How to Avoid Double Sales When Buying Real Estate in Subotica

Double sale of real estate is a situation where the same property is sold to multiple buyers simultaneously. This practice can lead to legal disputes, financial losses, and loss of ownership of the property. This risk is particularly relevant for the real estate market in Subotica, where active construction and high demand for housing create favorable conditions for fraud.

Causes of Double Sales in Real Estate

Examples of double sales are found not only in major cities but also in smaller settlements in Serbia, as confirmed by data from the Agency for Cadastre and Geodesy. In Subotica, as in other cities in Serbia, the causes of double sales can vary:

• Fraud. Dishonest sellers or real estate agents intentionally sell the same property to multiple buyers to maximize profits. For example, the same property may be listed by several agencies, creating the risk of double sales.
• Document Errors. Incorrect documentation or lack of verification can lead to accidental double sales. In Subotica, this can happen due to insufficient buyer awareness and lack of access to up-to-date information on property rights.
• Inconsistency Between Agencies. Different real estate agencies may work with the same property without knowing about each other’s deals. In the context of high demand for housing in Subotica, especially in areas with new developments and luxury residential complexes, such situations occur quite often.

How to Avoid Double Sales When Purchasing Real Estate in Subotica

To avoid issues related to double sales, it is recommended to follow these steps:

• Document Verification. Before concluding a deal, thoroughly check all documents related to the property:
  • Certificate of Ownership. Ensure that the seller is the legal owner of the property. This can be done through the Agency for Cadastre and Geodesy, which keeps records of all property rights.
  • Extract from the Real Estate Register. This document confirms the absence of encumbrances and other rights on the property. The extract is available in electronic form and can be requested online through the official eKatastar portal.
• Use of Notary Services. Contacting a notary is mandatory when concluding real estate transactions in Serbia. The notary will check all documents and certify that the transaction complies with the law. The notary will also register the transaction in the Real Estate Register, eliminating the possibility of double sales. There are several notary offices in Subotica that provide services for handling real estate transactions.
• Signing a Preliminary Agreement. Signing a preliminary sale agreement with a deposit helps to formalize the parties’ intentions and reduce the risk of double sales. The agreement should include all terms of the deal, including deadlines and responsibilities of the parties. The preliminary agreement can also be certified by a notary, which will give it legal force and provide additional guarantees for the buyer.
• Checking the Property for Encumbrances. Before buying real estate in Subotica, be sure to check the property for encumbrances. These could be a mortgage, seizure, or other third-party rights. To do this, request an extract from the Real Estate Register through the eKatastar portal. Encumbrances can significantly complicate the purchase process and lead to unforeseen financial expenses.
• Cooperation with Trusted Real Estate Agencies. Choose only reliable and verified real estate agencies. Read reviews, check licenses, and agent qualifications. By working with professionals, you reduce the risk of falling victim to fraudsters. In Subotica, there are several major real estate agencies, such as Etagi and Miel, which have established themselves in the market and provide a full range of services for handling transactions.
• Personal Meeting with the Seller. A personal meeting with the seller or their representative helps avoid fraud. Make sure the seller is authorized to sell the property and is ready to provide all necessary documents. If the seller avoids meetings or provides incomplete information, this may be a sign of potential problems.
• Use of Independent Lawyers. Engaging an independent lawyer to handle the transaction will help protect your interests. The lawyer will check all documents, conduct a legal review of the property, and oversee the transaction process. In Subotica, there are experienced lawyers specializing in real estate transactions who can provide consultations and assistance at all stages of the purchase.

The Role of Government Agencies in Preventing Double Sales

Serbian government agencies play an important role in preventing double sales of real estate:

• Agency for Cadastre and Geodesy. This body keeps records of real estate and provides access to information on property rights and encumbrances. Through the eKatastar portal, you can obtain extracts and certificates on the status of the property.
• Notarial Chamber. Notaries are required to check the legal status of the property and register transactions, which reduces the risk of double sales. Notaries also keep records of all notarial actions and ensure their legal integrity.

What to Do If You Discover a Double Sale

If you encounter a double sale, it is necessary to take immediate action:

• Contact a Lawyer. Professional legal assistance will help protect your rights and interests. The lawyer will assess the situation, provide recommendations, and, if necessary, prepare documents for court proceedings.
• Report to the Police. If fraud is involved, it is necessary to file a report with the law enforcement authorities. The police will investigate and, if necessary, hold the perpetrators accountable.
• File a Lawsuit. A court proceeding will help resolve the conflict and return your funds or property. Subotica has competent courts that handle real estate cases and protect buyers’ rights.

Buying real estate in Subotica requires attentiveness and adherence to a number of rules to avoid double sales and other problems. Thorough document verification, use of notary and lawyer services, cooperation with trusted real estate agencies – all of this will help you safely acquire property and protect your investment.естиции.