In brief
The extract from the Romanian land book (Extras de Carte Funciară) shows who owns the property and what is registered against it. Anyone can order an extract for information on the ANCPI ePay website, for 20 lei as of 2026, with the county, the locality and the property number. The extract is divided into three parts, and the third part, the encumbrances, is the one that decides whether you can proceed. A clean extract is a necessary condition, but it does not replace a planning check and a check for debts.
Key takeaways
- 1Anyone can order an extract for information (pentru informare). An extract for authentication (pentru autentificare) is ordered only by the notary ahead of the signing.
- 2Ordering online via ANCPI ePay costs 20 lei as of 2026, and property owners can obtain an extract for their own property free of charge.
- 3Part I describes the property, Part II the owners and Part III the encumbrances, annotations and third-party rights.
- 4Where there are several registered owners, all of them must sign the transaction.
- 5The extract reflects the position only on the day it was issued, so a new extract is obtained before every significant payment.
Before talking about price, a contract or an advance payment, there is one document that should be in the file: a current extract from the land book. It is inexpensive, obtained quickly, and provides the answer to the most basic question in any transaction: is the person selling to you really the owner, and is the property free of the rights of others.
This guide explains how to order an extract yourself from Israel, how to read each of its parts, and which entries call for you to stop and ask questions.
Why is the extract the first document in the check?
Because in Romania an unregistered right in real estate is worth almost nothing against third parties. The land book, Cartea Funciară, is kept by ANCPI, the cadastre and land registration agency, through county offices (OCPI), under Cadastre and Land Registration Law 7/1996. The extract is a summary of this registration.
Hence a simple working rule: no advance payment is made before there is a current extract, and before a lawyer acting for you has read it.
Ordering online via ANCPI ePay costs 20 lei as of 2026, and property owners can obtain an extract for their own property free of charge.
Which extract do you need?
| Type of extract | Who orders it | Use |
|---|---|---|
| For information (pentru informare) | Anyone, including a person who is not the owner | A check before a transaction and monitoring of a property |
| For authentication (pentru autentificare) | The notary only | The signing itself, with a short validity of a few days |
You order the first extract at the checking stage. The second is ordered by the notary ahead of the signing day.
How do you order an extract online from Israel?
- Go to the ANCPI payments website, ePay, and open an account.
- Select the product Extras de carte funciară pentru informare.
- Enter the property details: county, locality, and the land book number or the cadastral number. You obtain the number from the seller, the developer or the property documents.
- Pay 20 lei by card, and receive the extract as a PDF file, usually within a short time.
Property owners can obtain an extract for their own property free of charge, through a dedicated ANCPI platform for owners. And if a seller refuses to provide the property number, that too is information worth weighing.
What appears in each of the three parts?
The extract is issued in Romanian only. It is worth asking the lawyer for a short summary of each part in a language you read, and keeping it in the transaction file together with the extract.
| Part | What is registered in it | What to check |
|---|---|---|
| Part I: the property | Address, area, cadastral number, designated use, and for an apartment also the proportional share of the common parts and of the land | That the description matches what is being sold to you and what exists on the ground |
| Part II: the owners | Who the owners are, in what share, on the basis of which document (contract, inheritance, court judgment), and whether the registration is final or provisional | That the registered owner is exactly the person selling, and that all the owners sign |
| Part III: the encumbrances | Mortgages, attachments, legal proceedings, prohibitions on transfer, rights of use and lease agreements | That the part is empty, or that every entry will be removed in an orderly manner before or at the signing |
A property registered to two or more owners cannot be sold without all of them signing the transaction itself. An old general power of attorney is no substitute for this. When the registered owner in Part II is not the person sitting opposite you in the negotiation, that is the first point at which to stop.
Which entries call for a stop?
None of the following entries is necessarily the end of the transaction, but each of them requires an explanation from your lawyer before proceeding:
- A bank mortgage (ipotecă), without a clear route to its removal.
- An attachment or enforcement proceedings.
- An annotation of legal proceedings concerning the property.
- A prohibition on transfer and encumbrance (interdicție de înstrăinare și grevare).
- A promise of sale registered in favour of another party. Under Law 207/2025, whose rules have since 25 August 2026 appeared in article 422(6) to (11) of the Code of Spatial Planning, Urbanism and Construction (Law 169/2026), such a registration is precisely what exposes a double sale.
- A registered owner who is not the seller, without a clear documentary explanation.
What does the extract not show?
What has not been registered. The extract describes the registered position and not the position on the ground, so a clean extract does not guarantee a clean property. It does not show planning problems, building irregularities or local tax debts. A full check also includes a planning check and a check for debts.
Timing also matters. The extract is accurate as of the day it was issued, and it has no legal validity for checking purposes in the sense of an expiry date. Something new may be registered between the check and the payment, so a current extract is obtained before every significant payment and before signing.
Is there also an extract for an apartment not yet built?
Yes. Under Law 207/2025, a unit under construction also has its own sheet in the land book, and the preliminary contract is registered on it. When buying from a developer, it is worth asking at the very first meeting what the land book sheet number of your unit is, and ordering an extract to see that the contract has indeed been registered.
Before you pay: how we read an extract
We obtain an independent extract and do not rely on a copy sent by the seller or the agent. We compare Part II with the seller's identity and the ownership documents, check every entry in Part III and make sure there is an orderly route to its removal, and obtain a new extract before every payment. The steps with the land registry and the notary are carried out by a notary and a lawyer licensed in Romania.
The information is current as of October 2026 and is not legal advice. ANCPI fees and procedures change from time to time. Reading an extract for a transaction should be done by an independent lawyer.
Frequently asked questions
How much does a land book extract cost in Romania?
An extract for information ordered on the ANCPI ePay website costs 20 lei, as of 2026. Property owners can obtain an extract for their own property free of charge through the ANCPI platform for owners.
Who may obtain an extract for a property in Romania?
Anyone can order an extract for information, including a person who is not the owner. An extract for authentication, which is used for the signing, is ordered only by the notary.
What does an empty Part III mean?
That on the day the extract was issued no mortgage, attachment, legal proceedings or third-party right is registered against the property. This is a good sign, but it is no substitute for a planning check and a check for local debts.
How long is an extract valid?
The extract reflects the position on the day it was issued. The status of the property can change, so a new extract is obtained before every significant payment and before signing.
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The information in this guide is general in nature and does not constitute legal or tax advice on any specific transaction. Every transaction is assessed on its own facts.