We check the registers, cadastre, permits and auctions for you, then tell you in normal words if it’s safe to pay. For less than half the price of a lawyer.
is a typical deposit on a Sofia flat. Our Full check is €79.
Scammers show flats they’re renting or found online, then disappear with your deposit. The register shows who really owns it.
An ex, a sibling, an heir, or a spouse who never signed. They can block the sale or come after you later.
Debt is tied to the flat, not the seller. A seizure (възбрана) can freeze the whole deal.
If someone has filed a claim over the flat, the ruling can bind the next owner too. That’d be you.
An earlier buyer can go to court to force the sale to them. It shows up in the register, if you know where to look.
No Act 16 means it isn’t approved for living. Your bank may refuse the mortgage.
Some new builds sell ‘ateliers’ that are officially non-residential. That can change your mortgage and resale options.
The square metres don’t match, the ‘extra room’ was never approved, or the parking spot isn’t in the deed.
Bailiffs sometimes list a flat for public sale while someone is still ‘selling’ it to you.
Technically, yes. Here’s what that actually looks like.
The property’s cadastral ID, plus the listing link. We check it’s on the map and in the register before you pay.
Property register, cadastre, building permits, bailiff auctions and more.
Green is fine. Amber means ask questions. Red means walk away, or negotiate hard.
No payment now. We confirm we can check the property, then send you a payment link. Can’t check it? You don’t pay.
“I tested this on a real flat in Sofia. Everything was public, but getting it out meant fighting a government login, topping up a prepaid account and decoding deeds in legal Bulgarian. Nobody should have to do that the week before paying a deposit.”
Three short steps. We reply within 1 working day.
We start with Sofia. Other cities follow; if your property is elsewhere, send it anyway and we’ll tell you if we can check it.
Only on deal day, after your deposit is already paid. If something’s wrong by then, getting your deposit back can turn into a fight.
You can, if you have a Bulgarian e-signature or NAP access code, a free evening and patience for legal Bulgarian. We do all of it and give you the answer in normal words.
Yes. The ‘In your language’ check comes in English, German, Russian and 7 more languages. You don’t need a Bulgarian ID number, an e-signature or a word of Bulgarian. Send the link and we handle the rest.
Keep them. But your broker gets paid when the deal closes, usually by both sides, and in Bulgaria brokers don’t need a licence. We earn the same whether you buy or walk away, and we pull straight from the official registers. An independent second check costs €79, less than 1% of your deposit.
No. We report facts from official registers. If something looks serious, we tell you, and you can take it to a lawyer.
The property’s cadastral ID, plus the listing link. The ID is on the seller’s deed, and the agent almost always has it. Don’t have it yet? The form gives you a ready message to forward. An agent who won’t share it is a red flag in itself. Nothing is checked or charged until we have it.
Some things only the owner can get, like local tax and utility debts, so we give you a list of exactly what to ask for. Very old records may exist only on paper. If that applies, we flag it.