, experience shows that this process takes eight to fourteen weeks from the notary appointment to the final registration of the new owner. During this time, the buyer generally already has possession and the right of occupancy-meaning they are the beneficial owner but not yet the formal owner in the land register. The priority notice of conveyance bridges precisely this period and protects the buyer from the risk that new encumbrances might be registered in the meantime.

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