The Land Registry

Category Information

All Croatian properties are listed in the Land Registry, together with details of ownership and any legal actions or transactions which affect, or might affect property ownership.

The Land Registry is part of the judicial system, under the overall control of the Minstry of Justice (Ministarstvo pravosuđa), which has a very informative website (in Croatian) .Relevant questions relating to transactions involving the Land Registry can be found on the website (in Croatian), providing a complete explanation of how the Land Registry functions.

Each Land Registry office comes within a municipal or local Court, and lies under the jurisdiction of a district court. For instance on Hvar the Land Registry is under the Stari Grad Court, which in turn comes under the County Court in Split. The Ministry website carries a clear explanation (in Croatian) of the way the judicial courts are organized, with maps showing the area covered by each court.

The Land Registry system as it is today dates back to Austrian times (reference in Croatian), from a project initiated in the 1850s. Except where records have been destroyed by fire or through other causes, huge weighty leather-bound tomes line the Land Registry offices. They contain ownership and transaction information going back over more than 150 years, In recent years the system has been updated, and is being computerized. This has made it possible to check out properties and their ownership online, which is a valuable first step for any prospective buyer. It is also of continuing use to property owners, who can check that their ownership has not been compromised in any way over time. In theory that should not happen when ownership procedures have been properly conducted, but in my experience changes have appeared in ownership entries, for instance the owner's name might suddenly appear with a mis-spelling. This can happen, for instance, through clerical errors during computerization. Such mistakes need to be corrected immediately, as official duty (po službenoj dužnosti), otherwise later it will be necessary to prove that the mis-spelled person is the same as the real owner!

CHECKING LAND REGISTRY ENTRIES ONLINE

You need to know the district and place under which the property falls, so that you can identify the appropriate Land Registry office. It's best to have  the 'z.u.' number (zemljišnoknjižnji uložak), which is the registration number of the document in which individual properties are listed. The plot number alone may or may not be enough to access ownership information. The 'zu' document may contain just one plot number, or several registered to the same owner(s).

To open the Land Registry website and start the search for a property, click here. This is the search page, with the section 'Pregled glavne knjige' ('View the main book') highlighted. The quick way to access the registry office you want is to type the first few letters if the name into the first box, and click on the magnifying glass to the right to complete the entry. This should bring up the full name, and you can proceed to the second box.

Alternatively, you can use the list provided and find it by scrolling through. Click on the magnifying glass by the first blank field, labelled Općinski sud/ ZK Odjel (Council Area Court, Land Registry Department) A drop-down menu appears showing all the Land Registry offices. Scroll down to the one you need. Tip: to reach Stari Grad, the office covering Hvar Island, quickly, click on the end arrow under the list, then go back 2 pages.

 When you have highlighted the office you want, click 'Izaberi'' ('choose'), bottom right under the listing. 

This enters the Land Registry office into the top field. The second blank field is labelled 'Glavna knjiga' ('Main Book'). You can either enter the full name, or the first few letters of the place you are looking for and complete the entry by clicking on the magnifying glass, or  click on the magnifying glass to the right of the box to bring up the menu of the possible place-names. Click on the place name where the property is situated, then on 'Izaberi' ('Choose').

In the third box, enter the plot number.

Alternatively, if you know it, enter the zu number into the fourth blank field, labelled 'Broj ZK uloška' (Registry entry number).

The last box labelled 'povijesni pregled' ('view history') gives you the option of including the last transactions relating to the property. If this is not of interest, leave the box as is, otherwise change the setting to 'da'.

Click 'Pregledaj' ('Search'). A box appears in the centre of the form with an anti-robot security code, which you should enter into the box's blank field. Then click 'Potvrdi' ('Confirm').  The ownership document you are looking for will open up, unless it has not yet been entered into the computerized records. If the plot number you are looking for is not on the document, it may have been changed to come under a different zu number. The ownership document as shown on the internet may show the property status accurately: if so, it states 'Verficiran ZK uložak' ('Confirmed entry') to the upper right of the document. However, it is not valid for legal purposes such as presentation in Court, which is why the document is headed 'NESLUŽBENA KOPIJA' (Unofficial copy) in the top right corner.

Example of ownership document on the internet

The format of the internet version is essentially the same as the official ownership document, which is obtained from the land Registry office. On the upper left side, under 'Katarska općina' (Local council area), are listed any recent orongoing legal transactions in respect of the property or properties in the document. Current legal actions are marked 'Aktivne plombe', and are shown as a number preceded by 'z'. In the examples shown above and below, there are no past or present cases listed on the documents.

If active cases are shown, you can check on them by clicking on the number beside ‘Aktivne plombe’. Under ZK Odjel Stari Grad, 'Stanje na dan' means 'Situation on the day', followed by the current date. Podnesak shows the case number. The box underneath gives the essential details.
Line one: Primljeno: gives the date when the case papers were received by the Court.
Line two: Vrsta isprave: is the basis of the case for change on the Land Registry entry. For instance it might be Ugovor o kupoprodaji (Sales Contract), or Rješenje o Naslijeđivanju (Probate for Inheritance).
Line three: Oznaka spisa: gives the initial case number, if any.
Line four: Vrsta upisa: the type of change requested on the Land Registry. Most often this is Uknjižba meaning Registration of Ownership.
Line five: Sadržaj prijedloga: identifies the property or properties involved in the case and the action(s) requested.
Line six: Bilj.o kretanju spisa: notes on the movement of the papers. Some cases are sent away for ratification, and the date they are returned to the Stari Grad Court is entered here.
Line seven: Način rješenja: outcome. ‘U radu’ means the case is still in Court. Udovoljeno means the applicant has succeeded, while Odbijeno means the application has been turned down.
Line eight: Datum rješenja: the date on which the decision was given.
Line nine: Datum provedbe: the date the Court’s decision was confirmed.
Line ten: Datum otpreme: the date the decision is implemented.

Part A on the ownership document gives the details of the property or properties, including the plot number(s). Part B identifies the owner(s), together with address(es) and identity number(s). Most often the Tax Identity Number (OIB) is given, but for an owner who does not have an OIB the passport number is used instead. Part C shows any charges against the properties, such as bank loans or claims by others laying claim to ownership, as well as restrictions such as public rights of way. 'Tereta nema' means that there are no limitations on the ownership as given on the document.

Example: official ownership document

The official Vlasnički list / ownership document issued by the Land Registry office is legal proof of ownership. It costs 20 kunas to obtain a certified copy of an ownership document from the Land Registry. The fee is payable in tax stamps (biljezi, or taksene marke), which can be bought at Post Offices or Tisak kiosks. When proof of ownership is required for official purposes, such as registering possession in the Cadastar or seeking a bank loan, the document has to be as recent as possible, certainly less than six months old.

The Land Registry office for Hvar is in Stari Grad, on the ground floor of the local Court building on the waterfront. Address: Nova Riva 3, 21460 Stari Grad. Tel. 021 778 280, fax 021 778 282. Client receiving hours are from 08:00 to 13:00, Mondays, Wednesdays and Fridays, with a break (pauza) from 11:00 to 11:30.

© Vivian Grisogono 2016

You are here: Home Information The Land Registry

Eco Environment News feeds

  • International Union for the Conservation of Nature’s Red List changes ocean giants’ status to ‘critically endangered’

    With their population still struggling to recover from over three centuries of whaling, the North Atlantic right whale is now just “one step from extinction”, according to the International Union for the Conservation of Nature (IUCN). The IUCN last week moved the whale’s status on their Red List from “endangered” to “critically endangered” – the last stop before the species is considered extinct in the wild.

    The status change reflects the fact that fewer than 250 mature individuals probably remain in a population of roughly 400. While grim, scientists and conservationists expressed hope that this move may help speed up protections for these dwindling giants.

    Continue reading...

  • St Dominic, Tamar Valley:Birds have still to gorge on this abundance, with plenty left high up, beyond our reach

    Birchenhayes, Burcombes and Bullions – the best of a succession of black dessert cherries once grown widely in the valley – have been picked over the past month. Tall leafy trees are laden, from twigs close to lichen-covered stocks (trunks) outwards to drooping branches, where fruit can be gathered from ground level. Birds have still to pitch in and gorge on this abundance, with plenty left high up, beyond the reach of family and friends who have been invited to pick their own delicious fruit for daily feasts, freezers, jam, juice and puree.

    At the peak of local cherry production, more than a century ago, news of crops featured in regional newspapers, with accounts of “plagues of starlings” flocking from roosts in reedbeds opposite Halton Quay to strip and spoil bountiful crops. There were reports of cherry fruit fly and associated banning of imports from France, Italy and Germany. At Calstock’s horticultural exhibition, one of the prizewinners in the “gentlemen’s class for cherries” was C Langsford, an ancestor, who was a miller at Cotehele.

    Continue reading...

  • Across the world, failure of official advice to provide sustainable, healthy diets is shocking, say scientists

    Official dietary advice across the world is harming both the environment and people’s health, according to scientists who have carried out the most comprehensive assessment of national dietary guidelines to date.

    Food is responsible for a quarter of the emissions driving the climate crisis and millions of early deaths. The analysis assessed all available dietary guidelines, covering 85 countries and every region of the world. The researchers said governments’ failure to help people eat good diets was “shocking”.

    Continue reading...

  • Livestock farming and fossil fuels are main causes of rise in gas, which is 28 times more powerful than CO2 at trapping heat

    Animal farming and fossil fuels have driven global emissions of the potent greenhouse gas methane to the highest level on record, putting the world on track for dangerously increased heat levels of 3C to 4C.

    Since 2000 discharges of the odourless, colourless gas have risen by more than 50m tonnes a year, equivalent to 350m cars or double the total emissions of Germany or France, according to the latest Methane Budget study by a global team of scientists.

    Continue reading...

  • IPPR says 12m homes will need to be refitted to meet net-zero targets but £3bn earmarked is not nearly enough

    The government’s new plans to upgrade the energy efficiency of homes will make only a fraction of the progress needed to help the UK meet its legally binding climate targets, according to a new study.

    A report by IPPR, a left-leaning thinktank, has found at least 12 million homes will need to be fitted with low-carbon heat pumps and energy efficiency measures, such as insulation, over the next 30 years for the UK to meet its net zero targets.

    Continue reading...

  • Move to help finance climate ambitions follows calls from campaigners and economists

    The UK government is poised to reveal plans for a new state-backed green bank to help finance Britain’s climate ambitions, three years after ministers agreed to sell the UK’s Green Investment Bank.

    Kwasi Kwarteng, the energy minister, said that he expects the government to set out how it plans to create a successor to the Green Investment Bank “in the not-too-distant future”.

    Continue reading...

  • Blanchland moor, Northumberland: For the first time in months, I am standing on open heathland with nothing above me but sky

    My daily walk during four months of coronavirus lockdown took me only as far as the end of a lane where I could see distant North Pennine fell tops. Today, I am standing on open heathland with nothing above me but sky, looking down on a landscape that falls away at my feet, where cloud shadows race across a deep valley and slide over the horizon.

    I had almost forgotten this vertiginous feeling of exhilaration that comes from climbing to a high point where the only sounds are of the wind, my own laboured breathing and the distant yelp of curlews. Their breeding season is over, but the meadow pipit that rises from under my feet is probably raising its second brood. It hovers for a few seconds, almost level with my head, then sideslips away to land 20 yards ahead, repeating the performance as I draw near, evidently trying to lure me away from a nest.

    Continue reading...

  • Wind-borne microplastics are a bigger source of ocean pollution than rivers, say scientists

    More than 200,000 tonnes of tiny plastic particles are blown from roads into the oceans every year, according to research.

    The study suggests wind-borne microplastics are a bigger source of ocean pollution than rivers, the route that has attracted most attention to date. The analysis focused on the tiny particles produced by tyres and brake pads as they wear down.

    Continue reading...

  • WildEast aims to convince farmers, councils and others across East Anglia to pledge land to wildlife

    Returning an area the size of Dorset to wild nature, reintroducing extinct lynx, pelicans and beavers and championing regenerative farming to restore soil health are the radical aims of a new charitable foundation.

    But the most revolutionary feature of WildEast may be that it is founded by three farmers in the most intensively farmed region of Britain.

    Continue reading...

  • Pulborough Brooks, West Sussex: The elegant black and white waders are breeding here for the first time

    Marbled white butterflies are resting on the flower heads, stretching out their chequered wings towards the early-morning sun in ritualistic greeting, warming themselves at the start of the day. Nearby, the orange and black caterpillars of cinnabar moths feed on groups of tall, yellow-flowered common ragwort plants.

    Song thrushes and greenfinches sing from the tops of the trees bending in the breeze. Leaves shake with parties of adult birds and their young. I watch three chiffchaffs chase each other in and out of the branches, over the brambles and back up the trees. A male common redstart lands on a shining barbed wire fence before taking off again to catch small flies mid-air. A black and red cinnabar moth flutters across my path.

    Continue reading...

Eco Health News feeds

Eco Nature News feeds

Feed not found.