The Hellenic Cadastre is the main public system for the registration of real rights over real estate in Greece, in areas where it has entered into operation. In every transaction or legal review concerning real estate —such as a sale and purchase, parental gift, donation, inheritance acceptance, creation of a real security or title due diligence— two of the most important documents are the cadastral sheet and the cadastral diagram extract.
These documents are not merely formal certificates. They are essential tools for identifying the property, confirming its legal status and detecting possible issues before any transaction or court action takes place.
What Is a Cadastral Sheet?
The cadastral sheet is the main Cadastre document in which the cadastral entries relating to a specific property or independent property object are recorded. Every property included in the operating Cadastre corresponds to a unique number, the KAEK — the National Cadastre Code Number.
The cadastral sheet records, among other things, information concerning:
- the identity of the property, such as KAEK, location, surface area and use,
- the beneficiary or beneficiaries and their ownership shares,
- real rights over the property, such as ownership, usufruct or easement,
- the title of acquisition and its registration,
- any mortgages, prenotations of mortgage, seizures or other encumbrances,
- any lawsuits, claims or other entries affecting the property,
- the history of changes registered with the Cadastre.
In simple terms, the cadastral sheet is the legal representation of the property’s status in the Cadastre. However, it is not enough merely to obtain it as a document. It must be properly read and assessed in combination with the title deeds and the other documents of the file.
What Is a Cadastral Diagram Extract?
The cadastral diagram extract is the document that spatially depicts the property as it appears in the Cadastre database. It includes the location of the property, its boundaries according to the cadastral depiction, the KAEK, the shape of the land parcel and its relationship with neighbouring properties or public areas.
The cadastral diagram extract is particularly useful for identifying the property and comparing the cadastral data with the title deeds, older topographic diagrams and the actual situation on site.
However, it should be noted that the cadastral diagram extract does not replace a topographic diagram prepared by an engineer. If there is an issue concerning boundaries, surface area, geometric change, planning identification or technical depiction, an engineer’s review is required. The lawyer assesses the legal consequences of the findings, but does not replace the technical review.
How Are These Documents Issued?
The cadastral sheet and the cadastral diagram extract may be issued, depending on the case and the area, either electronically or through the competent Cadastral Office or Branch.
Electronic Issuance through the Cadastre
Today, several Cadastre certificates, copies and extracts are available electronically through the services of the Hellenic Cadastre, using Taxisnet credentials. Among the documents that may be requested electronically, where the service is available for the relevant area, are:
- copy of the cadastral sheet,
- cadastral diagram extract,
- certificate of registration of a registrable deed,
- certificate of cadastral entries,
- copy of a deed,
- cadastral diagram, where required.
Electronic issuance is particularly useful, but it requires correct property search and knowledge of the basic property details, especially the KAEK or other sufficient identifying information.
Issuance by the Cadastral Office
Alternatively, the documents may be requested from the competent Cadastral Office or Branch. The procedure is carried out by application, payment of the applicable fees and submission of the information required to identify the property or right.
Personal attendance, or attendance through a representative, may be necessary where the electronic service does not cover the relevant area, where special documents are required or where further clarifications are needed.
Obtaining the Documents through a Lawyer
A lawyer may undertake the retrieval and assessment of cadastral documents on behalf of the client, especially where the matter concerns a high-value transaction, a property with a history of transfers, multiple rights, encumbrances, pending entries, lawsuits or disputes.
The value of legal assistance is not limited to obtaining the documents. What matters is the legal reading of their content and their connection with the title deeds, transcriptions, cadastral entries and any court or out-of-court actions that may be required.
When Are the Cadastral Sheet and Diagram Extract Needed?
These documents are often used in notarial, court and out-of-court procedures concerning real estate. Indicatively, they may be required or practically necessary in cases such as:
- sale and purchase of real estate,
- parental gift or donation,
- acceptance of inheritance,
- creation, cancellation or review of a mortgage or prenotation of mortgage,
- creation of usufruct or easement,
- creation or amendment of horizontal or vertical ownership,
- title due diligence before purchase,
- action for recovery of property or declaratory action,
- application for correction of a cadastral entry,
- review of property appearing as “owner unknown”,
- identification of discrepancies between the title deed, the Cadastre and the actual situation.
The necessity of each document depends on the type of act, the area, the stage of Cadastre operation and the specific issue under review.
The Role of the Lawyer in Reviewing Cadastral Documents
Obtaining the cadastral sheet and diagram extract is only the first step. The real question is what these documents reveal and whether the Cadastre’s picture corresponds with the title deeds and the actual situation.
Title Due Diligence
The lawyer examines whether the person appearing as beneficiary in the Cadastre corresponds to the person appearing as owner in the title deeds, whether the transfer has been correctly registered, whether there is continuity in the chain of title and whether the property shows encumbrances, claims or other entries affecting the transaction.
Especially in sale and purchase transactions, this review should be carried out before the buyer becomes substantially committed.
Identifying Legal Risks
The cadastral sheet may reveal critical issues, such as:
- mortgages or prenotations of mortgage,
- seizures,
- pending lawsuits,
- easements or limited real rights,
- inconsistencies in beneficiaries or ownership shares,
- inaccurate or incomplete entries,
- “owner unknown” entries,
- discrepancies between the title deed and cadastral depiction.
Identifying such issues before the transaction can prevent serious future disputes.
Correction of Cadastral Entries
If an incorrect or incomplete entry is identified, the appropriate procedure must be examined. Depending on the type of error, it may be necessary to file an application for correction of an obvious error, follow an out-of-court procedure, apply for correction of geometric data or bring a court action.
Not all errors are corrected in the same way. An obvious clerical error is different from a substantive ownership dispute, and both are different from a geometric discrepancy requiring technical documentation. For this reason, the correct procedure must be selected after legal review and, where required, in cooperation with an engineer.
Protection of the Buyer
A buyer who proceeds with a purchase without reviewing the cadastral documents and title deeds may face encumbrances, pending claims, inaccurate entries or problems in identifying the property.
The lawyer’s role is to review the available documents, identify legal risks and recommend the appropriate steps before signing. Serious legal due diligence should never be treated as a mere formality.
Frequently Asked Questions (FAQ)
What is the difference between a cadastral sheet and a cadastral diagram extract?
The cadastral sheet mainly reflects the legal status of the property: beneficiaries, shares, titles, encumbrances, lawsuits and other entries. The cadastral diagram extract spatially depicts the property, namely its location and boundaries as shown in the Cadastre.
Does the cadastral diagram extract replace a topographic diagram?
No. The cadastral diagram extract does not replace the topographic diagram prepared by an engineer. If there is an issue concerning boundaries, surface area, geometric change or technical identification, an engineer’s review is required.
What is the KAEK?
The KAEK is the National Cadastre Code Number. It is the unique number by which each property or independent property object is identified in the Cadastre.
What is the difference between a cadastral sheet and a certificate of a property under cadastral survey?
The cadastral sheet concerns a property in an area where the Cadastre is in operation and includes the relevant cadastral entries. A certificate of a property under cadastral survey is connected with areas that are still at the cadastral survey stage and is used to prove that a declaration has been submitted or that the property has been included in the relevant process, depending on the stage of the area.
What does an “owner unknown” entry mean?
An “owner unknown” entry means that, during the cadastral process, no specific beneficiary was registered for the property or right. The handling of such an entry depends on the stage of the area, the applicable deadlines and the available evidence. In many cases, prompt legal assessment is required, as delay may have serious consequences.
What happens if there is a difference in surface area between the title deed and the Cadastre?
A difference in surface area must be carefully assessed. It does not always mean that there is a substantive ownership issue, but it may affect the transaction or require technical and legal correction. Usually, cooperation between a lawyer and an engineer is required.
Can I obtain a cadastral sheet for a property I do not own?
Access to cadastral data is subject to the rules on publicity, personal data protection and the requirements of the relevant service. In practice, the search requires sufficient identifying details of the property and must be carried out for a lawful purpose.
How recent should cadastral documents be?
There is no single answer for all cases. In transactions and legal reviews, recent documents are generally requested so that the current status of the property is reflected. Before signing a notarial deed or filing a court document, it is important to carry out an updated review.
Conclusion
The cadastral sheet and the cadastral diagram extract are essential documents for any serious real estate review. They allow the legal and spatial status of the property to be assessed, encumbrances, claims or inaccuracies to be detected, and any need for further action to be identified.
Proper reading of cadastral documents is not a formality. It is an essential stage of legal protection before a purchase, transfer, court action or correction of an entry. Our office undertakes legal review of cadastral entries, assessment of title deeds and support in procedures for correction or protection of real rights.
This article is for informational purposes only and does not constitute legal advice. Each case requires an individual assessment, based on its specific facts and the applicable legal framework. For tailored legal advice, please contact our office.
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