01 / 08
KW — entries and encumbrances
Mortgages, easements, perpetual usufruct, life estates, pre-emption rights. Each persists with the property at sale.
Due diligence · KW · encumbrances
Real estate due diligence
Legal property check before purchase: KW, encumbrances, history
Before signing the deed, we check the property for hidden problems: outstanding mortgages, arrests, incorrect KW entries, court disputes, illegal extensions, ZUS/property tax debts. 70% of "great" secondary-market offers carry hidden issues. Our report protects the purchase and costs 0.5–1% of the price. Works for a 500k apartment or a 50M commercial asset.
Turnaround
5–10 days
standard · large assets longerReport length
15–40 pages
PDF + risk ratingSources checked
12+
KW, KRS, Geoportal, tax, socialGuarantee
100%
we cover losses from missed risksWhat we check
Each category is a separate risk that can cost tens of thousands after closing.
02 / 08
Ownership history
20+ years of KW entries. Inheritances, gifts, sales, arrests. Risk of claims by prior owners or heirs.
03 / 08
Property vs documents match
Cadastral map vs building permits. Spot illegal extensions (legalization can cost 50k).
04 / 08
Tax/social debts
Seller's arrears can become forced mortgages. We check via tax/ZUS offices with PoA.
05 / 08
Court disputes
Court repository check by address — active cases on ownership, boundaries, easements.
06 / 08
Local plan and infrastructure
What will be around in 5 years? Land-use plan, planned roads, schools, factories.
07 / 08
Lease agreements
Existing tenants pass to you. Loyal tenants can knock 10–20% off market value.
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Housing community
Resolutions, renovation fund, planned works. Sometimes 100k repair lurks ahead.
DD steps
5–10 days standard. Rush (3 days) +50%. Complex assets up to 3 weeks.
- 01
Free assessment
15 minAddress and type. Choose package and risk level.
- 02
Engagement + PoAs
1 dayPoA from you (tax/ZUS) and from seller (registry queries).
- 03
Queries — phase 1
1–2 daysKW extract, land register, cadastral map.
- 04
Queries — phase 2
3–5 daysZUS, tax, city hall, housing community.
- 05
Document analysis
1–2 daysTitle chain, permits, energy certificates.
- 06
On-site inspection
1 dayPremium tier — surveyor + appraiser.
- 07
DD report
1 day15–40 pages, risk rating, recommendations.
- 08
Walkthrough
30 minStrategy call: continue, negotiate, walk away.
/ documents
What we need
Minimum — address and KW number.
- Address and KW number01
- Plot cadastral number (for land)02
- Preliminary agreement or seller offer03
- PoA from you (tax/ZUS queries)04
- PoA from seller (personal registry queries)05
- Price and payment terms06
- Financing info (mortgage triggers bank checks)07
- Seller documents (deed, plans, certificates)08
DD price
Depends on property type and complexity.
Basic — apartment
1,800 PLN
KW + cadastre + tax/ZUSPopularStandard — apartment
2,800 PLN
+ community, plan, courtStandard — house
4,500 PLN
+ build legality, boundariesPremium — commercial
from 8,500 PLN
Full pack + on-site* Industrial land, office buildings — custom quote. Rush (3 days) +50%. Surveyor ~1,500 PLN separate. Typically 0.5–1% of price.
Legal basis
- §01Land Register and Mortgage Act of 6 July 1982
- §02Geodetic and Cartographic Law of 17 May 1989
- §03Real Estate Management Act of 21 August 1997
- §04Spatial Planning Act of 27 March 2003
- §05Building Law of 7 July 1994 (build legality)
- §06Apartment Ownership Act of 24 June 1994
- §07Civil Code — Book III, Title II (property law)
/ questions
Frequently asked
The notary checks KW and the docs in front of them. They don't query tax/ZUS, don't analyze history, don't check illegal extensions, don't read zoning plans. We've seen deeds clear and a 200k mortgage land 12 months later.
/ Send request
Pre-purchase due diligence
Free 15-minute assessment. From 1,800 PLN.