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

If you have a property conflict, a Land Book problem or an inheritance that cannot be closed cleanly, the real cost is rarely just the time lost. The real cost is the wrong decision taken too early or too late: a poorly framed claim, a procedure started on the wrong route, a deed signed before its effects are clear, missed evidence, a settlement without safeguards or a notarial step taken before the documents are aligned.

This page explains, in a format that is easy to scan, how I handle, together with my team, real estate and property-law matters: ownership, possession, servitudes, adverse possession, co-ownership, Land Book and cadastre issues, as well as succession matters: certificate of inheritance, partition, reduction of gifts and wills, inheritance petitions, inheritance with debts and cross-border succession. The goal is to move from the first discussion to a result that can be applied in practice: a notarial deed, an enforceable settlement, Land Book registration, possession, or a court judgment that can actually be implemented.

In property and inheritance matters, small differences in documents can change everything. A different surface area between contract and cadastre, an old owner still appearing in the Land Book, a forgotten donation, a disputed will, an unregistered property, a cadastral overlap, an inconsistent tax certificate or an overly general power of attorney can block a sale, inheritance procedure or partition. That is why the useful first step is an audit: what documents exist, what is missing, what can be fixed administratively, what must be handled before a notary and what requires court proceedings.

The information below is general and does not replace legal advice on a specific file. In property and inheritance matters, details in the documents, chronology and factual situation on the ground can change the correct solution. For a first assessment, send the documents you have and a short timeline: what happened, who is involved, what property or estate is concerned and what result you want.

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In 30 seconds: how I can help

In these matters, partial solutions rarely help. The correct order must be established first: document review, Land Book correction, negotiation with the neighbour, notarial procedure, notice, expert report, court claim or partition. The sequence matters because a step taken too early can complicate the next one.

For the main English page in this practice area, see Real estate, Land Book and inheritance lawyer in Bucharest. For all practice areas, see Law office services in Bucharest and Romania.

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Practical working principles

1. Strategy before action. Before court, notary or OCPI, we define the objective: what you want to obtain, in what order, with which evidence and what realistic alternatives exist.
2. Aligned documentation. In property and inheritance files, a small difference in documents can change everything. I prefer an audit at the beginning, not improvisation along the way.
3. Control over deadlines and steps. Some rights are lost or become more difficult if you delay. The calendar matters, especially in inheritance, Land Book, possession and challenge procedures.
4. Implementable result. I do not pursue paper victories, but solutions that can be applied: in the Land Book, before a notary, in enforcement, before a bank or in a settlement.
5. Evidence prepared early. Witnesses, expert reports, old plans, photographs, receipts, civil-status documents and correspondence must be identified before the file gets blocked.
6. Financial risk understood early. Court fees, expert reports, notarial fees, translations and enforcement costs must be anticipated, not discovered late.
7. Cross-border practicality. For diaspora clients, foreign citizens or heirs abroad, we check powers of attorney, apostilles, translations and recognition of documents from the start.

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Property rights: ownership, possession, boundaries and use

A property dispute must be classified correctly. A boundary action is not the same as ownership recovery. A possessory action does not serve the same function as Land Book rectification. A cadastral problem is not always purely technical. Before drafting the claim, it must be clear whether the dispute concerns title, boundary, possession, access, use, servitude, registration or partition.

For situations involving boundaries, use of land, ownership recovery and old possession, see the dedicated page Land disputes in Romania: boundary, possession, ownership recovery and adverse possession. It deals with the choice between negotiation, topographical evidence, ownership recovery, boundary proceedings, possession protection and adverse possession.

1) Ownership and possession

In ownership and possession matters, the first step is to identify the right claimed and the fact that must be proved. If you want to recover property from someone who holds it without title, the discussion usually moves toward ownership recovery. If the issue is interference with possession, without necessarily examining ownership in full, a possessory action may be useful. If the right must be clarified before any other step, a declaratory claim may be required. If documents are suspected of being forged or used abusively, parallel procedural risks must also be taken into account.

• ownership recovery claims to recover property from a holder without title
• possessory actions to protect possession and stop interference
• declaratory claims when the existence or scope of a right must be established
• defence in litigation where your title is challenged by another person
• strategy where there are allegations of forgery, fraud, sham documents or parallel files
• evidence preparation: title documents, Land Book history, photographs, witnesses, notices and expert reports

2) Boundary disputes, access and factual interference

Boundary disputes are often presented as mere measurement problems, but in practice they require title comparison, cadastral documentation, old plans, the factual situation on the ground and expert evidence. An old fence is not always the correct boundary. A new cadastral plan does not automatically cure an unclear title. A neighbour who has used part of the land for a long time does not automatically become owner. The case must be built on documents and evidence, not impressions.

• establishing the boundary through updated cadastral plans, title comparison and topographical expertise
• removing fences, works or constructions that interfere with ownership
• regulating access: alleys, shared yards, access roads and exploitation roads
• notices and negotiations before litigation, if they can produce an implementable result
• interim measures where the situation on the ground deteriorates and rapid action is needed
• preparing the file for enforcement, not just for obtaining a judgment

3) Servitudes and neighbour relations

Servitudes and neighbour conflicts often arise when a property lacks sufficient access, utilities cross another person’s land, a yard is used in common or a neighbour blocks a route used for a long time. The solution may be contractual, notarial, tabular or judicial, depending on the documents and the factual situation. The important point is that the right of way or utility right must be described clearly enough to be respected and, where necessary, registered.

For this topic, see Servitudes, right of way and utilities disputes in Romania.

• creation or recognition of right of way, utilities, view or drainage servitudes
• removal of abuses: blocked access, moved gates, unjustified restrictions
• adjustment of servitudes when the factual situation has changed
• drafting agreements so they can actually be used and registered
• litigation where access is blocked and there is no realistic settlement route

4) Adverse possession

In adverse possession matters, the key is not to confuse mere holding with legally relevant possession and not to treat the case as a formality. The fact that someone has used land for a long time does not automatically mean that they became owner. The relevant period, nature of possession, manner of exercise, interruptions, objections, tax records, utility bills, witnesses, old plans and technical identification of the property must all be checked.

• analysis of possession conditions and relevant duration
• preparation of the claim and evidence: witnesses, documents, plans, taxes and utilities
• correlation between evidence and the legal regime applicable depending on when possession began
• topographical expertise and clear technical identification of the property
• effects after judgment: registration, rectification and Land Book alignment

5) Land Book, cadastre and rectifications

Many conflicts start with a technical issue: surface area, name, boundaries, cadastral number, overlaps or duplicate Land Book records. The problem becomes litigation when it is not correlated with the title documents and registration history. For this reason, I focus on tabular clarity before partition, sale, mortgage or succession. If the title is not clean, later acts can be blocked or become vulnerable.

For Land Book issues, see Land Registry rectification, OCPI errors and cadastral overlaps in Romania. For foreign owners or Romanian diaspora clients, see also Correcting Land Book errors and title problems for foreign property owners in Romania.

• registration of rights: ownership registration, annotations and provisional entries based on valid titles
• rectification: erroneous entries, overlaps, duplicate Land Book records and inconsistencies
• strategy where there are OCPI refusals or repeated requests for additional documents
• choice between administrative procedure, notarial deed, expert evidence and court action
• cleaning the tabular situation before sale, mortgage, inheritance or partition

6) Co-ownership, partition and condominium issues

Co-ownership becomes difficult when one co-owner uses the property alone, refuses the sale, blocks repairs, fails to pay expenses, collects rent without accounting to the others or simply does not respond. In these situations, the solution must take into account shares, property value, the possibility of division in kind, balancing payments, exclusive use, improvements, debts and costs. Negotiation can be efficient, but only if the final deed can be enforced and used in the Land Book.

For partition between heirs, see Heir disputes in Romania: estate partition and exit from co-ownership. For heirs living abroad, see Resolving co-ownership and partition disputes in Romania when heirs live abroad.

• voluntary or judicial partition: lots, balancing payments and valuations
• rules for use of common parts, expenses and repetitive conflicts
• managing deadlocks created by a co-owner who refuses every decision
• negotiating a controlled exit from co-ownership
• representation in judicial partition where agreement is not realistic

7) Buildings and accession

Buildings erected on another person’s land, works performed by one co-owner, improvements, renovation costs or demolition claims must be analysed carefully. Good or bad faith, consent, permits, added value, the owner’s objection and the real possibility of regularisation all matter. Sometimes the solution is compensation or settlement. Other times, the risk of demolition or damages must be treated seriously from the beginning.

• buildings erected on another person’s land: good faith, bad faith, rights and compensation
• claims for improvements, damages and alternatives to demolition
• interaction with urban planning: permits, sanctions and legalisation where relevant
• evidence concerning consent, value, expenses and the actual effect of the works

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Inheritance law: from what is in the estate to the final act

In a succession file, the question is not only who inherits. It must also be established what assets are included, what debts exist, whether there is a will, whether gifts or other transfers are relevant, whether there are reserved heirs, whether the notary can complete the procedure and whether the final act can be used for Land Book registration, banks, sale, partition or asset recovery. An incomplete succession can create larger problems than postponing it for a proper review.

For a broad explanation, see Succession and inheritance in Romania: from death to the certificate of inheritance. For notarial procedure, see Notarial inheritance in Romania: steps, documents, deadlines and blockers.

1) Correct first steps before things go wrong

• identifying heirs and shares based on documents and family situation
• inventory of the estate: assets, accounts, debts, guarantees and company interests
• succession option: acceptance, renunciation and practical effects
• protective steps where there is risk of disposal or deterioration of assets
• Land Book checks for real estate included in the estate
• powers of attorney, apostilles, translations and representation for heirs abroad

2) Notarial succession or court proceedings?

As a rule, notarial succession is the most efficient route when there is agreement and the documents are clear. Court proceedings become necessary when there are disputes about a will, heir status, shares, estate assets or gifts, when essential documents are missing or when one heir refuses to participate. Sometimes the correct route is staged: first the Land Book is corrected, then the succession is completed, then partition is carried out.

3) Will, reserved heirship and gifts

A will does not automatically end every discussion. Form, capacity, consent, possible influence, medical context, evidence and the relationship with reserved heirship must be analysed. Gifts made during the lifetime of the deceased can matter when calculating the estate and discussing reduction. In practice, calculations are not based on impressions, but on documents, values, shares and the applicable legal regime.

For wills, see Will disputes in Romania: invalidity, capacity and evidence. For reserved heirship and reduction, see Reserved heirship in Romania: reduction of gifts and wills.

• analysis of will validity: form, capacity and consent
• reconstruction of the calculation estate and review of reserved heirship
• reduction where gifts or wills affect the reserved share
• treatment of gifts where they must be considered in partition
• evidence: notarial acts, witnesses, medical documents, handwriting expert reports and valuations

4) Inheritance petition and recovery of assets

An inheritance petition becomes relevant when a person behaves as heir or controls estate assets without a valid basis. This may involve an apparent heir, a third party who took assets, a person refusing to hand over documents or a situation in which the Land Book or factual possession does not reflect the true rights of the heirs. The strategy must combine proof of heir status with identification of the assets and recovery steps.

• identifying the person controlling the assets and the title relied upon
• proving heir status and the right over the assets
• recovering assets and aligning the position with Land Book entries
• coordination with partition, ownership recovery or Land Book rectification where necessary

5) Estate partition, amicable or judicial

Estate partition is the stage where conflict becomes very concrete: who receives the asset, who pays a balancing amount, how properties are valued, what happens with debts, who used the asset, who made expenses and whether division in kind is possible. If there is agreement, a settlement or notarial partition can avoid costs and years of litigation. If there is no agreement, judicial partition must be prepared with evidence and valuations.

• valuations, lot proposals, balancing payments and debt regularisation
• negotiation and settlements to avoid auctions where realistic
• protection of vulnerable heirs, including minors or dependent persons
• representation in judicial partition, including evidence and expert reports
• implementation: registration, handover, payment of balancing amounts, sale or enforcement

6) Inheritance with debts, tax authorities and renunciation

An inheritance does not include only assets. There may be tax debts, loans, enforcement files, guarantees, garnishments, local taxes, business liabilities or obligations created before death. Before acceptance or renunciation, it must be understood what is known, what is not known and what patrimonial risk exists. For this topic, see Inheritance with debts in Romania: tax liabilities, renunciation, acceptance and asset protection, Renunciation of inheritance and acceptance with beneficium inventarii and Inheritance of tax debts and ANAF enforcement against heirs.

7) Cross-border succession

If there are assets in Romania and another state, or if the deceased had residence abroad, the file is no longer purely local. Determining the applicable law, jurisdiction and documents recognised cross-border can decide whether the succession is closed in months or blocked for years. In such situations, the file must be coordinated so that the documents are accepted by the relevant institutions: notaries, banks, OCPI and foreign authorities.

For this topic, see Cross-border succession in Romania and the European Certificate of Succession, the article International successions involving Romania: complete guide and European Certificate of Succession and the article International succession and Regulation (EU) no. 650/2012.

8) Succession planning

Succession planning is useful especially for people with assets in several states, children from different relationships, a surviving spouse, Romanian real estate, companies, prior gifts or an estate likely to create conflict. Not every global will works well for Romanian assets. Sometimes coordinated wills, a choice of law, clarification of the matrimonial property regime, Land Book updates and documentation of gifts are needed. For the dedicated page, see Succession planning for diaspora and multi-country assets.

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How we work, step by step

1. Structured initial discussion. We define the objective and the timeline. If documents are missing, we build a clear list.
2. Legal audit. We check titles, transfer chain, Land Book entries, overlaps and connected documents.
3. Strategy and calendar. Notarial route, litigation, negotiation or a combination, for example Land Book rectification, then succession, then partition.
4. Evidence and experts. Witnesses, topographical or accounting expert reports, documents, interrogatories, valuations and institutional documents.
5. Negotiation, if it makes sense. Settlements drafted carefully, with safeguards and enforcement clauses.
6. Court representation, when litigation is unavoidable. Clear claims, efficient evidence management and control over procedural steps.
7. Implementation. Registrations, deletions, possession, voluntary performance or enforcement, so the result becomes effective.

Useful documents, as a starting point

The list is not exhaustive. Depending on the objective, I tell you exactly what is worth obtaining and what is not, so you do not waste time with documents that do not help. For the first discussion, it is enough to send the essential documents and a short timeline.

Document	Why it matters	Notes
Title documents: contracts, judgments, certificates, donations	They show the title and transfer chain	Send old documents too, not only the latest deed
Land Book excerpt and cadastral plan	They show the owner, encumbrances, annotations and technical identification	A recent excerpt helps, but the Land Book history may be decisive
Civil-status documents	They establish family relationships and heir status	Birth, marriage, divorce and death certificates
Wills, powers of attorney, donations and agreements	They can change shares, reserved heirship, representation and strategy	Foreign documents may need apostille and translation
Sketches, photographs, old expert reports	They help in boundary, adverse possession, possession and Land Book cases	Keep date and context
Proof of possession	Useful for adverse possession and use disputes	Taxes, utilities, witnesses, handover records
Debt documents	Relevant for acceptance, renunciation and partition	Loans, ANAF, enforcement, guarantees, garnishments
Short timeline	Connects documents to facts and shows what is missing	One or two pages are enough for the beginning

Common mistakes I help you avoid

• postponing the decision until deadlines close or evidence is lost
• partial solutions: a wrong OCPI filing may complicate later rectification
• underestimating evidence, especially in adverse possession, boundary disputes and partitions
• confusing possession with ownership
• ignoring that a certificate of inheritance is not always the same thing as actual partition
• signing a settlement that cannot be registered, enforced or used before a notary
• using an overly general power of attorney for succession, sale, bank or Land Book procedures
• underestimating collateral costs: taxes, expert reports, translations, apostilles and notarial fees
• starting court proceedings before deciding whether the correct route is ownership recovery, boundary action, possession, Land Book rectification or partition
• selling or promising to sell inherited property before the title and Land Book are clear

Why the order of steps matters

In property and succession files, the same problem may have several possible routes, but not all are useful. You can ask directly for partition, but if the title is unclear or the Land Book is wrong, the partition may become difficult to complete. You can go to a notary for succession, but if the ownership documents are not aligned, the notary may request clarifications or suspend the procedure. You can file an OCPI application, but if the issue is legal and not merely material, the refusal may be predictable. The order of steps is therefore part of the strategy, not an administrative detail.

A common example is inherited property that cannot be sold. Heirs may think the buyer or the notary is the problem, but the real issue may be an outdated Land Book, a surface-area difference, a prior succession that was never completed, an incomplete tax certificate, a donation that must be analysed, an old mortgage or an insufficient power of attorney. If these problems are discovered after signing a pre-contract, pressure increases: deadlines, penalties, deposits and the risk that the sale may fail.

Another example is boundary litigation. If you start proceedings without knowing exactly what you want to obtain, you may administer expert evidence that clarifies measurements but does not solve the title problem. If the issue is that the neighbour uses land without right, ownership recovery may be needed. If the issue is only boundary clarification, a boundary action may be enough. If the issue is an incorrect entry, Land Book rectification may become central. Each route has different evidence and effects.

In inheritance files, the order matters even more where there are several heirs, heirs abroad, a will, gifts, debts or unregistered assets. If documents are signed without a clear understanding of the estate, shares and debts, the conflict may simply move into partition or later litigation. For this reason, before acceptance, renunciation, partition or sale, it is useful to have a complete picture of assets and liabilities.

Owners and heirs abroad

Many property and inheritance files involve people who do not live in Romania. The person may be a diaspora heir, a foreign citizen who inherited Romanian property, co-owners in different countries or an owner who wants to sell without repeated travel. In these cases, the legal issue combines with the practical issue: who signs, where, which power of attorney is accepted, what must be apostilled, what must be translated, who files the documents and how communication with the notary, bank, OCPI or court is handled.

A power of attorney is often useful, but it must be drafted for the actual objective. A general power of attorney may not be enough for inheritance, sale, partition, collecting money, signing tax declarations or Land Book rectification. A power of attorney for succession may not cover the later sale. A power of attorney for sale may not cover preliminary acts needed before OCPI. The power of attorney must therefore be designed together with the full route of the file.

Foreign documents must be checked before they are used in Romania. Some require apostille, others legalisation, sworn translation or registration in Romanian records. In inheritance cases, death, marriage or birth certificates issued abroad may require additional steps before a Romanian notary can continue. If these formalities are left until the end, the file may get blocked precisely when the parties believe they are close to a solution.

Useful resources for these situations include Inheritance in Romania for foreigners and expats, Selling inherited property in Romania from abroad and Estate planning for Romanian assets, wills and cross-border succession.

Pre-contracts, sales and risky properties

Property problems often appear before or after a pre-contract is signed. A deposit is paid, deadlines are set, documents are promised, and then difficulties appear: unclear Land Book, encumbrances, mortgage, incomplete succession, outdated cadastre, refusal to sign or defects in the property. In these situations, it must be checked whether the pre-contract allows specific performance, termination, penalties, return of deposit or controlled renegotiation.

Before signing a pre-contract, it is useful to check not only the seller’s identity, but also title, encumbrances, registration history, cadastral situation, access, utilities, litigation notes, pre-emption rights, permits and possible urban-planning issues. For non-resident buyers or investors, this review should be carried out before the deposit is paid, not after. For this type of review, see Real estate due diligence for apartment or land purchases in Romania.

If the pre-contract is already signed and one party refuses the final deed, the clauses on deposit, penalties, deadline, conditions precedent, notices and performance must be analysed. For the dedicated page, see Property pre-contracts in Romania: deposit, clauses and refusal to sign. If the issue concerns a developer, delays, defects or warranties, see Disputes with real estate developers in Romania.

Real estate enforcement and protection of co-owners

Some property conflicts arise when a real estate asset enters enforcement. The situation can affect not only the debtor, but also co-owners, the spouse, heirs or persons using the property. In these cases, deadlines are short, and the reaction must be built on the enforcement documents, enforcement title, summonses, auction notices, valuations, Land Book annotations and any rights of third parties.

Not every dissatisfaction with enforcement can stop the procedure, but some irregularities may be relevant: wrong identification of the property, questionable valuation, lack of service of documents, enforcement over a share without respecting safeguards, confusion between personal and common assets, sale ignoring registered rights or Land Book problems affecting the auction. For the dedicated page, see Real estate enforcement in Romania: debtor and co-owner defence strategy.

If enforcement concerns inherited property or property held in co-ownership, the strategy must be coordinated with partition, the Land Book and the rights of other co-owners. Sometimes the problem is not only stopping enforcement, but clarifying the share pursued, the right of use, the real value of the asset and how the sale affects other participants. The file must therefore be reviewed quickly, with all enforcement documents and an updated Land Book excerpt.

What you receive after the first review

After the first document-based review, the objective is not to receive a generic answer, but a working route. Depending on the file, this may include the list of missing documents, immediate risks, likely route, next deadline, competent institution, useful evidence, foreseeable costs and steps that should be avoided. In many cases, the most important value of the first review is not starting the wrong procedure.

For example, if the problem is a Land Book issue, the review must show whether administrative correction is worth trying or court action is needed. If the problem is inheritance, the review must show whether the notary can continue or whether there is a dispute requiring litigation. If the problem is a boundary, it must be checked whether the boundary can be clarified technically or whether the case is actually disguised ownership recovery. If the problem is partition, it must be estimated whether negotiation has prospects or whether valuation and judicial action must be prepared.

This way of working also helps control costs. Instead of accumulating useless documents, fees, expert reports or trips to institutions without result, we establish the order of steps and the usefulness of each action. Sometimes a single historical Land Book excerpt or a complete copy of the cadastral file clarifies more than ten irrelevant documents. Sometimes a well-drafted notice prepares both negotiation and litigation.

Negotiation, settlement and enforcement

Negotiation is useful only if it produces an implementable result. A verbal understanding, an ambiguous partition promise, an unclear servitude or a settlement that does not identify the property properly can generate new litigation. Any amicable solution must be checked from the perspective of documents, Land Book, cadastre, notary, taxation and enforcement.

Before accepting a settlement, it must be checked who must sign, which documents are needed, how the property is identified, whether Land Book encumbrances are taken into account, how payment of a balancing amount is guaranteed, what happens if one party does not perform and which institution will use the document. A good settlement does not merely end the conflict; it allows registration, possession, deletion of annotations, access clarification or exit from co-ownership.

Where negotiation is not realistic, court proceedings must be prepared with implementation in mind. The claim must be drafted so that the operative part of the judgment can be used later. Property identification, parties, heads of claim, evidence, expert reports and connection with OCPI, the notary or enforcement officer matter.

Useful blog resources

Relevant service pages

• Real estate due diligence for apartment or land purchases in Romania
• Land disputes: boundary, possession, ownership recovery and adverse possession
• Servitudes and right of way for access and utilities
• Land Registry rectification, OCPI errors and cadastral overlaps
• Property pre-contracts in Romania: deposit, clauses and refusal to sign
• Disputes with real estate developers: delays, defects and warranties
• Notarial inheritance in Romania: steps, documents and blockers
• Heir disputes, estate partition and exit from co-ownership
• Will disputes in Romania: invalidity, capacity and evidence
• Reserved heirship and reduction of gifts and wills
• Inheritance with debts: tax liabilities, renunciation and acceptance
• Cross-border succession and the European Certificate of Succession
• Succession planning for diaspora and multi-country assets
• Real estate enforcement in Romania: debtor and co-owner defence strategy

Frequently asked questions

Can we solve the inheritance only before a notary?

If the heirs agree and the documents are complete, notarial succession is usually the fastest route. When there are disputes, essential documents are missing or someone refuses to participate, the solution usually moves toward court proceedings.

What should I do if my neighbour moved the fence?

We start with the documents: Land Book, cadastre, title deeds, photographs and the situation on the ground. Then we establish whether the next step is negotiation, topographical expertise, boundary action, ownership recovery, possessory action or an interim measure.

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

It depends on good or bad faith, the existence of an agreement, permits and the factual context. Sometimes compensation or recognition of certain rights can be discussed. Other times, removal of the works or damages may be the real risk. Early analysis reduces the risk of irreversible steps.

What is adverse possession and how long does it take?

Adverse possession is the acquisition of ownership through possession under the conditions of the law and after a certain duration. The duration of a case depends on the court, evidence, objections and expert reports. In practice, evidence preparation is the factor that most influences timing and prospects.

Are gifts made by the deceased brought into the inheritance?

In certain situations, yes. Mechanisms such as collation of gifts and reduction may apply, depending on documents, heirs, asset values and the calculation estate. In a real file, calculations are based on documents, not impressions.

We have assets abroad as well. How do we proceed?

Usually, coordination is needed: applicable law, competent authorities, translations, recognised documents and avoidance of parallel procedures. Each state has its own rules, and planning early reduces blockages.

How long does partition take?

It depends on the number of assets, objections, valuations and the parties’ willingness to settle. After reviewing the documents, a realistic calendar can be established: lots and balancing payments, sale and division of price, or keeping one asset by one heir.

What legal fee should I expect?

After the initial review, I explain the fee model: fixed, hourly, staged, complementary success fee where permitted, what it includes and what collateral expenses are foreseeable: court fees, expert reports, translations, apostilles, notarial or enforcement costs.

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Let’s define the next steps quickly and clearly

Tell me your objective: “I want to complete the inheritance”, “I want to clarify the boundary”, “I want to correct the Land Book”, “I want to exit co-ownership”, “I want to challenge the will”, “I want to sell inherited property” or “my neighbour blocks my access”. Also mention any urgent deadline. I will respond with concrete next steps and the documents worth sending first.

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

Official sources and legal references

The sources below are useful for checking the general legal framework. For a specific file, the applicable version of the law, the date of the relevant act, the Land Book entries, file documents and competent authority must be checked.

• Romanian Civil Code – Law no. 287/2009, Romanian legislative portal
• Romanian Civil Procedure Code – Law no. 134/2010, Romanian legislative portal
• Cadastre and Real Estate Publicity Law no. 7/1996, Romanian legislative portal
• Law no. 36/1995 on public notaries and notarial activity, Romanian legislative portal
• Law no. 312/2005 on acquisition of private ownership over land by foreign citizens, stateless persons and foreign legal entities, Romanian legislative portal
• Regulation (EU) no. 650/2012 on succession and the European Certificate of Succession, EUR-Lex

Note: the information on this page is general. In property and inheritance matters, details in documents and chronology can change the solution.