Land Registry & Property Due Diligence in Georgia

Verify the seller, current extract, historic acquisition documents and any encumbrances or enforcement measures.

An accurate survey and real access matter, particularly when a parcel is landlocked or neighboring property is used for entry.

Investigate intended land use, building restrictions, servitudes and whether a structure was lawfully constructed and registered.

Collect the underlying agency decision and evidence, check the correction procedure and seek individual legal advice before issuing a challenge.

A current extract records the registered position, but disputed title often requires examination of the underlying decision or transaction. Obtain historical acquisition documents and investigate overlapping claims, conflicting cadastral coordinates and any mistakes in initial registration. The parcel’s actual location, legal classification and registry description should be reconciled before an investment decision.

Before purchase, compare the extract with the survey, physical boundaries, legal access and the status of structures. In a dispute, distinguish correction of a technical error, review of a registration decision and a substantive ownership claim before a court. These remedies are not interchangeable. The correct route depends on what right is asserted, by whom and against which decision or party.

In a disputed land transaction, a registry extract describes the currently recorded position; it does not, by itself, reconstruct every historical boundary or solve a conflict between overlapping claims. Work backwards through the chain of title, archived plans and the underlying decision or contract that originated the right. Then compare the cadastral survey with physical occupation, road access and neighbouring parcels. A registration challenge must identify the specific contested administrative act, the legal interest affected and the remedy that can actually be granted. Where evidence is contradictory, a request for further investigation may be more precise than an unsupported request that the court itself select a new boundary. Buyers should resolve access and boundary inconsistencies before paying for development or financing.

Consider a buyer shown a 1,500-square-metre parcel on the extract while a new survey overlaps the neighbour’s title. Before signing, investigate historical registration documents, adjoining entries and the physical fence line. The answer may lie in correcting data, challenging an agency decision or litigating ownership; a difference in area alone cannot determine the remedy. Any purchase agreement should clearly allocate the risk of unresolved boundary issues.