Registering a new build in the land registry: how long it takes and what to watch for

Registering ownership of a new-build property in the land registry usually takes several weeks from the date the application is filed. The exact time depends on how busy the land registry office is and on whether the documents are complete and free of errors. The buyer becomes the owner at the moment set by law in connection with the registration, not when the contract is signed or the keys are handed over.

Why registration in the land registry matters

The land registry is a public register that determines who owns a flat or house. When a property is transferred, ownership does not pass simply by signing the purchase contract. The decisive step is the land registry office's decision to permit registration. Until then, the seller remains the registered owner, even if you have already paid part of the price or are living in the property.

A new build adds a further specific feature: the unit (flat), or the plot with the house, must be correctly recorded in the land registry. For this reason, certain steps need to be completed before the transfer that usually do not have to be dealt with for older buildings.

How registration works, step by step

1. Signing the contract. The purchase contract (or a contract for a future purchase contract, followed by the purchase contract itself) must meet formal requirements. Signatures are usually certified, or the contract is signed before an authorised person.
2. Filing the application for registration. The application is filed by one of the parties, often the seller, or by a lawyer or notary who handles the whole process. The contract and the related attachments must be submitted.
3. Start of proceedings. From the moment the application is filed, the property is regarded by the land registry as "in proceedings". This protects the priority of rights, but you are not yet the owner.
4. Review by the office. The land registry checks whether the contract and attachments meet the requirements. If there are deficiencies, it asks for them to be supplemented or corrected, which extends the process.
5. Decision and entry. Once registration is permitted, ownership is entered and you receive notice that the entry has been made.

How long it takes and what affects it

The indicative time frame is a matter of weeks, but the specific figure varies by region and time of year. A lawyer or notary who files registration applications regularly can tell you current practice. The process is generally prolonged in the following cases:

• the contract contains errors or an unclear description of the property,
• an attachment is missing or incomplete,
• the data in the land registry do not match the data in the contract, for example the area of the unit or the unit number,
• the property is subject to a lien or another restriction that must be dealt with before the transfer,
• the buyer and the seller have not provided matching details of the parties to the contract.

If you are financing the purchase with a mortgage, bear in mind that the bank usually releases part of the funds only after proof of filing or of the entry. Clarify the timing in advance with your mortgage specialist and make sure the purchase contract links it to the payment schedule. You can get an indicative idea of repayments in our mortgage calculator.

What to watch for with a new build

Correct recording of the unit in the land registry

For apartment buildings, the definition of the units and the division of the building into individual flats must be completed before the units are sold. Ask the seller what stage this is at and have it confirmed in the documentation. Without a correct definition, a unit cannot be properly transferred.

Registration of the building and the occupancy permit

Check that the completed building is recorded in the land registry and that a permit for use exists, or another document that applies to the given type of building. How completion is documented and what to ask for is also covered in our buying guide.

Liens and restrictions

A developer often finances construction with a loan, and the plot or the units may be subject to the bank's lien. Find out how its release will be handled, who will arrange it and when, and what will happen to your deposit if the release is delayed. It is advisable to have the contract reviewed by a lawyer.

Escrow of the purchase price

Money is often placed in a lawyer's or notary's escrow account and released to the seller only once the agreed conditions are met, typically after ownership has been registered. This arrangement reduces the risk that you pay but do not become the owner. The conditions for release should be described in the contract clearly and without ambiguity.

Handover of the property and registration

The handover of the keys and the registration of ownership do not have to take place on the same day. Clarify from when you bear the costs of utilities and management, when the risk of damage to the property passes to you, and what happens if registration is delayed. These points should be expressly set out in the contract.

What to prepare and check before signing

• a current extract from the land registry and information on any liens or easements,
• the exact description of the unit, or of the plot and building, in the contract,
• the payment schedule and the way the money is released from escrow,
• a clear provision on what happens if the registration application is rejected or the proceedings are stopped,
• an agreement on who pays the fees and costs connected with filing the application,
• confirmation from the bank of the mortgage drawdown dates, if you are using one.

Check the specific amount of fees and tax obligations with a professional, as they may change. You can compare a suitable developer and a specific offer in the overview of developers or in the catalogue of projects. If you are searching in a particular area, see the locations section.

What to do if registration takes longer

If the proceedings are dragging on, first find out the reason. It is often a request to supplement the application, which can be resolved quickly. Contact the lawyer or notary who filed the application, or the seller. The status of the proceedings can usually be checked by looking at the land registry records. In the meantime, have it confirmed that your position is protected by the escrow and that no payments are being made beyond what the contract provides for.

If you are not sure how to proceed or what exactly the contract says, have it reviewed before signing. Any questions about choosing a home or about next steps can be sent through the housing inquiry form.

Frequently asked questions

When do I become the owner of a new build?

Ownership arises in connection with the decision on registration and the entry in the land registry, not when the contract is signed or the keys are handed over. A lawyer or notary can explain the exact moment.

Can I move in before the entry in the land registry?

Often yes, if the contract allows it and the escrow of the price is in place. The conditions of handover and the transfer of costs should be set out expressly so that disputes do not arise in the event of a delay.

What if the land registry rejects the registration?

The proceedings are stopped and ownership does not pass to you. The contract should therefore provide for the return of payments and for the next steps. It is advisable to consult a lawyer about the reasons for the rejection as soon as possible.