Swiss land register: transfer of ownership & register extracts

1. What is a land register?

The land register is a public record of plots of land and the buildings occupying them. These include:

• Residential and commercial properties

• Undeveloped land

• Buildings subject to building rights

• Co-ownership of real property

In Switzerland, responsibility for maintaining land registers lies with the cantonal land registry offices (Art. 4 of the Land Registry Ordinance, not available in English).

2. What is an extract from the land register?

An extract from the land register contains information on a particular plot of land or property. The public land register extract can be viewed by anyone. It contains the following information:

• Designation and description of the plot, stating its area

• Names of the owners and identifying information

• Date of purchase and form of ownership

• Easements and encumbrances such as regulations on how construction work is to be conducted, or rights of way

• Priority notices

• Public notes

The full version of the land register extract is reserved for authorized persons, such as the owners or mortgage lenders (banks). In addition to the information from the public land register extract, it also contains liens.

3. Why would I need an extract from the land register?

Thinking of buying a property? The land register extract contains important information. Order the relevant extract before signing the purchase agreement. It will tell you, for example, if there is an established right of way through the property. A land register extract can be ordered online from the notary office responsible for the canton in question.

Do you want to sell your property? You should include an extract from the land register with the sales documents.

4. How long does it take to prepare a land register extract?

The answer to this question mainly depends on the responsible land registry office. It will generally take between one and five working days to produce the land register extract. In some cases it will take longer. It’s therefore better to order it sooner rather than later.

Note: if a logbook entry is pending for the property, it may delay the land register extract by up to 30 days.

5. How much does an extract from the land register cost?

Costs vary from canton to canton and are based on the scope and level of detail of the land register extract. In some cantons, you can get an extract from the land register for as little as 20 francs. However, it can also cost significantly more. In the canton of Thurgau, an extract costs at least 50 francs. If it is longer than six pages, it costs 100 francs.

6. From what point do I actually own the property?

The purchase of a property is sealed by a notarized contract. It is binding for both buyers and sellers. This means that each party can be sued for breach of the contract if they withdraw.

Only once the purchase is entered in the land register does the buyer become the legal owner. The transfer of ownership is even valid if the buyer is unable to pay the purchase price.

7. What happens at the notary’s office?

Ownership is usually transferred step by step at the office of the competent notary:

1. The buyer hands the notary the irrevocable promise of payment from their bank.

2. The parties involved sign the contract.

3. The buyer and seller then each receive a copy of the contract. The original of the contract remains at the notary’s office.

4. The notary’s office registers the completed transaction with the relevant land registry. As soon as this registration has been completed, the buyer appears in the public land register as the new owner of the property.