Why the object must be checked
In Georgia, property rights and related restrictions are checked through the public registry system. For a buyer or investor this is a basic step before signing a contract: you need to understand who owns the property, what exactly is registered and whether any encumbrances exist.
Even if the object looks clear, the legal part may differ from the marketing description. Check cadastral data, use, area, restrictions, mortgage, seizure, lease and other records that may affect the transaction.
What to check first
Start with object identification: cadastral code, address, area, registration status and owner. Then check restrictions and encumbrances: pledge, mortgage, court restrictions, third-party rights or other records.
If the project is under construction, additionally review developer documents, land title, permits, timeline, contract model and the procedure for registering your share or right after completion.
How registration works
The National Agency of Public Registry registers rights to immovable property, restrictions, mortgages and other legally relevant records. After a deal, signing the contract is not enough; registration of the right must be completed.
Some cases allow electronic services and modern registration formats, but the procedure depends on the type of transaction and documents. For a remote deal, check in advance which actions can be done online and where personal participation or a representative is needed.
Investor approach
If you invest not in a separate apartment but in a project share, a regular apartment check may not be enough. Review the financial model, legal participation structure, company documents, payout procedure and parties' responsibility.
A proper check does not remove every risk, but it helps distinguish a transparent project from a situation where key questions remain undocumented.