A pre-deal transaction report establishes what a Polish asset actually carries before signing. It maps registered encumbrances, ownership chain, litigation exposure and regulatory status — drawn from official sources, named and dated. The collateral angle governs the scope: what secures the deal, what already claims it, and where the source record ends.
- What it covers
- Registered mortgages, pledges, enforcement proceedings, insolvency status and ownership chain on the target Polish asset. Sources: Księgi Wieczyste, KRS, KRZ, Rejestr Zastawów — verified August 2026.
- Access condition
- Each Polish register has its own access rule. Some are open and free. Others require a declared legitimate interest, a Polish national identifier, or a qualified electronic signature.
- What it does not show
- Unregistered encumbrances, undisclosed beneficial ownership chains beyond the statutory disclosure threshold, and pending claims not yet filed with a court or enforcement officer.
- Language
- All source documents are in Polish. This report delivers findings in English with source citations.
What Polish registers cover — and what they do not
Poland operates several registers relevant to asset verification. Each covers a distinct layer. No single register provides a complete picture. The report draws from each layer and states explicitly where one register's record ends and another's begins.
The Land and Mortgage Register (Księgi Wieczyste) shows the legal title holder, all registered mortgages, and any rights limiting use. It is maintained per property unit. A foreign buyer cannot retrieve entries without knowing the KW number, which is property-specific and not searchable by address in the public portal without additional steps.
The National Court Register (KRS) covers entities: corporate structure, registered capital, board composition, and any pending dissolution or transformation proceedings. It does not show shareholding chains beyond the first registered layer.
The National Insolvency Register (KRZ) records restructuring and bankruptcy proceedings. A negative result confirms no entry at the time of retrieval. It does not confirm that no application has been filed and not yet processed.
The Pledge Register (Rejestr Zastawów) records registered pledges over movable assets and receivables. It does not capture financial collateral arrangements governed by the 2002 Financial Collateral Act, which require no registration.
| Register | Layer | Access condition | Ceiling of disclosure |
|---|---|---|---|
| Księgi Wieczyste | Real property title and mortgages | KW number required; public portal available | Does not show unregistered encumbrances or pre-notation agreements |
| KRS | Corporate entity status | Open; free of charge | First registered layer only; UBO chain not visible |
| KRZ | Insolvency and restructuring proceedings | Open; free of charge | Processing lag; filed but unprocessed applications not shown |
| Rejestr Zastawów | Registered pledges over movables and receivables | Open; query by debtor name or PESEL/NIP | Financial collateral arrangements excluded by statute |
| CRBR | Beneficial ownership | Restricted following CJEU C-37/20; access conditions under review | Disclosed chain limited to statutory threshold; nominee structures not flagged |
Several of these registers are public and free of charge. What the report provides is the removed path: the KW number retrieval, the correct debtor identifier, the Polish-language interface, and the cross-register reconciliation that a foreign buyer cannot perform without local presence.
The collateral layer: what encumbers the asset
For a foreign buyer or lender, the collateral question is primary. Polish law permits multiple simultaneous encumbrances on the same asset. Priority among mortgages follows registration order, not agreement date. A later-registered mortgage does not cancel an earlier one.
Enforcement proceedings are recorded separately from mortgages. A property subject to active enforcement by a prior creditor carries a different risk profile than one with a dormant mortgage. The report distinguishes these and states the source for each finding.
Pledges over movable assets attached to real property — machinery, fit-out, inventory — are registered in the Pledge Register, not in the Land Register. A clean land register entry does not mean the asset is unencumbered as a whole.
Where the sources disagree
Discrepancies between registers are findings, not anomalies to be smoothed over. Common patterns on Polish assets include: KRS showing an entity as active while KRZ carries a restructuring entry; a Land Register mortgage showing a creditor that no longer exists as a legal entity; and a Pledge Register entry referencing a debtor identifier that does not match the current KRS record.
Each discrepancy is reported as found, with the source and retrieval date for each conflicting entry. No reconciliation or legal interpretation is offered within the report. That is a matter for legal counsel.
The limit of what the sources allow
Polish official registers do not show: unregistered contractual restrictions on transfer, side agreements between co-owners, undisclosed liens under foreign law, and beneficial ownership chains that pass through jurisdictions with no public UBO register. The report states, at each finding, whether the source is a primary register entry or a derived inference from adjacent records.
The CRBR beneficial ownership register is subject to restricted access following CJEU case C-37/20. Access conditions are under review by local counsel before any SKU covering beneficial ownership is opened. This report covers the ownership chain to the first registered layer in KRS and names the point at which the chain becomes opaque.
Processing lag in KRZ means a negative result is accurate as of the retrieval date, not as of the application date. An insolvency petition filed the previous week may not appear. The report states the retrieval timestamp and does not represent the result as a guarantee of current status.
What is included at each tier
| Tier | Price (EUR) | Included | Not included |
|---|---|---|---|
| Signal | €710 | Land Register retrieval (up to 3 KW numbers); KRS entity status; KRZ insolvency check; Pledge Register query by entity identifier; summary findings in English with source citations and retrieval dates | Beneficial ownership trace; enforcement proceedings detail; cross-register discrepancy analysis; movable asset pledge coverage beyond the named entity; legal interpretation of findings |
| Standard | €1,500 | Everything in Signal; enforcement proceedings check (komornik register and court enforcement files where accessible); cross-register discrepancy report; Pledge Register extended query covering related entities; CRBR ownership chain to first registered layer; annotated discrepancy table | Beneficial ownership beyond first KRS layer; foreign register queries; regulatory licence status; legal qualification of findings; representation in any proceeding |
| Extended | €3,400 | Everything in Standard; regulatory licence and permit status (UOKIK, sector-specific authorities where applicable); foreign holding entity register check (jurisdiction determined at instruction stage); sanctions screening against EU, OFAC and UN lists; full cross-register reconciliation with source-by-source discrepancy narrative; delivery within 10 working days | Legal advice on findings; negotiation support; representation; queries requiring court order or formal data subject request; warranty as to current status beyond retrieval date |
All tiers are delivered as a written report in English. Each finding carries its source register, retrieval date, and access-level notation. No finding is stated without a source record.
Common questions
How long does retrieval take?
Signal and Standard tiers are delivered within 5 working days of instruction confirmation and receipt of the asset identifiers. Extended tier is delivered within 10 working days. Timelines assume the KW number, NIP or KRS number is provided at instruction. If the identifier must be located first, the timeline is extended accordingly.
What identifiers are needed to start?
For real property: the KW number or the cadastral parcel number. For an entity: the KRS number or NIP. If neither is available, the report scope begins with identifier retrieval, which is billed as part of the Signal tier.
Does a clean register result mean the asset is unencumbered?
No. A clean result means no entry was found in that register at the retrieval date. Unregistered encumbrances, financial collateral arrangements, and pending but unprocessed filings are not captured. The report states what each negative result covers and what it does not.
Is the CRBR beneficial ownership register accessible?
Access to CRBR is subject to restrictions following CJEU case C-37/20. The current access regime is under review. Where access is obtained, the report covers the chain to the statutory disclosure threshold and names the point at which it becomes opaque.
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.