Why do I need a land register extract when selling?
What is the land register?
The land register (Grundbuch) is the official register of all plots of land in Germany. Each plot has its own land register sheet. It is kept at the local court (Amtsgericht) - in Dresden at the Amtsgericht Dresden, Lothringer Straße 1.
The land register is public. Anyone who can demonstrate a “legitimate interest” (e.g. an intention to buy) may inspect it. Owners can request an extract at any time.
Structure: the three sections
Inventory (Bestandsverzeichnis)
Describes the plot - location, size, parcel number. Changes (e.g. division or merger) are documented here.
Section I — owners
Who is the owner? Since when? On what basis (purchase, inheritance, gift)? In the case of communities of heirs, all heirs are listed here.
Section II — encumbrances and restrictions
This is where it gets interesting. The following are entered:
- •Rights of way (a neighbour may walk/drive across your plot)
- •Usufruct rights (someone may use the property even though it belongs to you)
- •Rights of first refusal (e.g. of the municipality)
- •Residential rights (someone may live there, even if the property is sold)
- •Building encumbrances (public-law obligations)
Section III — land charges and mortgages
This is where mortgages and land charges (Grundschulden) are listed. If you bought a property on credit, the bank entered a land charge. This must be removed on sale - otherwise no one will buy.
Buyers pay particular attention to Section II. A right of way through the garden or a registered residential right can significantly depress the price.
Relevance when selling
Buyers and their banks check:
Is the seller really the owner?
(Section I)
Are there encumbrances that reduce the value?
(Section II)
Which land charges must be removed?
(Section III)
The notary checks the land register extract before the purchase contract. No current extract, no notary appointment.
Common entries and what they mean
Right of way
A neighbour may use a defined path across your plot. Reduction: 2–5 percent of the plot value, depending on extent.
Land charge
The bank holds a security interest. Must be removed on sale. No problem as long as the loan is being serviced.
Usufruct
Someone has the right to use the property (live in it or rent it out). As long as the usufruct exists, the sale is restricted. Value: heavily reduced.
Right of first refusal
The municipality or a third party has the right to buy at the same price on sale. Rarely exercised in Dresden, but it delays the process.
Residential right
Similar to usufruct, but more limited. The holder may live there, but not rent it out.
Requesting a land register extract in Dresden
Where
Amtsgericht Dresden, land registry office (Grundbuchamt), Lothringer Straße 1. Or online via the Saxony justice portal (Justizportal Sachsen).
Cost
Simple extract €10, certified extract €20.
Waiting time
1–2 weeks at the local court. Online sometimes faster.
Tip: Order the certified extract. Buyers' banks often only accept certified copies. The extract should be no older than 3 months.
Removing entries before the sale
Removing a land charge
You need the bank's removal consent. For paid-off loans: write to the bank, request the consent (takes 2–4 weeks). Cost: €200–500 (notary + land registry office).
Removing a right of way
Only with the holder's consent. If the neighbour does not want to give up the right of way, it remains in place.
Removing usufruct/residential right
Only with the holder's consent or after their death. If the holder is alive: negotiation is required (often against a settlement payment).
Free valuation of your property
Receive a first well-founded estimate within 24 hours, based on current market data and our many years of experience.
