Mortgage Search (Ispezione ipotecaria): How to Request It and What It Shows
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What the mortgage search is, in simple termsHow to do it, step by stepWhat it really showsWhat to check in the recordMortgage search and auctions: what changesExample with round numbersIn practiceFrequently asked questionsSourcesThe mortgage search (ispezione ipotecaria) is the search that tells you which mortgages, seizures and other deeds are registered on a property. It is requested from the Conservatoria dei registri immobiliari, now also online, and it helps you understand whether the house is free of debts before you buy it.
What the mortgage search is, in simple terms
Every house is linked to a public register where the facts concerning it are recorded: a mortgage secured by a lien, a seizure, a sale, a donation. This register is called the register of transcriptions and mortgage entries (registro delle trascrizioni e delle iscrizioni ipotecarie). The mortgage search is the request you make to read its contents for a specific property.
The document you obtain is also called a mortgage record (visura ipotecaria). The name changes, but the substance is the same: a list of formalities registered on the property, with date, type of deed and parties involved.
Do not confuse it with the land registry extract (visura catastale). The land registry extract describes the house from a tax and technical point of view: category, cadastral income, surface area. The mortgage record instead describes who has rights or burdens on the house. To understand the difference, you can read the land registry extract: what it is and how to download it.
How to do it, step by step
The request can be made in this way:
- Identify the property details: municipality, type of cadastre, sheet, parcel and subordinate unit. You will find them in the purchase deed, in the appraisal report (perizia) for the auction or in the land registry extract. If you do not have them, read how to find the sheet, parcel and subordinate unit.
- Choose the competent Conservatoria, that is the one for the area where the property is located.
- Submit the request online through the electronic services of the Agenzia delle Entrate, or present it at the counter of the Conservatoria.
- Choose the type of search: by property, that is by cadastral details, or by person, that is by the owner's name. To find out what is on a specific house, you need the search by property.
- Collect or download the document and read it carefully, especially the part on formalities.
The mortgage record is a document that can be requested at any time. You can obtain it before making an offer, before the preliminary contract (compromesso) and before the notarial deed (rogito).
What it really shows
The record lists the registered formalities. The most important ones are these.
- Mortgages: guarantees registered in favour of a bank or a creditor. They usually depend on a loan. What they are and how they are cancelled is explained in the guide on mortgages on a home.
- Seizures: acts by which a creditor blocks the property to recover a debt. If there is one, the house could end up at auction. What happens is explained in the guide on seizure of a home.
- Transcriptions: deeds that affect ownership, such as a sale, a donation, an inheritance or a court claim. The meaning of those linked to a seizure is explained in the guide on transcription of a seizure.
- Annotations: notes that modify or connect another formality, such as a cancellation, a reduction or an extension.
Every entry has a date. The date matters, not just the type of deed: a mortgage registered ten years ago and never cancelled is still there until someone requests its cancellation.
What to check in the record
Read the document looking for these points.
- Are there active mortgages? If so, who is the creditor and for what debt? The seller must prove that they will be cancelled at the time of the notarial deed (rogito).
- Are there seizures? If so, the house is in foreclosure proceedings (procedura esecutiva) and the sale may follow different rules.
- Are there transcriptions of sales or donations? Compare the parties with the person selling you the house. If the names do not match, ask for explanations before going any further.
- Are there unclear formalities? This is not a detail to ignore: ask the notary or the professional assisting you to explain them to you in writing.
The record does not say whether the property complies with building or cadastral regulations. For that, other checks are needed, such as cadastral compliance.
Mortgage search and auctions: what changes
In court auctions, the appraiser and the delegated professional already report the mortgage situation in the appraisal report and in the notice of sale. In essence, it is a certificate listing mortgages, seizures and transcriptions. It is a starting point, but it does not replace your own check: read the document you have in hand and compare it with what you find at the Conservatoria.
At auction, the transfer takes place with the judge's decree, and the mortgages and seizures recorded are cancelled with that decree. This does not mean that every formality disappears: easements, restrictions and third-party rights that can be asserted remain. For this reason the record should be read carefully even when you are buying at auction. The full process is explained in the guide on how a property auction works.
Example with round numbers
Example. A home is offered at €100,000. The record shows a mortgage registered as security for a loan of €80,000, still active. The seller must ask the bank for the cancellation, usually by paying the outstanding loan balance at the notarial deed (rogito). If the seller cannot prove this, the house cannot pass to you free of that burden. Therefore, before signing the preliminary contract (compromesso), ask how and when the mortgage will be cancelled and write it into the contract.
In practice
- Request the mortgage search on the property before signing any offer or preliminary contract (compromesso).
- Check that the cadastral details in the record match exactly the property you are buying.
- Look for active mortgages and seizures and ask in writing how they will be cancelled.
- Compare the parties in the transcriptions with the seller and take the record to the notary or professional.
Frequently asked questions
Does the mortgage search cost money?
Yes, the request has a cost that depends on the type of search and the method chosen. You can find the up-to-date details on the online services of the Agenzia delle Entrate or at the counter of the Conservatoria.
Can I do the mortgage search myself?
Yes. Anyone can request a search by property, because the data is public. The difficult part is interpreting it, which is why it is useful to get help from a notary or a professional.
If the record shows a mortgage, do I have to give up the house?
No. An active mortgage is not in itself a problem, if it is cancelled at the time of the notarial deed (rogito). The key is having in writing how and when this will happen.
Sources
In the same chapter
- APE (attestato di prestazione energetica): what it isThe APE is the document that shows how much energy a home consumes and gives it an energy class from A4 to G. Here is when you need it, how to read it and how long it lasts.
- Cadastral category (categoria catastale): A/2, A/3, C/6 and the others explainedThe cadastral category is the code that classifies the property (A/2, A/3, C/6…) and determines cadastral income and taxes. Here is what the letters and numbers mean.
- Certificate of habitability (certificato di agibilità): when it is neededThe certificate of habitability confirms that a home is fit for use. Here is when it is needed, how to check it before buying and what to do if it is missing.
- Cadastral code of the municipality (codice catastale del comune): what it isThe cadastral code is a four-character code that identifies the municipality (comune) in the land registry, and you need it to look up a land registry extract. Here is where to find it.
- Foglio, particella and subalterno: how to find themFoglio, particella and subalterno are the numbers that identify the property in the land registry (catasto): you find them in the notarial deed, the land registry extract and the auction appraisal report.
- Mortgage on a home: what it is and how it is cancelledThe mortgage is the guarantee the bank registers on the home for the loan. It is closed after the final payment, but it should be checked with a mortgage search: here's how.
General information, not legal or tax advice: the law and the notice of sale prevail.
