Checking the seller's documents: what to look for and where

Order an extract no more than 5–7 days old. Everything must match: address, floor area, owner's full name. Even a single letter of discrepancy is reason to stop and investigate.

Sale contract, gift, inheritance or court order — study the original document. If the flat has been held by the current owner for less than 3 years, the risk that the previous transaction can be challenged is substantially higher.

Request the history of title transfers. If the flat has changed hands several times over the past 2–3 years, this is a classic 'laundering' scheme for a problem property. Walk away from the deal.

All encumbrances are reflected in the register extract. If the flat is under a mortgage, the deal is only possible with the consent of the mortgagee bank and has a more complex structure. An attachment (arrest) — stop.

Check the seller against Azerbaijan's court database. Active bankruptcy or matrimonial-property litigation is a critical risk: the court may set aside the transaction retroactively.

Obtain certificates confirming there is no debt on utility payments or property tax. Debts stick to the flat, not to the previous owner.

If the flat was acquired during a marriage, the notarised consent of the other spouse is mandatory, even if they are not named in the documents. Without it the transaction can be challenged within a year.

If state subsidies were used at the time of purchase, minor children may have shares in the property. A transaction without the consent of the guardianship authority is void.

If the seller received the flat by inheritance less than a year ago, there is a heightened risk of other heirs surfacing. It is better to wait out the limitation period or take title insurance.

Compare the BTI / cadastral plan with the actual layout. A demolished wall, a relocated kitchen or merged bathroom without approval become your headache when you come to resell or take out a mortgage.

The area in the extract must match the area in the technical passport. A discrepancy of even 0.5 m² is reason to ask for an explanation.

Verifying the parties' legal capacity, ID checks, recording intent, formal review of the documents. This is not 'full due diligence' — the notary is not responsible for fraud schemes.

The property's history, debts, encumbrances, the seller's mental capacity (especially if they are elderly). Better to do this through a lawyer — the cost is comparable to the price of a mistake and the savings are many times that.