How to verify house documents in Mardakan: 2026 guide

2025-07-26 · 6 min read · MARDECO

One in five Absheron houses on the market has some document problem — from surface-area mismatches to a missing title deed. Below is the working seven-step check our lawyers run before the deposit. Takes 2–3 business days, costs 100–150 AZN.

1. Registry extract (çıxarış)

The only proof of ownership in Azerbaijan. Ordered from the State Registration Service (e-emlak.gov.az): 8–15 AZN, delivered in 1–3 days. If the seller only shows a «municipal paper», technical passport, or power of attorney — they are not the owner.

2. A separate deed for the land

Very often the house is registered but the land underneath is not. In that case the deal is only possible with a parallel land registration, which stretches the timeline by 4–8 weeks. Ask for extracts on both the house and the plot.

3. Land use category

Look at the classification: «individual residential» — ideal; «garden farming» — usable, but banks may cut valuation; «agricultural» — no bank mortgage possible, the house was built illegally.

If the seller promises to «switch the land use after the deal» — walk away. In 2024–2026 only 30% of these promises come true within a year.

4. Encumbrances

The extract lists mortgages, arrests, court disputes in a separate section. All of them must be lifted before the notary — otherwise the deal won't register.

5. Boundaries and area

The BTI survey or an up-to-date cadastral plan must match reality. If a neighbour's fence has eaten half a sot — no one refunds that difference. A cadastral engineer will verify boundaries for 80–120 AZN.

6. Utility debts

Electricity, gas, water — ask for clean-debt certificates. Sellers routinely «forget» 300–1,500 AZN of arrears that then transfer to the new owner via service cuts.

7. Sales history

If the house has changed owners 2–3 times in the last 12 months, that's a red flag. Possible reasons: hidden defects, an unscrupulous middleman, or an attempt to launder grey funds.

See also: what a title deed is, 7 common mistakes, pool houses in Mardakan.