How to read a land register extract

The land register is a public state register recording rights in land (Articles 942 et seq. CC). In Zurich it is maintained by the office responsible for the property’s location. The extract records the current registered legal position, rather than merely the seller’s account. Registration is central to the creation, alteration or termination of property rights under Articles 656 and 971 CC.

Article 973 CC protects a person who acquires a right in good faith in reliance on an entry. Conversely, registered information is deemed known under Article 970(4) CC, so ignorance generally cannot be invoked. A buyer can rely on the seller’s registered entitlement in good faith, but must also account for registered burdens unless their cancellation or discharge is agreed. An overlooked easement normally cannot be dismissed later on the basis that it was not read.

Read the extract in order. Property details identify the municipality, parcel number, location, area and type of land or right. Ownership entries show the entitled person and form of ownership: sole ownership, co-ownership by shares, joint ownership or condominium ownership. Separate sections then cover easements and real burdens, priority notices, annotations and mortgage rights. This structure lets you move from the physical property to ownership and then to encumbrances.

Easements may concern access, vehicle passage, utilities, springs, building rights, planting or views. Personal rights can include usufruct under Articles 745 et seq. CC and rights of residence under Articles 776 et seq. CC. Distinguish rights benefiting the property from burdens binding it. Both may affect value, development and future sale. The brief register entry is often insufficient: the establishing deed, plans and history of exercise may be essential to interpretation.

Priority notices under Article 959 CC can secure personal rights against subsequent owners, including pre-emption, repurchase and purchase rights and certain leases. Third-party purchase rights may obstruct or delay your acquisition and must be clarified. Annotations under Article 962 CC point to public-law restrictions, including building, planning, noise, water, forest and heritage requirements. Consult the underlying records to understand their practical effect.

The mortgage section records charges and mortgage certificates, whether paper certificates or register certificates under Articles 857 et seq. CC. Check the secured amount, rank and creditor. Even certificates to be discharged at completion matter because their assumption, discharge or transfer determines funding and security arrangements. For condominium purchases, also examine the co-owners’ regulations, value share and exclusive rights.

Obtain an up-to-date extract from the competent Zurich land register office or through the notary. Electronic access through eGris depends on cantonal availability. A person demonstrating a legitimate interest, such as a concrete intention to buy, can generally obtain the fuller extract. Request an update immediately before notarisation to identify intervening notices or mortgage entries, rather than relying solely on a copy obtained at the start of negotiations.