How to get a title deed and how to find a title deed online?

Have you ever found yourself in a situation where you urgently need a title deed? Maybe you are planning to buy an apartment, take out a loan or just want to make sure everything is clean around the house you inherited. And then the classic question starts: "Okay, where do we get it and can we solve it over the Internet?"“

The good news is that today it is much easier to obtain a title deed than before. You don't necessarily have to run around the counters and waste half your day. There are several options, and some of them can be done from the comfort of your home, with a few clicks on your computer.

In this article, we will show you what a title deed is, when it is needed, and how to get it quickly, either online or in person.

What is a title deed?

The title deed is the identity card of the property. It shows who owns the property, whether there are any encumbrances such as mortgages or rights of way, and all important information related to the house, apartment, or land.

The title deed consists of three parts:

• Title deed (List A) – this contains basic information about the land or apartment: cadastral plot, area and description.
• Title Deed (List B) – this lists the owner, or the person or persons who have rights to the property.
• Bill of Lading (Sheet C) – a list of all encumbrances, such as mortgages, lawsuits, or prohibitions on disposal.

In other words, the title deed gives you a clear picture of who the owner is and whether there is anything that could affect your decision if you are buying or selling a property.

When do you need a title deed?

You don't need a title deed every day, but when you do, it's really important.

The most common situations are:

• Buying or selling real estate – before you sign a contract, you need to be sure who the real owner is and whether there are any hidden encumbrances.
• Taking out a home loan – the bank will almost always ask for a title deed to verify the security of the investment.
• Inheritance settlement – when you inherit a house or apartment, the title deed is essential to register the new ownership.
• Checking the legal status – if you are considering buying land or an apartment, it is a good idea to check everything before you even start negotiations.

Simply put - you always need a title deed when it comes to serious matters related to real estate, because without it there is no legal certainty.

Where can I get a title deed?

First, the good news: the quickest way to find the title deed is online or you can get it in person at the counter.

If you just need a quick check of who owns it and if there are any encumbrances, public inspection is sufficient.

If you still need an official document for a bank, notary, or contract, get a certified land registry extract (a legally binding PDF).

Option A — Online (fastest)

A1) Quick public review (informative)

Open the Organized Land portal

On this portal, select the land registry department and cadastral municipality, enter the plot number or ZK file number, and click "Search". You will receive an informative overview of the ownership certificate (sheet A, B, and C) that you can immediately view online.

Previewing sheets A/B/C is great for orientation before purchasing. Please note that this printout is for informational purposes only, it is not a public document.

A2) Official extract (PDF with legal force)

Log in to e-Citizens

Click on "Login" on the upper right edge of the screen and select a credential (e.g. e-personal or mToken). This is how you log in to the e-Citizens system. After that, you can continue to the ZIS OSS service and download the title deed.

Open the ZIS OSS (Common Land Registry and Cadastre Information System) e-service.

Search for a property and download a reliable land registry extract (valid as a public document).

This is an official, electronically issued title deed. It is accepted by banks, notaries, and courts.

Type: ZIS/OSS is an official state system that connects land registers and cadastre. That's why you often see it called Regulated Land (OSS).

How to get a title deed online?

1. Collect basic data

To get started you need:

• property address (street and house number)
• cadastral municipality
• cadastral plot number or land registry file number

If you don't know the plot or plot number, don't panic. You can start from the address on the Uredena zemlja portal and get the exact information.

1. Open the Organized Land portal

• Go to oss.uredjenazemlja.hr
• Select the land registry department (according to where the property is located).
• Select the cadastral municipality.
• Enter the plot number or land registry file number.
• Confirm the captcha and click Browse.

You will immediately see the title deed. You will see three parts: title deed, title deed, and deed of charge. This is an informational printout.

1. If you need an official document (for a bank or notary)

• Log in to e-Citizens
• Click on "Login" in the upper right corner.
• Select the login method (e-ID card, mToken or other credential). This will enter the e-Citizens system.
• After logging in, find ZIS OSS – Joint Land Registry and Cadastre Information System in the list of services.
• Search for your property (by address, parcel or land registry file).
• Download the PDF with the QR code, because it is a reliable land registry extract, valid as a public document and equal to a paper from the court.

You can send this document immediately to your bank, lawyer, or attach it to a contract. It is completely equivalent to what you would get over the counter.

If this is complicated for you or you prefer to pick up the documents in person, go to the nearest land registry department of the municipal court. It is enough to provide information about the property and request the issuance of an extract. You will receive it immediately, or if you wish, a notary or lawyer can do this for you.

In short, for a quick check, the Uređena zemlja portal is sufficient, and for official needs, the best choice is e-Citizens + ZIS OSS or going to the counter.

What is the easiest and most error-free way to obtain a title deed?

• Double-check the information – when searching the cadastre or land registry file, make sure that the information about the property is accurate.
• Use digital options whenever you can – e-Citizens + ZIS OSS are fast and convenient, and the official PDF is immediately valid for all legal needs.
• If you are not the owner - you can order an informative review or through a service like Katastar.hr, but the official extract must be issued by the actual owner or an authorized person.
• Save documents – whether digital or printed, keep them for the bank, lawyer or contract.

The title deed gives you security and clarity about your property. Today, you can get it quickly and conveniently, online or in person, without wasting time at the counters. Just follow the steps, collect the correct information and you are one step closer to a safe purchase, sales real estate or property check.