Buying property involves much more than negotiating with the seller and viewing the land. One of the key, yet often overlooked steps is hiring a surveyor – a professional who can prevent costly mistakes, help verify ownership, and clarify land boundaries.
To better understand the role of a surveyor in the process of buying or selling property, we spoke with Nataša Kapov Kostovski, a licensed geodesy engineer with over 20 years of experience and head of the surveying office Terren.
What does a surveyor do?
A surveyor is an expert who measures and maps land and structures. In practice, this means going out into the field and precisely measuring boundaries, buildings, elevations, and distances. We also prepare geodetic reports required for the cadastre and land register, assist in legalizations, parceling, and preparing documentation for building permits. In short – we connect the legal, physical, and technical aspects of a property.
What is the difference between the cadastre and the land register?
The cadastre is a technical record – it shows where things are: the size, shape, and location of a plot.
The land register is a legal record – it shows ownership, encumbrances like mortgages or easements.
Simply put: the cadastre shows where, the land register shows whose.
What if the cadastre and land register are not aligned?
This means the plot differs in size, number, shape, or ownership. The causes are often outdated data, unresolved inheritance procedures, or illegal constructions. The solution is to prepare a geodetic report and initiate a harmonization process – with the support of a surveyor and legal assistance.
How are boundaries between neighbors precisely determined?
The procedure begins with an authorized surveyor visiting the site. All neighbors are invited to agree on boundaries, which are then marked (usually with boundary markers), followed by a certified report. If no agreement is reached, the court or administrative office resolves the matter.
What is a geodetic report and when is it needed?
It is an official document that proves the actual condition on site and implements changes in the cadastre and land register. It is required for parceling, legalization, boundary marking, property registration, or sale.
What are the basic steps in parceling land?
The process starts with checking documentation – to see whether the plot can be divided. Then come field measurements, report preparation, obtaining consents (if required), submission to the cadastre, and final registration in the land register. Depending on complexity, the process can take several weeks to several months.
What if the actual condition on the ground doesn’t match the documents?
This is very common, especially with older properties. It could be a house that’s not registered, fences that don’t follow official boundaries, or buildings on the wrong plots. The solution is to prepare a report documenting the real condition, then proceed with legalization or legal harmonization.
It’s important not to start buying or building before this is resolved.
What are the three most important checks before buying property?
First – ownership and encumbrances in the land register must be clear.
Second – check the condition on site: is everything that exists on the land also documented? Is there road access?
Third – check the legality of the building: does it have a building or occupancy permit, or was it lawfully built before 1968?
Finally, consider future plans – what does the spatial plan allow and can the land be further developed?
In your opinion, what is the most important thing people should do before making a final decision to buy?
Always hire professionals – a surveyor and a lawyer – before signing any contract. They are your best allies for a safe and smart property purchase.
