Expertise/Real Estate and Land

Service

Registration of Title to Real Estate and Land

Rights to buildings, premises and land plots are formalized and the register data on them are checked against the documents, so that the property can be transferred, mortgaged or used in a project.

We are most often instructed by:

  • Owners with unregistered rights or errors in the register
  • Holders of a right of permanent (perpetual) use of land plots
  • Companies obtaining a plot from a public owner
  • Payers of taxes and rent for properties and land plots
  • Applicants who have received a notice of suspension or refusal of registration

The information on this website is provided for information purposes only and does not constitute a public offer.

What the Service Includes

Timing and Fees
from 14business days
from ₽fee on request

Timing and fees are indicative and are confirmed when the engagement is agreed.

01 / Overview
What shapes title registration

To third parties, rights to real estate are visible to the extent that they are reflected in the register.

Discrepancies between the documents and the register data come to light at the time of sale. The buyer, bank or leasing company requests an extract, and any mismatch in the area, designated use, boundaries or composition of the property holds up signing until it is corrected. At that point the mismatch has to be corrected under time pressure, so the documents are checked and discrepancies are resolved in advance.

02 / Categories
Specific situations
  • Plot held under a right of permanent (perpetual) useSuch a right restricts disposal of the plot and hinders raising finance. The available option for converting the right is determined, and the procedure is supported until an entry recording ownership or a leasehold right is made.
  • Discrepancies in register dataThe area, designated use or composition of the property or the plot boundaries do not match the documents, or plot boundaries overlap. The cause of the discrepancy is established, a register error is distinguished from a technical error, and the information is corrected.
  • Plot to be obtained from a public ownerThe plot is needed to construct buildings, for the operation of an existing building or in place of an existing right of use. The ground for the grant is determined, including whether the plot can be granted without an auction, and the procedure is supported until the entry is made.
  • Overstated cadastral valueThe payments or the buy-out price do not correspond to the market value of the property. The prospects of a revision are assessed, and the reduction procedure is supported through administrative and court proceedings.
03 / Outcome
Service Outcome
  • Opinion on the registration procedureA conclusion on the right, its basis and the course of action: an administrative procedure, registration on the basis of existing documents or a court application.
  • Documents for registrationApplications, title documents and supporting documents, checked before filing.
  • Examination materialsReplies to Rosreestr's requests, documents to remedy a suspension and complaints against a refusal.
  • Correction documentsMaterials for clarifying the boundaries, area and characteristics of the property and for correcting register errors.
  • Plot and valuation materialsApplications and supporting documents for the grant of a plot and revision of cadastral value.

The outcome of the service is the work performed within the scope agreed with the client.

04 / Preparation
What the application is built on

  1. Materials

    The application is built on information about the subject matter and the applicant; the following points are relevant.

    • ObjectiveWhat is being registered and what transaction involving the property is planned.
    • Available documentsTitle documents and old certificates; anything missing is identified during the review.
    • History of the propertyWhen it was created, whether it has been rebuilt and who has owned it.
    • Current positionWhat information is entered in the register and how it differs from the documents.
    • PlansSale, mortgage, financing, construction: these determine the procedure and the order of steps.
    • LiaisonPowers of attorney and access to correspondence with the authorities.

  2. Assessment

    On the basis of the materials, the prospects of the examination, possible obstacles and ways of overcoming them are assessed.

  3. Plan

    For the chosen option, a plan is drawn up: the documents required, the sequence of steps and the timing.

05 / Questions
Frequently Asked Questions

The most common grounds are an incomplete set of documents, discrepancies between the information on the property and the register data, attachments or prohibitions preventing registration, and the absence of a required consent or approval. The ground is stated in the notice, and most grounds are remedied within the suspension period, after which registration resumes.

If the ground relates to deficiencies in the title documents, the documents are restored or the right is confirmed in court. An unfounded decision is challenged through the established procedure, including in court.

Such rights are recognized as valid, and disposing of the property requires an entry to be made in the register. The procedure depends on the content of the documents: if they are complete, the entry is made on application; if they are incomplete, the information has to be restored through archives and the competent authorities.

If the documents cannot be restored, the right is confirmed in court on the basis of evidence of possession and of the grounds on which the right arose.

It is possible, and the procedure depends on whether permit documentation exists. If it does, the rights are formalized in the usual way, with cadastral registration of the property.

If there is no permit documentation, the property is assessed for signs of construction without the necessary approvals, and the procedure is determined on the basis of that assessment. Whether the actual characteristics of the property match the design documentation is checked separately.

The grounds for granting a plot without an auction are established by law. They include, in particular, granting a plot to the owner of a property located on it, granting a plot for the implementation of certain types of projects, and granting a plot in place of one that has been compulsorily acquired.

Whether a ground applies is determined by the specific situation: the purpose of the plot, its legal regime and the applicant's status. If the competent authority refuses, the decision is challenged.

The cause is established from the documents on the formation of the plots and the cadastral survey materials. The discrepancy may be a register error, including one that arose during cadastral surveying, or may stem from a boundary disagreement.

How it is corrected depends on the cause of the discrepancy: the necessary documents are submitted, and where there is a boundary disagreement, the matter is resolved by a court. Until the boundaries are corrected, disposing of the plot is difficult: the issue is resolved before the transaction is signed.

A reduction is possible where the cadastral value exceeds the market value; the excess is confirmed by a market valuation report. The result depends on the characteristics of the property and on the quality of the source data used in the state cadastral valuation.

A revision affects payments calculated on the basis of the value and, for publicly owned plots, the charges for their use as well: the effect is assessed for the period up to the next cadastral valuation. Work begins with a preliminary assessment of the prospects, and if there are insufficient grounds, the procedure is not initiated.

The time limit for making an entry is set by law, and in the cases it provides for, electronic filing makes it possible to shorten it. Most of the time is taken up by preparatory steps: collecting archive documents, cadastral surveying and resolving discrepancies.

The time needed to confirm a right in court or to obtain a publicly owned plot depends on the respective procedures and is assessed separately.

An hourly rate, a fixed fee or a combined model is used; in some cases part of the fee depends on the outcome achieved. The fee is determined by the time actually spent, the complexity of the matter and the overall timeframe of the project, and is agreed before work begins.

Key Contacts
Deni Murdalov Deni Murdalov Partner, PhD (Law), LL.M.

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