The Land Registry

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The new 'Organised Land Portal' now offers the opportunity to resolve much of the necessary paperwork and searches regarding property transactions via the internet!

All Croatian properties are listed in the Land Registry, together with details of ownership and any legal actions or transactions which affect, or might affect property ownership. The Land Registry is part of the judicial system, under the overall control of the Minstry of Justice (Ministarstvo pravosuđa), which has a very informative website .The Ministry website carries an explanation of Croatia's judicial courts. The Stari Grad court, which deals with property transactions and disputes on Hvar island, is part of the Municipal Court in Split (link partly in English)

The Land Registry system as it is today dates back to Austrian times, from a project initiated in the 1850s. Except where records have been destroyed by fire or through other causes, huge weighty leather-bound tomes line the Land Registry offices. They contain ownership and transaction information going back over more than 150 years, In recent years the system has been updated, and is being computerized. This has made it possible to check out properties and their ownership online, which is a valuable first step for any prospective buyer. It is also of continuing use to property owners, who can check that their ownership has not been compromised in any way over time. In theory that should not happen when ownership procedures have been properly conducted, but in my experience changes have appeared in ownership entries, for instance the owner's name might suddenly appear with a mis-spelling. This can happen, for instance, through clerical errors during computerization. Such mistakes need to be corrected immediately, as official duty (po službenoj dužnosti), otherwise later it will be necessary to prove that the mis-spelled person is the same as the real owner!

CHECKING LAND REGISTRY ENTRIES ONLINE

Information in the Land Registry and the Cadastar is now accessed through the 'Organised Land Portal', an invaluable information website managed by the Ministry of Justice and Public Administration.

You need to know the district and place under which the property falls, so that you can identify the appropriate Land Registry office, and the plot number identifying the property of interest and or the ZU number which identifies the ownership document and may contain more than one property plot number.

On the title page, by clicking on the box titled 'Find Land Registry Extract', you can use the information listed above to find the ownership details of most properties. Click here to access the 'Find LR extract' directly. First you fill in the box marked 'Land Registry Office/ Municipal Court: You can use the drop-down menu, but it is quicker to type the name of the relevant court. For instance, entering 'Star' will link to the Stari Grad Court. Box 2 'Main Book' again offers a drop-down menu, or you can enter the name of the place you require (eg Hvar or Jelsa). Box 3 'Book of deposited contracts' is optional. Box 4 requires the plot number (Cadastral parcel number) of the property you are searching for, which you can type in or choose from the drop-down menu.If you know it, you can enter the ZU number in the box on the right, 'LR form number'.

If you want, you can choose to have a historical overview, which will show you at least some of the past transactions relating to the property,:these will be typed in red on the ownership document. If not, click on the box marked 'Speeial extract'. If you then choose 'Unofficial extract', the document is downloaded to your device immediately. Choosing 'Generate extract' means you have to sign in to the portal for a verified official version.

Example of ownership document on the internet

The format of the internet version of a Land Registry ownership document is essentially the same as the printed document, which is obtained from the Land Registry office. On the upper left side, under 'Katarska općina' (Local council area), are listed any recent or ongoing legal transactions in respect of the property or properties in the document. Current legal actions are marked 'Aktivne plombe', and are shown as a number preceded by 'z'. In the examples shown above and below, there are no past or present cases listed on the documents.

If active cases are shown, you can check on them by clicking on the number beside ‘Aktivne plombe’. Under ZK Odjel Stari Grad, 'Stanje na dan' means 'Situation on the day', followed by the current date. Podnesak shows the case number. The box underneath gives the essential details.
Line one: Primljeno: gives the date when the case papers were officially received by the Court.
Line two: Vrsta isprave: is the basis of the case for change on the Land Registry entry. For instance it might be Ugovor o kupoprodaji (Sales Contract), or Rješenje o Naslijeđivanju (Probate for Inheritance).
Line three: Oznaka spisa: gives the initial case number, if any.
Line four: Vrsta upisa: the type of change requested on the Land Registry. Most often this is Uknjižba meaning Registration of Ownership.
Line five: Sadržaj prijedloga: identifies the property or properties involved in the case and the action(s) requested.
Line six: Bilj.o kretanju spisa: notes on the movement of the papers. Some cases are sent away for ratification, and the date they are returned to the Stari Grad Court is entered here.
Line seven: Način rješenja: outcome. ‘U radu’ means the case is still in Court. Udovoljeno means the applicant has succeeded, while Odbijeno means the application has been turned down.
Line eight: Datum rješenja: the date on which the decision was given.
Line nine: Datum provedbe: the date the Court’s decision was confirmed.
Line ten: Datum otpreme: the date the decision is implemented.

Part A on the ownership document gives the details of the property or properties, including the plot number(s). Part B identifies the owner(s), together with address(es) and identity number(s). Most often the Tax Identity Number (OIB) is given, but for an owner who does not have an OIB the passport number is used instead. Part C shows any charges against the properties, such as bank loans or claims by others laying claim to ownership, as well as restrictions such as public rights of way. 'Tereta nema' means that there are no limitations on the ownership as given on the document.

Example: official ownership document

The official Vlasnički list / ownership document issued by the Land Registry office is legal proof of ownership. When proof of ownership is required for official purposes, such as registering possession in the Cadastar or seeking a bank loan, the document has to be as recent as possible, certainly less than six months old.

The Land Registry office for Hvar is in Stari Grad, on the ground floor of the local Court building on the waterfront. Address: Nova Riva 3, 21460 Stari Grad. Tel. 021 778 280, fax 021 778 282. Client receiving hours are from 08:00 to 13:00, Mondays, Wednesdays and Fridays, with a break (pauza) from 11:00 to 11:30.

Besides the services relating to ownership searches and documentation, the 'Organised Land' website allows one to check the status of court cases relating to property, through the section titles 'Land Registry File Status Review'. For absic search, you need to know the Z- number of the case, which will include the year the case was initiated.

© Vivian Grisogono 2016, updated January 2023.

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  • EDITOR’S NOTE:Few places on Earth are as evocative — or as imperiled — as the vast grasslands of sub-Saharan Africa. In a new Conservation News series, “Saving the Savanna,” we look at how communities are working to protect these places — and the wildlife within.

    MARA NORTH CONSERVANCY, Kenya — Under a fading sun, Kenya’s Maasai Mara came alive.

    A land cruiser passed through a wide-open savanna, where a pride of lions stirred from a day-long slumber. Steps away, elephants treaded single-file through tall grass, while giraffes peered from a thicket of acacia trees. But just over a ridge was a sight most safari-goers might not expect — dozens of herders guiding cattle into an enclosure for the night. The herders were swathed in vibrant red blankets carrying long wooden staffs, their beaded jewelry jingling softly.

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    “It's significant income for families that have few other economic opportunities — around US$ 350 a month on average for a family. In Kenya, that's the equivalent of a graduate salary coming out of university,” said Elijah Toirai, Conservation International’s community engagement lead in Africa.

    © Jon McCormack

    Lions tussle in the tall grass of Mara North Conservancy.

    But elsewhere in Africa, the conservancy model has remained far out of reach.

    “Conservancies have the potential to lift pastoral communities out of poverty in many African landscapes. But starting a conservancy requires significant funding — money they simply don't have,” said Bjorn Stauch, senior vice president of Conservation International’s nature finance division.

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    Conservation International wanted to find a way for local communities to start conservancies and strengthen existing ones. Over the next three years, the organization aims to invest millions of dollars in new and emerging conservancies across Southern and East Africa. The funds will be provided as loans, which the conservancies will repay through tourism leases. This financing will jumpstart new conservancies and reinforce those already in place. The approach builds on an initial model that has proven highly effective and popular with local communities.

    “We’re always looking for creative new ways to pay for conservation efforts that last,” Stauch said. “This is really a durable financing mechanism that puts money directly in the pockets of those who live closest to nature — giving them a leg up. And it’s been proven to work in the direst circumstances imaginable.”

    © Will McCarry

    Elijah Toirai explains current conservancy boundaries and potential areas for expansion.

    Creativity from crisis

    In 2020, the entire conservancy model almost collapsed overnight.

    “No one thought that the world could stop in 24 hours,” said Kelvin Alie, senior vice president and acting Africa lead for Conservation International. “But then came the pandemic, and suddenly Kenya is shutting its doors on March 23, 2020. And in the Mara, this steady and very well-rounded model based on safari tourism came to a screeching halt.”

    Tourism operators, who generate the income to pay landowners' leases, found themselves without revenue. Communities faced a difficult choice: replace the lost income by fencing off their lands for grazing, converting it to agriculture, or selling to developers — each of which would have had drastic consequences for the Maasai Mara’s people and wildlife.

    © Will Turner

    A black-backed jackal hunts for prey.

    “But then the nature finance team at Conservation International — these crazy guys — came up with a wild idea,” Alie said. “In just six months they put this entirely new funding model together: loaning money at an affordable rate to the conservancies so that they can continue to pay staff and wildlife rangers.”

    Conservation International and the Maasai Mara Wildlife Conservancies Association launched the African Conservancies Fund — a rescue package to offset lost revenues for approximately 3,000 people in the area who rely on tourism income. Between December 2020 and December 2022, the fund provided more than US$ 2 million in affordable loans to four conservancies managing 70,000 hectares (170,000 acres).

    The loans enabled families in the Maasai Mara to continue receiving income from their lands to pay for health care, home repairs, school fees and more. And because tourism revenues — not government funding — support wildlife protection in conservancies, this replacement funding ensured wildlife patrols continued normally, with rangers working full time.

    Born out of this emergency, we discovered a new way to do conservation.

    Elijah Toirai

    “The catastrophe of COVID-19 was total for us,” said Benard Leperes, a landowner with Mara North Conservancy and a conservation expert at Maasai Mara Wildlife Conservancies Association. “Without Conservation International and the fund, this landscape would have not been secured; the conservancies would have disintegrated as people were forced to sell their land to convert it to agriculture.”

    But it was communities themselves that proved the model might be replicable after the pandemic ended.

    “The conservancies had until 2023 before the first payment was due,” Toirai said. “But as soon as tourism resumed in mid-2021, the communities started paying back the loans. Today, the loans are being repaid way ahead of schedule.”

    “Born out of this emergency, we discovered a new way to do conservation.”

    A new era for conservation

    The high plateaus overlooking the Maasai Mara are home to the very last giant pangolins in Kenya.

    These mammals, armored with distinctive interlocking scales, are highly endangered because of illegal wildlife trade. In Kenya, threats from poaching, deforestation and electric fences meant to deter elephants from crops have caused the species to nearly disappear. Today, scientists believe there could be as few as 30 giant pangolins left in Kenya.

    Conservancies could be crucial to bringing them back. Conservation International has identified opportunities to provide transformative funding for conservancies in this area — a sprawling grassland northwest of Maasai Mara that is the very last pangolin stronghold in the country. The fund will help communities better protect an existing 10,000-hectare (25,000-acre) conservancy and bring an additional 5,000 hectares under protection. It provides a safety net, ensuring a steady income for the communities as the work of expanding the conservancy begins. With a stable income, communities can start work to restore the savanna and remove electric fences that have killed pangolins. And as wildlife move back into the ecosystem, the grasslands will begin to recover.

    In addition to expanding conservancies around Maasai Mara, Conservation International has identified other critical ecosystems where community conservancies can help lift people out poverty, while providing new habitats for wildlife. Conservation International has ambitious plans to restore a critical and highly degraded savanna between Amboseli and Tsavo National Parks in southern Kenya, as well as a swath of savanna outside Kruger National Park in South Africa.

    © Emily Nyrop

    A lone acacia tree in a sea of grass.

    Elephants, fire, Maasai and cattle

    Many of the new and emerging community conservancies have been carefully chosen as key wildlife corridors that would be threatened by overgrazing livestock.

    When the first Maasai Mara conservancies were established in 2009, cattle grazing was prohibited within their boundaries. When poorly managed, cattle can wear grasses down to their roots, triggering topsoil erosion and the loss of nutrients, microbes and biodiversity vital for soil health. It was also believed that tourists would be put off by the sight of livestock mingling with wildlife.

    © Emily Nyrop

    Cattle are closely monitored in the Maasai Mara to prevent overgrazing.

    However, over the years, landowners objected, lamenting the loss of cultural ties to cattle and herding. “That was when we changed tactics,” said Raphael Kereto, the grazing manager for Mara North Conservancy.

    Beginning in 2018, Mara North and other conservancies in the region started adopting livestock grazing practices to restore the savanna. Landowners agreed to periodically move livestock between different pastures, allowing grazed lands to recover and regrow,  mimicking the traditional methods pastoralists have used on these lands for hundreds, if not thousands, of years.

    “Initially, there was a worry that maybe herbivores and other wildlife will run away from cattle,” said Kereto. “But we have seen the exact opposite — the wildlife all follow where cattle are grazing. This is because we have a lot of grass, and all the animals follow where there is a lot of grass. We even saw a cheetah with a cub that spent all her time rotating with wildlife.”

    “It's amazing — when we move cattle, the cheetah comes with it.”

    The loans issued by the fund — now called the African Conservancies Facility — will enhance rotational grazing systems, which are practiced differently in each conservancy, by incorporating best practices and lessons from the organization’s Herding for Health program in southern Africa.

    © Will Turner

    An elephant herd stares down a pack of hyenas.

    For landowners like Dickson Kaelo, who was among the pioneers to propose the conservancy model in Kenya, the return of cattle to the ecosystem has restored a natural order.

    “I always wanted to understand how it was that there was so much more wildlife in the conservancies than in Maasai Mara National Reserve,” said Kaelo, who heads the Kenya Wildlife Conservancy Association, based in Nairobi.

    “I went to the communities and asked them this question. They told me savannas were created by elephants, fire and Maasai and cattle, and excluding any one of those is not good for the health of the system. So, I believe in the conservancies — I know that every single month, people go to the bank and they have some money, they haven't lost their culture because they still are cattle keepers, and the land is much healthier, with more grass, more wildlife, and the trees have not been cut.

    “For me, it’s something really beautiful.”


    Further reading:

    Will McCarry is the content director at Conservation International. Want to read more stories like this? Sign up for email updates. Also, please consider supporting our critical work.

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