Real estate, Land Book and inheritance lawyer in Bucharest (property & succession law)

If you are facing a property dispute, a Land Book (Romanian land registry) issue, or an inheritance that cannot be finalised cleanly, the real cost is rarely just time. The real cost is an early wrong step: a poorly framed claim, a procedure started on the wrong path, a document signed without clear effects, missed evidence, or a settlement without enforceable safeguards.

This page explains, in a clear and easy-to-scan format, how I handle property law matters (ownership and possession, easements, adverse possession, co-ownership, Land Book corrections) and succession matters (inheritance procedure, estate division, wills, reserved shares) – from the first review to a practical outcome: a notarised act, an enforceable settlement, or a court decision that can be implemented in practice.

In 30 seconds: how I can help

Working principles (practical)

1. Strategy before action. Before court or notary steps, we define the objective, the sequence, the evidence, and the realistic alternatives.
2. Document alignment. In property and inheritance files, small differences in documents can change everything. We prefer an early audit over improvisation later.
3. Control of deadlines and procedural steps. Some rights are lost or become harder to enforce if you wait. Timing matters.
4. Implementable outcome. The goal is not a paper victory. The goal is a result that can be implemented (registration, possession, enforcement).

Property law: real estate matters (how I help, in practice)

1) Ownership and possession

• claims to recover property from a holder without valid title
• possession protection and stopping unlawful interference
• declaratory claims when the right must be clarified first
• file strategy when there are parallel risks (for example, alleged fraud or forged documents)

2) Boundaries, access and factual interference

• boundary clarification based on updated measurements and expert evidence where needed
• addressing fences, encroachments or works that affect your land
• access issues: shared courtyards, alleys, driveways, and practical solutions that can be enforced

3) Easements and neighbour relations

• right of way, utilities, drainage and related easements
• enforcement when access is blocked or restricted without justification
• adjusting an easement when circumstances have materially changed

4) Adverse possession (usucapion)

In adverse possession matters, the key is evidence and legal framing. The difference between holding and legally relevant possession is decisive. We build the file around documents, witnesses and expert evidence, then plan the post-decision steps to secure registration.

• assessment of conditions and relevant time period
• structured claim drafting and evidence planning
• post-decision implementation: registration and Land Book alignment

5) Land Book, cadastre and corrections

Many conflicts start as a technical issue (surface, boundaries, overlaps), then escalate into litigation because the entries are not aligned with the underlying title documents and the registration history. We prioritise tabular clarity before division, sale, mortgages or inheritance steps.

• registration planning based on valid title documents
• corrections: erroneous entries, overlaps, inconsistencies
• a litigation plan when the issue cannot be solved administratively

6) Co-ownership and division

• negotiated division or judicial division: lots, compensation, valuations
• rules of use and recurring conflicts between co-owners
• solutions when a co-owner blocks all decisions

7) Buildings, improvements and accession

• situations where a building is erected on someone else’s land: rights and compensation frameworks
• claims for improvements and compensation; realistic alternatives to demolition where applicable
• coordination with planning/permit issues when relevant to the legal outcome

Inheritance (succession): from mapping assets to a final act

1) Getting the first steps right

• identifying heirs and shares based on documents and family situation
• mapping the estate: assets, bank accounts, debts and guarantees
• acceptance/renunciation decisions and their practical effects
• protective steps when there is a risk of disposal or deterioration

2) Notary route or court route?

As a general rule, a notary procedure is the most efficient path when heirs cooperate and the documents are clear. Court becomes necessary when there are disputes (a will, heir status), missing key documents, or when an heir refuses to participate.

3) Wills, reserved shares and gifts

• validity review (form and consent)
• asset mapping for reserved share analysis; reduction where applicable
• gifts and their treatment within the estate division logic

4) Recovery of estate assets

• cases where an apparent heir or third party took control of assets without a valid basis
• recovery steps and alignment with registration entries where needed

5) Estate division (negotiated or judicial)

• valuations, lot proposals, compensation, and debt regularisation
• negotiation and enforceable settlements where realistic
• protecting vulnerable heirs (for example, minors) through structured, documented steps

6) Cross-border inheritances (assets/heirs in 2+ states)

When the deceased had residence abroad or assets are located in multiple countries, the file becomes cross-border. Choice of law, jurisdiction and document recognition can decide whether the inheritance is finalised in months or gets blocked for years. In such situations, we coordinate the steps so that the documents are accepted by the relevant institutions (notaries, banks, registration bodies) and avoid duplicated or incompatible procedures.

How we work (step by step)

1. Structured first review. We define the objective and timeline. If documents are missing, we build a clear list.
2. Legal and factual audit. Title chain, Land Book entries, overlaps, and relevant supporting documents.
3. Strategy and calendar. Notary, litigation, negotiation, or a sequence (for example: Land Book correction, then estate division).
4. Evidence planning. Witnesses, expert reports, documents – planned early.
5. Negotiation (when it makes sense). Settlements drafted with safeguards and enforceability in mind.
6. Court representation (when litigation is unavoidable). Clear submissions, disciplined procedure, and evidence management.
7. Implementation. Registration, possession, and enforcement steps so the result is practical.

Useful documents (indicative)

• title documents (contracts, court decisions, certificates, donations)
• Land Book extract and updated cadastral plans
• civil status documents (birth/marriage/death certificates) for inheritances
• wills, powers of attorney, relevant minutes or notices
• sketches, photos, older expert reports, correspondence with institutions
• proof of possession (tax receipts, utilities, witnesses, handover records)

The list is not exhaustive. Based on your objective, I will tell you exactly what is worth obtaining and what is not, to avoid wasting time on documents that do not help the outcome.

Common mistakes we help you avoid

• waiting until deadlines are missed or evidence becomes harder to obtain
• partial solutions that create future problems (for example, a wrong registration attempt that complicates later correction)
• underestimating evidence (especially in adverse possession, boundary disputes and estate divisions)
• confusing possession with ownership
• ignoring predictable costs (fees, expert reports, time) that can be budgeted early

Resources

If you are comfortable reading Romanian legal guides, here are short, practical articles from the lawyer blog on inheritance, cross-border succession and Land Book issues:

• Inheritance in Romania: steps from death to the certificate of heir
• Inheritance in Romania for foreigners and expats
• Cross-border succession: European Certificate of Succession
• Land Book errors and title issues (for foreign property owners)
• Costs in a judicial division (partaj) – what to expect

Frequently asked questions (FAQ)

1) Can an inheritance be finalised only with a notary?

Often yes, if heirs cooperate and documents are complete. If there are disputes, missing key documents, or a refusal to participate, court proceedings may become necessary.

2) What if my neighbour moved the fence or encroached on my land?

We start with title documents and Land Book/cadastre evidence, then plan expert evidence where needed. If a realistic settlement is not possible, we select the appropriate claim and evidence plan from the start.

3) I built on someone else’s land. Do I have rights?

It depends on good or bad faith, agreements, permits and the factual context. Sometimes compensation solutions are available; other times removal becomes a serious risk. Early analysis reduces irreversible mistakes.

4) How long do adverse possession or division cases take?

Timing depends on the court, evidence, objections and expert reports. In practice, the quality of early evidence planning is a major factor in both speed and success.

5) Are gifts taken into account in inheritance?

In some cases, yes. The analysis is document-based and depends on the heirs, the asset map and the applicable legal framework.

6) What fees should I expect?

After the initial review, you receive a clear fee structure (fixed/hourly/stages/success where applicable), what it includes, and which predictable costs may arise (court fees, expert reports) so you can plan realistically.

Let’s define the next steps (fast and clear)

Tell me your objective (for example: “finalise the inheritance”, “clarify the boundary”, “correct a Land Book entry”) and any urgent deadline. You will receive a reply with concrete next steps and the first documents that matter.

E-mail: alexandru@maglas.ro | WhatsApp: message on WhatsApp

Note: This page provides general information. In property and inheritance matters, details in documents and timelines can materially change the approach.