A lender or buyer securing finance against a Polish asset needs to know two things before funds move: what the collateral is actually worth, and what already encumbers it. Both questions are answered from official registers — not from the counterparty's representations. This report establishes the factual position from those registers and states, explicitly, where the record ends.
- What the report covers
- Ownership title, registered encumbrances, mortgage entries, enforcement proceedings, and insolvency status. Sources: Księgi Wieczyste (land and mortgage register), KRS (National Court Register), KRZ (National Insolvency Register), and CEIDG where applicable. Verified: July 2026.
- Access condition
- Księgi Wieczyste is publicly accessible by book number. KRS is publicly accessible by entity identifier. KRZ is publicly accessible without registration. CEIDG is publicly accessible without registration.
- What the sources do not show
- Unregistered contractual encumbrances, off-register pledges not yet entered, and beneficial ownership chains above the direct registered holder are outside the register record.
- Price
- Signal €590 · Standard €990 · Extended €2 200. Fixed scope, fixed price. No variable element.
What registers establish about a Polish asset used as collateral
Polish real property is recorded in the land and mortgage register — Księgi Wieczyste — maintained by district courts and searchable by book number at ekw.ms.gov.pl. Each book shows the current owner, the legal basis of acquisition, the area and cadastral identifier, and every mortgage entered against the property. Mortgages in Poland are constitutive: a mortgage not entered in the Księgi Wieczyste does not exist as a charge against the property. That rule makes the register the authoritative source for encumbrance status, not a secondary check.
If the asset owner is a legal entity, the KRS entry shows the registered seat, share capital, current management board, and any pending court proceedings against the entity. The KRZ shows whether restructuring or insolvency proceedings have been opened. Both registers are updated on a rolling basis; a snapshot taken at the time of report preparation reflects the position at that date.
Registered encumbrances: what the mortgage register shows and what it does not
The mortgage register records each charge by type, amount, currency, creditor, and rank. Rank matters: in enforcement, charges are satisfied in order of entry date, not size. A second-ranking mortgage may recover nothing if the first-ranking charge exhausts the proceeds. The report states each charge, its rank, its amount in the currency of entry, and the creditor as recorded.
Registered usufructs, easements, and pre-emption rights appear in separate divisions of the same book. Each is listed with its legal basis and, where recorded, its duration. These encumbrances affect marketability and, in some configurations, the enforceability of a security interest.
What the register does not show: a mortgage agreed contractually but not yet presented for entry. The gap between agreement and entry is a risk window. The report notes the date of the most recent entry and flags any division showing a pending application.
| Division | Content | Collateral relevance |
|---|---|---|
| I-O (Oznaczenie nieruchomości) | Cadastral identifiers, area, type of property | Confirms the asset matches the collateral description |
| I-SP (Spis praw) | Rights associated with the property | Identifies appurtenant rights that affect value |
| II (Własność) | Current owner, legal basis, share if co-ownership | Confirms the grantor has title to grant |
| III (Prawa, roszczenia, ograniczenia) | Usufructs, easements, pre-emption rights, claims | Encumbrances affecting use and enforceability |
| IV (Hipoteki) | Mortgages: type, amount, currency, rank, creditor | Primary encumbrance record for lending decisions |
Insolvency and enforcement: what KRZ and court databases show
The KRZ records opened restructuring and bankruptcy proceedings against both legal entities and natural persons conducting business. A positive result in KRZ means proceedings are active or were active within the retention period. A negative result does not confirm that no application has been filed: the register reflects opened proceedings, not pending applications. The report states the result at the date of retrieval and records that date.
Enforcement proceedings against the asset itself may appear in the Księgi Wieczyste as a notation in Division III. Court enforcement registers maintained by individual district courts are not centrally searchable; the report describes the mechanism and the limitation without inventing a result.
Entity layer: KRS and CEIDG
Where the asset owner is a company registered in KRS, the report extracts the current entry: registered address, share capital, management board members, supervisory board if applicable, and any ongoing court proceedings noted in the register. KRS does not show beneficial ownership above the direct shareholder level. The beneficial ownership register — CRBR — records declared ultimate beneficial owners; access conditions and data quality for CRBR are subject to verification at the time of instruction.
Where the owner is a sole trader, CEIDG shows the registration status, registered activity codes, and any suspension. CEIDG does not show encumbrances on assets owned by the individual.
The limit of what the sources allow
The registers described above are official and authoritative within their defined scope. That scope has hard edges. The Księgi Wieczyste shows what has been entered; it does not show what has been agreed but not yet presented. A mortgage agreed the day before the report date and not yet entered does not appear. Division III shows enforcement notations where a bailiff has applied for entry; it does not show enforcement proceedings where no notation has been applied for.
KRZ shows opened proceedings within the statutory retention period. An application filed but not yet adjudicated does not appear. The CRBR shows declared beneficial owners; the accuracy of the declaration is not verified by the register. Chains running through non-Polish entities are not traceable through Polish registers alone.
The ceiling of what the sources allow is stated before payment. Where a fact cannot be established from the sources, the report says so — it does not substitute an estimate. The Extended tier includes a written statement of each gap and its significance for the collateral position.
Where the sources disagree
Discrepancies between sources are themselves a result. A common pattern: the KRS entry shows a management board member who no longer appears in the company's own representations, or the cadastral area in Division I-O differs from the area stated in the sale agreement. Neither discrepancy is resolved by the report; both are flagged with the source of each figure and the date of each retrieval. Resolution requires action by the parties, not by the report.
What is included at each tier
| Tier | Price (EUR) | Included | Not included |
|---|---|---|---|
| Signal | €590 | Księgi Wieczyste extraction: Divisions I–IV. Current owner confirmed. All entered mortgages listed with rank, amount, currency, and creditor. Division III encumbrances listed. KRZ check on the asset owner. KRS current entry if owner is a legal entity. Written summary in English. | No CRBR beneficial ownership trace. No cadastral cross-check. No enforcement proceeding search beyond Division III notation. No gap analysis narrative. |
| Standard | €990 | All Signal content. CRBR beneficial ownership record for the direct owner. CEIDG check if applicable. Cadastral register cross-check of area and identifier. Discrepancy table where sources disagree. Written gap statement identifying what the sources do not show. | No trace of ownership chains through non-Polish entities. No valuation. No legal qualification of findings. No enforcement search in individual district court systems. |
| Extended | €2 200 | All Standard content. Ownership chain traced to the extent Polish registers allow, with explicit notation at the point the chain leaves Polish register coverage. Sanction list check on identified natural persons (EU consolidated list, OFAC SDN). KRZ check extended to associated entities where identified. Written statement of each information gap and its significance for the collateral position. | No legal advice. No valuation. No representation as to enforceability of any security instrument. No search of non-Polish registers. |
Payment is arranged by invoice. Scope is fixed at the tier selected; no variable element applies. Turnaround times are confirmed at the time of instruction and depend on register response times at that date.
Frequently asked questions
Does a clean Księgi Wieczyste mean the asset is unencumbered?
A clean Division IV means no mortgage has been entered. It does not mean no mortgage has been agreed. The gap between contractual agreement and register entry is a known risk in Polish real estate transactions. The report states the date of the last entry and flags any pending application notation.
Is the Księgi Wieczyste publicly accessible?
Yes. The electronic register at ekw.ms.gov.pl is publicly accessible by book number, without registration, and without charge. The book number is the access condition. Without the correct book number — which requires knowledge of the cadastral identifier or the address-to-book mapping — the record is not retrievable. That path is what the report removes.
What does the KRZ result mean if it is negative?
A negative KRZ result means no opened restructuring or bankruptcy proceeding appears in the register at the date of retrieval. It does not mean no application has been filed. Applications are not visible in KRZ until proceedings are opened by court order. The report records the retrieval date and states this limitation explicitly.
Can the report trace ownership through a foreign holding company?
No. Polish registers — KRS and CRBR — cover entities registered in Poland. Where the direct owner is a foreign entity, the chain above that entity is outside Polish register coverage. The Extended tier states explicitly where the chain leaves Polish register coverage and names the jurisdiction of the next link where that information appears in the Polish register entry.
Does the report give a value for the asset?
No. The report establishes the factual register position: title, encumbrances, and entity status. Valuation is a separate exercise requiring physical inspection and market analysis. The two are complementary; the report does not substitute for either.
Instructions are accepted by email at info@kordeckipartners.com. State the cadastral identifier or Księgi Wieczyste book number, the name of the asset owner, and the tier required. Turnaround and any access conditions specific to the asset are confirmed by return.
Disclaimer: This report is a factual compilation from official registers and public sources. It is provided for informational purposes only, does not constitute legal advice, and contains no legal qualification of the facts established. KORDECKI & Partners assumes no liability for actions taken or not taken based on this material. For advice regarding your particular situation, please contact info@kordeckipartners.com.