Swiss Land Register Extract Explained

What the land register is

The Swiss land register (registre foncier) is a public register maintained by the canton that records all real property in Switzerland. Every parcel of land and every building is registered, and the register is publicly accessible. The land register is the definitive legal record of property ownership — ownership is only legally established by registration in the land register.

The land register is organised by parcel number (numéro de parcelle). Each entry records the owner, the property description (area, location, building type), any mortgages or charges, easements and any other registered encumbrances.

What the extract shows

The land register extract (extrait du registre foncier) is a certified copy of the land register entry for a specific property. It shows: the current owner's name and the date of acquisition; the property description (parcel number, area, location, building type); any mortgages or charges registered against the property (with the amount and the creditor); easements (droits de servitude) — rights of way, building restrictions, rights of use; and any other registered encumbrances or restrictions.

A clean extract — one with no unexpected encumbrances, easements or charges — is a positive indicator. Buyers should pay particular attention to any easements that could affect the use or enjoyment of the property, and to any mortgages that will need to be discharged at completion.

How to obtain the extract

The land register extract can be obtained from the cantonal land register office (Office du registre foncier). In Vaud, the land register is maintained by the Direction générale des immeubles et du patrimoine (DGIP). The extract can be requested online or in person, and a fee is charged.

In practice, the notary will obtain the land register extract as part of their preparation for the purchase deed. However, buyers should request a copy of the extract during due diligence — before the reservation agreement is signed — to identify any issues early.

Key things to look for

When reviewing the land register extract, buyers should look for: any mortgages or charges that will need to be discharged at completion; easements that could restrict the use of the property or give third parties rights over it; building restrictions (restrictions de construire) that could limit future development; and any annotations or notes that indicate pending legal proceedings or disputes.

If the extract reveals unexpected encumbrances or restrictions, buyers should seek legal advice before proceeding. Some encumbrances are routine and do not affect the value or use of the property; others may be material and should be resolved before completion.

Key points

• Land register is the definitive legal record — ownership only established by registration
• Extract shows: owner, property description, mortgages, easements, encumbrances
• Obtain extract during due diligence — before reservation agreement is signed
• Look for: mortgages to be discharged, easements, building restrictions, pending disputes
• Seek legal advice if unexpected encumbrances are found