Scope of Work – Volxide | What We Verify in Every Report

Important note: Volxide provides documentary verification only. We are not a law firm and do not provide legal advice or legal opinions. Our reports present factual findings from official Croatian public registries and databases. For legal interpretation and guidance, consult a licensed attorney (odvjetnik) in Croatia.

Verification Items

Six areas of documentary check

Every report covers all six areas below. Findings are presented per item with a status indicator.

1. Ownership Sheet (Vlasnički List)

We retrieve the ownership sheet (List A, B, C) from the land registry (Zemljišna knjiga). We identify the registered owner(s), their ownership shares, and the legal basis of acquisition (purchase, inheritance, gift, etc.). We note whether the registered owner matches the cadastral record.

2. Encumbrances (Tereti)

We check the encumbrance section (List C) for all registered burdens on the parcel: easements (služnosti), right of way, pre-emption rights (pravo prvokupa), usufruct (plodouživanje), and any other registered real rights limiting the owner's free use or disposal of the property.

3. Mortgages (Hipoteke)

We identify all active mortgage registrations (hipoteke) on the parcel, including the creditor, the secured principal amount, and the registration date. Multiple mortgages are listed individually. We note whether any mortgages appear to have been discharged but not formally deleted.

4. Annotations (Zabilježbe)

We review all annotations recorded in the land registry, including: pre-notation of ownership transfer (predzabilježba), pending court proceedings (sudski spor), enforcement proceedings (ovrha), bankruptcy (stečaj), and any other notes that affect the legal standing of the parcel.

5. Spatial Plan Designation (Prostorni Plan)

We verify the parcel's designation in the applicable spatial plan (prostorni plan). This determines the permitted use category: agricultural land (poljoprivredno zemljište), building land (građevinsko zemljište), forest (šuma), protected area (zaštićeno područje), or other. We note the applicable planning document and its issuing authority.

6. Utility Connection Potential

We review available documented information on the proximity and potential for connection to public water supply, electricity grid, and road access. This is based on publicly available utility and infrastructure data. We do not conduct site visits or contact utility providers directly.

Report Format

How the report is structured

Each report is one page per parcel. It opens with a summary verdict — Clean or Not Clean — followed by itemised findings for each of the six verification areas.

The verdict is based on the documentary findings only. "Clean" means no encumbrances, mortgages, or adverse annotations were found in the checked registries, and the ownership record appears consistent. It does not constitute a legal opinion or guarantee of title.

The report is delivered as a PDF document. It is designed to be self-explanatory and shareable with all members of your group.

Structured property verification report document on a clean desk with pen and coffee

What We Do Not Cover

Outside our scope

Being clear about limitations is part of our commitment to factual accuracy.

Legal advice

We do not interpret law, advise on transaction structure, or provide legal opinions of any kind.

Physical surveys

We do not conduct site visits, boundary surveys, or physical inspections of any kind.

Valuation

We do not assess or estimate market value, agricultural potential, or development feasibility.

Transaction support

We do not draft contracts, represent parties, or facilitate the purchase transaction in any way.

Utility provider contact

Utility connection information is based on publicly available data only — we do not contact providers directly.

Historical chain of title

We report current registry status. We do not conduct historical ownership research beyond what is immediately visible in the current land book entry.

Data Sources

Where we get the information

All information in our reports is sourced from official Croatian public registries and portals:

eSudbeni.hr / e-Zemljišna knjiga

The official online land registry portal maintained by the Croatian judiciary.

Pregledna karta (Geoportal)

The national geoportal for cadastral and spatial data maintained by the State Geodetic Administration.

Municipal Spatial Plans

Publicly accessible spatial planning documents from the relevant municipality or county.

Utility Infrastructure Data

Publicly available infrastructure maps and documentation from relevant utility and infrastructure portals.

Computer screen showing Croatian land registry database interface with parcel data

What we verify in every report