Land Registry Fines from 2026: Search Certificate Now Enforced
The Department of Lands and Surveys has activated administrative fines under the Specific Performance Law. After a transition period ending on 16 May 2026, sellers who fail to attach a recent Search Certificate to a sale contract face fines of up to €10,000.
By RealDeal team · 2 min read · Published 16 Feb 2026 · Updated 8 Oct 2026
The Department of Lands and Surveys (DLS) announced on 13 February that it is putting into effect the procedure for imposing administrative fines under the Sale of Immovable Property (Specific Performance) Law 81(I)/2011, as amended by Law 132(I)/2023. A three-month transitional period runs from 16 February to 16 May 2026 to inform the parties concerned. After that, fines will be imposed under the law.
What sellers must attach
Since the 2023 amendment, sellers have been required to attach a Search Certificate from the Land Registry to every sale contract signed on or after 12 December 2023. The certificate shows any mortgages, prohibitions or other encumbrances on the property and must be dated within five working days of the signing date. The power to fine sellers has existed since 2023; the DLS is now putting it into practice.
| Sale price | Fine for the seller |
|---|---|
| €1–€50,000 | €500 |
| €50,001–€200,000 | €1,500 |
| €200,001–€500,000 | €4,000 |
| Above €500,000 | €10,000 |
Obligations of mortgage lenders
Where the property is mortgaged and the buyer pays the price into the seller's bank account, the mortgagee must issue a payment confirmation and release the property from the mortgage or discharge it. The fines for lenders who fail to do so are ten times higher, but they are based on the mortgage amount:
| Mortgage amount | Fine for the mortgagee |
|---|---|
| €1–€50,000 | €5,000 |
| €50,001–€200,000 | €15,000 |
| €200,001–€500,000 | €40,000 |
| Above €500,000 | €100,000 |
Source: DLS.
What this means
- Sellers should order the Search Certificate shortly before signing, since one dated outside the five-working-day window does not comply.
- Buyers and their lawyers should check that a current certificate is attached before signing, as it shows whether the property is mortgaged or subject to other contracts.
- Agents should add the certificate to their deal checklists.
- For mortgaged properties, the mechanism under which the buyer pays into the seller's account and the lender releases the mortgage is now backed by substantial fines, a key protection against new cases of trapped buyers.
This article is for information only and is not tax or legal advice.