Land register extract: what it is, why you need it and how to get it
A guide for buyers, sellers and heirs - everything you need to know about the document certifying a property's legal status. Types, contents, how to get it, how much it costs and how to read it.
- The land register extract is the official ANCPI document certifying who owns the property, what encumbrances exist and where the plot boundaries lie.
- There are 3 types: for information (general information), for authentication (valid for 10 working days at the notary's office), and with historical details.
- With Verifi Standard, the official ANCPI extract comes with an analysis of encumbrances and risks relevant to the purchase.
- You need it for buying, selling, inheritance, a mortgage, partition or litigation.
Which decision it helps you make
Use the land register extract as an initial filter: confirm who is selling, which encumbrances exist and whether the property described in the documents is the one you are negotiating over.
Verifi helps you prepare the right questions and identify important warning signs. For complex legal situations, clarify the decision to sign with your notary or lawyer.
The land register extract has three sections that must be read together
Do not stop at the owner's name. A good check connects the property description with the owners and encumbrances.
If Part III is not clear, ask for explanations before paying a deposit.
- 20 lei online, 25 lei at the counter - fee for a land register extract for information, per property (ANCPI Order 16/2019)
- Free for owners - online extract for information through the MyEterra platform, from 2 June 2025 (ANCPI)
- 10 working days - validity of the extract for authentication, requested only by the notary; it locks the land register for its duration (art. 35, Legea 7/1996)
What a land register extract is
A land register extract is the official document issued by Agenția Națională de Cadastru și Publicitate Imobiliară (ANCPI) certifying a property's legal status at a given time. In other words, it is a property's “civil status record” - it says who owns it, its area, whether there are encumbrances (mortgages, prohibitions, litigation) and its official boundaries.
The land register is a public register governed by Law 7/1996. Each property (flat, house, land) has its own land register, identified by a unique number and maintained by the local Biroul de Cadastru și Publicitate Imobiliară (BCPI). The land register is part of the integrated cadastre system - registration makes rights enforceable erga omnes (against everyone).
In practice: when buying a flat, do not rely on what the seller or agent says. Request a land register extract and check in black and white who owns it, whether it is mortgaged to a bank, subject to enforcement or involved in litigation.
The 3 types of extract
ANCPI issues three categories of extract, with different purposes and validity periods:
1. Extract for information (informational)
The most common type. Useful for general checks - before a promise to sell, during inheritance proceedings or in negotiations. Delivered digitally as a PDF with a verification code. It cannot be used by a notary to authenticate the contract, but is sufficient to see the encumbrances and actual owner.
2. Extract for authentication
Issued for the notary for the specific purpose of authenticating a deed (sale, mortgage, partition). It includes a “validity period” - 10 working days from issue, during which the land register is locked. The notary requests it for the file, and it is issued by the competent local BCPI.
3. Extract with detailed history
Shows all entries in the land register - previous owners, encumbrances that existed and were removed, and other notices registered. Useful for litigation, partition or complex inheritances. The cost varies with the number of pages in the history.
What the extract contains
A land register extract has three distinct parts - each with its own function:
Part I - Property description
This identifies the plot or individual unit: address, cadastral number, land register number, official area, use category (flat, agricultural land, land within the built-up area, etc.), field block and plot (for land). For flats, it also shows the share of common areas and the building number.
Part II - Owners
Who holds ownership rights - full name, CNP (or CUI for a company), ownership share (1/1 for a sole owner, 1/2 or 1/4 for co-owners), and the legal basis of acquisition (sale contract, inheritance, civil judgment). If the property is held as community property, both spouses appear.
Part III - Encumbrances and entries
The most important part for the buyer. This shows:
- Mortgages - the lending bank, loan amount and maturity date
- Prohibitions on disposal - temporary or permanent
- Notice of litigation - a court case affecting ownership rights (see also our guide to notices of litigation)
- Precautionary attachment - ordered by a court or enforcement officer
- Rights of use, usufruct, easements - other rights in rem encumbering the property
- Bilateral promises to sell - if registered
How to get the extract through Verifi
For property checks, the value lies not just in the raw document, but in how you read it before committing money to a transaction. That is why Verifi starts with the official ANCPI extract and incorporates it into a clear report with explained risk indicators.
Verifi Standard - 179 RON, including an analysis report
Verifi Standard (179 RON) includes the official ANCPI extract plus a full analysis of encumbrances, the minimum notarial value, the building's seismic risk class, flood zones, planning and infrastructure corridors - in one structured PDF. You receive the document and its interpretation through a process designed for buyers, not just a list of technical data. Verifi is not affiliated with ANCPI - we are a private service that includes the official extract and adds complementary analysis.
How long it takes and how much it costs
Processing time: usually 1-10 minutes for an extract for information, occasionally up to a few hours when the ANCPI platform is busy. There is no official SLA - it depends on the local BCPI's workload at the time of the request.
Verifi options:
- 179 RON - Verifi Standard (extract + full analysis)
- 299 RON - Verifi Complet (extract + full analysis + company owner check + court cases)
Verifi clearly shows you what is in the extract and what deserves further investigation before a promise to sell, loan or final contract.
When you need it
Typical situations in which you need a land register extract:
- Buying a property - check that the seller is the actual owner, whether there is a mortgage or litigation, and the official area
- Selling a property - prepare your file for the notary
- Inheritance - check which properties form part of the estate and their current status
- Mortgage - the bank requires an extract as part of the application
- Partition - on divorce or the termination of joint ownership
- Litigation - preparing a civil action, checking the current position
- Tax and permits - some local authorities require a recent extract
How to read the extract
A 3-5-page extract can be difficult to navigate if you do not know where to look. Practical guidance:
- Page 1 (Part I) - check the address and cadastral number. They must match exactly those in the listing or the contract you are about to sign. A different cadastral number is a red flag.
- Part II - check the owner's name. It must match the person you are negotiating with. If two or more owners appear, all must sign. Pay attention to the ownership share.
- Part III - this shows the property's legal “health”. If it says “Mortgage in favour of …”- the seller has a loan. That loan must be repaid before or at the time of the transaction (the bank usually removes the mortgage after repayment). If it says “Notice of litigation” - do not sign anything without legal advice.
Verifi helps you interpret each section and flags relevant risks in narrative form, with visual indicators for each item. To skip the technical reading, Standard (179 RON) delivers exactly that.
Frequently asked questions
Will an extract issued today still be valid in a month?
An extract for information reflects the position at the time of issue. It has no statutory expiry date, but in practice the situation can change immediately after issue (a new mortgage, a registered notice). For important decisions, request an extract as close to the relevant date as possible. For notarial purposes, an extract for authentication is valid for 10 working days.
Can I request an extract for someone else's property?
Yes - the land register is a public register. If you have the cadastral number or land register number (or a sufficiently precise address), you can order an extract for that property. You do not need the owner's consent.
My order is refused - there is no land register for my address. What does this mean?
Some properties (especially older rural houses) are not yet registered in the electronic system. In this case, the title deed is old (a paper contract authenticated before a notary), and the property must be entered in the land register before sale. This is a separate procedure through BCPI.
CNPs appear on the extract - is this a GDPR issue?
The owner's CNP appears on the official ANCPI extract - it is part of the register. In the Verifi report, we mask CNPs automatically, but they remain complete in the attached original land register extract (an official document).
I am the owner and have lost the extract from the notary. How can I get it?
You can check the position again through Verifi. The old extract is not legally “lost” - the information is in the register, and a current report shows the position at the time of the new check.
Is Verifi the same as ANCPI?
No. Verifi is not affiliated with ANCPI. We are a private service that helps you obtain the official ANCPI extract and adds complementary analysis. Verifi's purpose is to show you quickly what matters for a purchase: ownership, encumbrances, limitations and issues requiring clarification.