How to check Lithuania property before buying?

Authored by the expert who managed and guided the team behind the Lithuania Property Pack

Everything you need to know before buying real estate is included in our Lithuania Property Pack

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INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Lithuania. If you'd like to learn more about us, you can check our presentation page.

How do I verify who legally owns the property in Lithuania and check if there are any disputes over it?

The only definitive proof of ownership in Lithuania is a certificate issued by the Lithuanian Real Estate Register (Nekilnojamojo turto registras), managed by Registrų centras.

This certificate includes the owner's full name, detailed property information, and any registered restrictions or ongoing disputes. Only the current owner or an authorized representative with a power of attorney can request a detailed extract directly from the register.

You should work with the seller to obtain this extract, or have your notary or lawyer request it with written permission from the owner. Some basic ownership information is available to the public upon application and payment of a fee, provided you can demonstrate legitimate interest in the property.

The ownership certificate will clearly show if there are any legal disputes, court proceedings, or ownership challenges registered against the property. As of September 2025, all property disputes must be officially registered in the system, making this check comprehensive and reliable.

It's something we develop in our Lithuania property pack.

How can I confirm that the property is fully registered in the Lithuanian Real Estate Register and not missing any paperwork?

You must confirm that the property is fully registered in both the Real Property Register and the Cadastre system before proceeding with any purchase.

The registry record should contain the complete address, precise boundaries, total area, and specific property type classification. Any gaps or inconsistencies in this information indicate incomplete registration that could cause legal problems later.

The notary handling your transaction is legally required to verify full registration before certifying any sale. They will check that all necessary documentation is properly filed and that the property has a complete legal status in the system.

You can also request a complete property history from the register, which shows all previous transactions, modifications, and registration updates. This historical record helps identify any missing steps in the registration process.

What is the process to check if there are unpaid debts, mortgages, or liens attached to the property?

How do I find out if the land boundaries and size match what is stated in the cadastral plan and the registry?

Cross-check the physical cadastral plan (sklypo planas) with the measurements recorded in both the Cadastre and the Real Estate Register.

The cadastral plan shows exact boundaries, dimensions, and geographical coordinates that should match the official registry data perfectly. Any discrepancies between these documents indicate potential boundary disputes or measurement errors that need resolution.

For land purchases or detached houses, consider hiring a licensed surveyor to provide independent verification of the boundaries and measurements. This professional survey can identify encroachments, easements, or boundary issues that might not be obvious from the documents alone.

The surveyor's report should confirm that the physical property matches the legal description in all registry documents. This step is particularly important for rural properties or older urban plots where boundaries may have shifted over time.

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Can I request the exact building permit and construction completion documents, and how do I know they are valid?

The seller must provide the original building permit and construction completion documentation (statybų užbaigimo aktas) for any structure on the property.

These documents should contain official stamps, registration numbers, and dates that you can verify with the local municipality or the National Land Service. Look for clear signatures from authorized officials and proper formatting that matches current Lithuanian standards.

You can confirm document authenticity by contacting the issuing authority directly with the permit numbers and dates. Most municipalities maintain digital records that allow quick verification of permit validity and completion status.

For newer constructions or major renovations completed after 2015, additional energy performance certificates and building compliance documentation should also be available. These documents prove that the construction meets current Lithuanian building codes and safety standards.

How do I check if the apartment or house complies with Lithuanian safety, fire, and energy efficiency standards?

Request valid documentation of compliance with fire safety regulations, construction norms, and energy performance certification from the seller.

For buildings constructed or renovated after 2013, energy performance certificates are mandatory and should show the building's energy efficiency rating. Fire safety compliance certificates are required for multi-unit buildings and should be renewed according to Lithuanian regulations.

Your notary or lawyer can validate these compliance documents by checking with the issuing authorities. They can also verify that the certificates are current and haven't expired according to Lithuanian building standards.

For older properties, some compliance upgrades may be required to meet current standards. Factor these potential costs into your purchase decision and budget accordingly.

What is the best way to see if there are any ongoing or planned municipal projects nearby that could affect the property value?

Check the local municipality's official website and visit their urban planning office to review publicly available city and regional development plans.

Municipal offices maintain detailed zoning maps and development schedules that show planned infrastructure projects, road expansions, new construction, and zoning changes. These plans can significantly impact property values, both positively and negatively.

Ask specifically about upcoming public transport projects, shopping centers, schools, or industrial developments within a 2-kilometer radius of your property. Major infrastructure changes can affect noise levels, traffic patterns, and property accessibility.

It's something we develop in our Lithuania property pack.

How do I check whether the property is connected to utilities like water, electricity, gas, and sewage, and whether there are any debts with providers?

Request recent utility invoices, service contracts, and confirmation letters from all utility providers serving the property.

For apartments, the building administrator can provide information about shared utilities and any outstanding debts that might transfer with the property. Some utility debts in Lithuania are attached to the property itself, not just the previous owner.

Contact each utility provider directly to confirm connection status and verify that there are no outstanding balances. Get written confirmation that all accounts are current and that service will continue seamlessly after the ownership transfer.

Check the meter readings and ensure they match the most recent bills to avoid inheriting inflated debt amounts. Document all utility connections and their conditions as part of your purchase record.

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How can I review the legal status of the land—whether it is private, leased from the state, or has restrictions on its use?

The legal status, ownership type, and any usage restrictions are listed in the Land Register extract and cadastral records.

Lithuanian land can be classified as private property, state leasehold, or subject to various usage restrictions depending on its location and zoning designation. Rural land may have agricultural use restrictions that limit development options.

Review these classifications carefully with a lawyer or notary who can explain the implications for your intended use of the property. Some restrictions limit foreign ownership or require specific permits for certain activities.

Check for any easements, servitudes, or access rights that other parties may hold over the land. These rights can affect your ability to modify or develop the property according to your plans.

What should I ask the building administrator or homeowners' association about monthly maintenance fees, renovation plans, and shared debts?

1. Current monthly maintenance fees and how they are calculated based on apartment size and building services
2. Any outstanding or planned major renovation projects that will require special assessments from unit owners
3. The building's reserve fund balance and whether it is adequate for upcoming maintenance needs
4. Any ongoing legal disputes involving the building, common areas, or other unit owners
5. Recent changes to building rules, regulations, or fee structures that might affect your ownership experience
6. The building's insurance coverage and whether unit owners need additional individual insurance policies
7. Planned improvements or upgrades that could increase property values but also increase monthly costs

How do I check whether there are tenants or occupants with legal rights still living in the property before I buy it?

Ask the seller and your notary to confirm there are no registered tenants, long-term lease contracts, or occupants with remaining legal rights to reside in the property.

This verification can be done through the local population registry and by reviewing any existing lease agreements or rental contracts. In Lithuania, certain tenant rights can transfer with property ownership, potentially limiting your ability to occupy or rent the property immediately.

Request written confirmation from the seller that the property will be delivered vacant and free of any occupancy rights. If there are current tenants, understand their lease terms and legal rights before completing your purchase.

Your notary is required to verify occupancy status as part of the transaction process, but additional verification provides extra security for your investment.

What is the process for hiring a Lithuanian lawyer or notary to verify all these documents and handle the transaction safely?

All property transfers in Lithuania must be notarized, making notarial supervision mandatory for every real estate transaction.

The notary is legally responsible for verifying ownership, checking all encumbrances, confirming permits, and ensuring compliance with applicable regulations. Choose a notary who specializes in real estate transactions and has experience with foreign buyers.

Although not legally required, hiring a separate real estate lawyer provides additional protection and representation throughout the process. A lawyer can handle complex due diligence, verify construction documents, negotiate terms, and represent your interests if disputes arise.

Look for legal professionals who are fluent in English and familiar with international property transactions. They should provide clear cost estimates upfront and explain each step of the verification and purchase process in detail.

It's something we develop in our Lithuania property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Lawyers Lithuania - Buy a Property in Lithuania
2. Sulija Partners - Real Estate
3. European e-Justice Portal - Land Registers Lithuania
4. ELRA - How to Get Information Lithuania
5. CEE Legal Matters - Real Estate Lithuania 2021
6. Registrų Centras - Real Estate Register
7. GeoLN - How to Check a Property in Lithuania
8. InvestRopa - Lithuania Real Estate for Foreigners