1. Check the Land Registry (Katastr nemovitostí)
The first and most important step is to consult the Czech Land Registry (katastr.cuzk.cz). The ownership certificate (list vlastnictví) lets you verify that the seller is the actual owner, that there are no liens (zástavní právo) — typically an existing mortgage — and that there are no encumbrances (věcná břemena) restricting your use.
Pay attention to Section C (encumbrances) and Section D (other entries). For example, "věcné břemeno dožití" means a specific person has the right to live in the apartment for life — even after the sale.
2. Check encumbrances (Věcná břemena)
Beyond liens, other restrictions may exist: pre-emption rights (předkupní právo), right of way (služebnost cesty), usage rights or restrictions on alienation. Each affects your property rights differently. We recommend consulting a real estate lawyer.
3. Verify the lien situation
If the apartment has the previous owner's mortgage, it must be discharged no later than the transfer of ownership. In practice, this is handled either by paying off from the purchase price (part of the money goes directly to the seller's bank) or through escrow with a notary. Never transfer money directly to the seller if the lien hasn't been removed.
4. Verify the seller
Check that the seller isn't in insolvency proceedings (isir.justice.cz) and that there are no enforcement actions (exekuce) against them. When buying from a legal entity, verify its registration in the commercial register and the director's authority to sell.
5. Building energy certificate (PENB)
Since 2025, the seller is required to provide a valid building energy performance certificate (PENB). The energy class A–G indicates heating and operating costs. Apartments in categories F and G will have significantly higher running costs.
6. Repair fund and SVJ management
When buying an apartment in a residential building, it's essential to review the management of the Owners' Association (SVJ — Společenství vlastníků jednotek). Request:
A low repair fund or planned expensive renovation could mean a significant increase in monthly charges after purchase.
7. Review the purchase contract
The contract should always be reviewed by an independent lawyer — not the seller's lawyer or the opposing agency's lawyer. Key points:
Don't sign under time pressure. A quality estate agent will guide you through the entire process and ensure everything runs smoothly.
Planning to buy an apartment? Contact Klik Home — we'll guide you from the first viewing to handing over the keys.