Apartment Due Diligence Before Purchasing: Legal Nuances
Batumi in 2026 is not just about the sea and tourists; it is a bustling real estate market where it is easy to lose your head—and your money. The desire to close a deal quickly often backfires on investors. Many think, "Georgia is a safe country, everything is simple here." While it is true that bureaucracy is kept to a minimum, this does not eliminate the risks.
When buying property in a foreign country, you cannot rely solely on the seller's word. Real due diligence for an apartment in Batumi is not just about looking at the walls and the view from the window. It requires a deep dive into the property’s history—details you are unlikely to hear during a viewing.
When buying property in a foreign country, you cannot rely solely on the seller's word. Real due diligence for an apartment in Batumi is not just about looking at the walls and the view from the window. It requires a deep dive into the property’s history—details you are unlikely to hear during a viewing.
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The Public Registry: What the Extract Doesn’t Tell You
In Georgia, all transactions are processed through the Public Registry.
It might seem simple: order a fresh Extract (title deed) and everything should be clear. But there is a catch. The Extract shows the situation "here and now."
It will not show that, an hour ago, someone filed an application to register a mortgage or a seizure order. The "pending" status (often in Georgian) is easy to overlook if you do not understand the terminology.
It can be even worse: the document might contain fine print indicating a right of life tenancy for a third party. You could buy the apartment and inherit a "tenant for life" along with it. It is difficult to spot these details on your own, and the consequences can be fatal for your wallet.
Resale Property and Its Secrets
Buying an apartment directly from an owner (secondary market) is always an equation with many variables. The older the building, the longer the history of ownership transfers.
The main risks when buying resale property are connected to people you might not even see at the closing.
- Spouses. Was the apartment purchased during marriage? Even if only the husband is listed in the registry, selling without the wife's consent is illegal. The transaction could be contested a year or two later.
- Heirs. If the seller inherited the apartment, there is always a risk of "forgotten" relatives appearing to claim their share.
- Debts. Older housing stock often comes with massive utility arrears. In Georgia, these debts are tied to the subscriber number, but you are the one who will have to deal with the power being cut off.
New Developments: Not Everything is Smooth Sailing
It is widely believed that buying from a developer is safer. "No one lived there, the aura is clean." But legal purity is more important than aura. Often, the land under a beautiful complex is mortgaged to a bank as collateral for a construction loan.
If the developer runs out of money, the bank will seize the land along with your unfinished concrete shell. Another nuance is the land usage status. If a building is erected on a plot not designated for residential use, you will never be able to officially commission the building (put it into operation). We check not only the contract but also the land’s cadastral codes to rule out such scenarios.
What Documents Are Needed for the Deal
To sleep soundly, you need to gather a full package. Do not hope that the Justice House (Public Service Hall) will verify everything for you—their job is simply to register the fact of the transfer of rights. Your job is to ensure those rights actually exist.
Necessary documents when purchasing an apartment:
- Passports of the participants. We verify the expiration dates.
- Extract from the Public Registry. Must be updated on the day of the deal, not a week old.
- Cadastral Plan. We cross-reference the real boundaries of the apartment with the drawings. Often, a balcony "accidentally" turns out to be larger than on paper, or vice versa.
- Title-Establishing Document. How did the seller acquire this apartment? Did they buy it, receive it via a Deed of Gift, or privatize it? This is the most critical document for analyzing the history.
How to Buy Property Safely and Avoid Schemes
The biggest mistake is thinking you can figure it all out yourself to save money on specialists. Fraudulent schemes are becoming more sophisticated, and the language barrier only complicates the task.
A real estate agency is not just an intermediary handing over keys. We are your security buffer.
Here is how we work to verify real estate in Georgia:
We retrieve archival records from the registry. We check the seller against debtor databases and litigation records.
We review contracts and insert clauses that protect you, not the seller.
Do not risk your capital for the sake of illusory savings. Turn to professionals who know the Batumi market from the inside.
To see our catalog, just click the button below
A real estate agency is not just an intermediary handing over keys. We are your security buffer.
Here is how we work to verify real estate in Georgia:
We retrieve archival records from the registry. We check the seller against debtor databases and litigation records.
We review contracts and insert clauses that protect you, not the seller.
Do not risk your capital for the sake of illusory savings. Turn to professionals who know the Batumi market from the inside.
To see our catalog, just click the button below
FAQ
1. Can I check an apartment if I am not in Georgia?
Yes, no problem. The registries are electronic. We conduct full due diligence, translate the documents, and send you a detailed report with a lawyer’s opinion.
2. What documents should I demand from the developer when buying an apartment?
Aside from the standard Extract, demand the construction permit and the land title. It is crucial to verify that the permit has not expired and that the land is not under a mortgage lien.
3. How can I reduce risks when buying resale property if the apartment has changed owners many times?
In such cases, a deep audit (Due Diligence) is required. We verify the chain of title for the last 10–15 years to ensure that no one’s rights were violated at any stage.
Yes, no problem. The registries are electronic. We conduct full due diligence, translate the documents, and send you a detailed report with a lawyer’s opinion.
2. What documents should I demand from the developer when buying an apartment?
Aside from the standard Extract, demand the construction permit and the land title. It is crucial to verify that the permit has not expired and that the land is not under a mortgage lien.
3. How can I reduce risks when buying resale property if the apartment has changed owners many times?
In such cases, a deep audit (Due Diligence) is required. We verify the chain of title for the last 10–15 years to ensure that no one’s rights were violated at any stage.
Contact Us
Get in touch with us by phone or via messengers for a consultation and help choosing the right property.
+995 557 326 104
cappuccinoestate@gmail.com
cappuccinoestate@gmail.com
Georgia, Batumi
