How to Check Property Ownership in Hungary: Land Register Search, Owner Lookup, and Reference Numbers Explained

Why Is Identifying a Property Owner Important?

Before purchasing property in Hungary, it’s essential to verify the legal owner. This ensures you are dealing with an individual authorized to sell the property. Obtaining an extract (commonly known as a "tulajdoni lap") from the electronic land registry can provide details about the owner and any encumbrances on the property, such as:

• Usufruct: The right to use and benefit from someone else's property.
• Enforcement rights: Legal claims or obligations tied to the property.

Verifying the owner is also advantageous for the seller, particularly in cases of shared ownership, where the right of first refusal applies. This gives co-owners the first opportunity to purchase the property if it’s offered for sale.

Property Deed, Also Known as Land Registry Extract: Your Key to Essential Property Information

Obtaining a property deed is the crucial first step in accessing official details about a property's ownership history and legal status.

What is a tulajdoni lap (extract or property deed or property sheet)?

The tulajdoni lap is the single most important legal document for a Hungarian property. It is the official land registry extract that proves ownership and lists all legal facts and rights associated with the property (identified by its helyrajzi szám). Before buying any property, you (or your lawyer) must get a fresh copy.

What Information Does the Extract/Property Sheet Include?

A property deed provides three key types of information:

Basic Property Details:
This section includes the plot number, property type (e.g., residential house, land), and area size. These elements are essential for identifying and describing the property.

Ownership Information:
Here, you’ll find the names of the property owners, their addresses, and ownership shares in cases of multiple owners. It also specifies the legal basis of ownership (e.g., gift, purchase) and the date of acquisition, giving a clear picture of the property's ownership history.

Encumbrances and Rights:
This section outlines any rights or obligations tied to the property, such as mortgages, restrictions on sale, or easement rights. These details are critical for evaluating the property's usability and market value.

To request a property deed, you will need either the exact address or the plot number of the property. However, not having this information readily available can sometimes pose a challenge.

Why is The Helyrajzi Szám So Important?

This number is the single most important identifier for a property in Hungary. You absolutely need it for any official or legal action involving real estate, including:

• Buying or selling property
• Signing a rental agreement (especially for legal or immigration purposes)
• Applying for mortgages or loans secured against the property
• Checking for liens, mortgages, or legal disputes
• Applying for building permits
• Inheritance proceedings
• Any query with the Land Office

What Can You Do If You Don't Have This Information?

If you lack the exact address or plot number of a property, there are still several alternative ways to gather information about the owner:

• OÉNY (National Public Works Registry) HRSZ Finder:
  • This is described as the best and most user-friendly method for the general public.
  • No login is required (you do not need an Ügyfélkapu / Client Gate account).
  • It is free, mobile-friendly, and updated monthly.
  • You can either search by a property's address or navigate the map to find the plot and click on it to see its helyrajzi szám.
• E-KÖZMŰ (Unified Electronic Public Utility Registry):
  • This is another map-based tool, but it requires you to log in with an Ügyfélkapu / Client Gate account.
  • Once logged in, you select the "Utility Map" (Közműtérkép), find the property, and may need to turn on the "Helyrajzi szám felirat" (Land register number label) layer to see the number.
• Other Specialized Maps:
  • MePAR: Useful for browsing "outer area" properties, such as agricultural land and forests. No login is needed.
  • Local Municipality Maps: Some cities, like Budapest, have their own portals (e.g., geoportal.budapest.hu).

What Is The Difference Between Belterület And Külterület?

You will often see these words associated with a helyrajzi szám.

• Belterület: Refers to the "inner area" or developed land within the official boundaries of a town or city (e.g., residential and commercial zones).
• Külterület: Refers to the "outer area" or land outside the developed town boundaries (e.g., farmland, forests, vineyards). This classification is important as it affects zoning, building regulations, and sometimes purchasing rules.

Conclusion

A property deed, also known as a land registry extract, is the most reliable and comprehensive source of information about property ownership and any encumbrances. It is accessible to anyone through the Land Registry's Client Gate system, which provides essential legal details about the property. This document is a crucial resource for lawyers handling real estate transactions, offering a clear and concise overview of the property's legal status.

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