Copies of Notarial Deeds in Bulgaria 2026 — Who Can Obtain Them and What Changed from 15 January

What is a copy of a notarial deed

A copy (prepis) of a notarial deed is a reproduction of a document registered in Bulgaria's Property Register that certifies rights over immovable property. There are two types:

• Certified (official) copy — bears the stamp and signature of the Registration Service (Sluzhba po vpisvaniyata) and carries the evidentiary force of the original. Used before courts, notaries, banks, and other institutions.
• Uncertified copy — an ordinary reproduction without official authentication. Serves informational purposes, such as a preliminary ownership check before entering into a transaction.

Copies are issued by the Registration Service (part of the Registry Agency) at the location of the property. Documents eligible for copies include notarial deeds for sale, donation, exchange, partition, establishment of limited real rights, mortgages, seizures, and other registered instruments.

Access to these documents is critically important: they are the primary tool for verifying ownership (due diligence when buying property) and identifying encumbrances on real estate. This is why the January 2026 changes affect a wide range of participants in property transactions.

What changed from 15 January 2026

Amendments to the Ordinance on Registrations, effective 15 January 2026, substantially restricted who may obtain copies — both certified and uncertified — from the Property Register. The key changes are:

• Before 15 January 2026: any person could obtain an uncertified copy of a registered notarial deed or other property document without providing any justification. Property ownership information was effectively public.
• After 15 January 2026: access to copies (including uncertified ones) is limited to an exhaustive list of eligible categories. All other persons must prove a legitimate legal interest to obtain a copy.

In practice, this means that the Property Register is no longer open for unrestricted public access. If you do not fall within one of the eight privileged categories, you must provide a written explanation of why you need the copy, in relation to whom, and for what purpose, supported by documentary evidence.

The changes also affect electronic access — access to scanned copies of registered deeds through the Registry Agency's online portal is subject to the same new restrictions.

Why the restrictions were introduced — the anti-fraud context

The amendments to the Ordinance on Registrations are a direct response to the growing number of property fraud cases in Bulgaria, referred to in the media as the activities of the "imotna mafia" (property mafia). Typical fraud schemes include:

• Forged powers of attorney — fraudsters obtain copies of notarial deeds for properties they do not own, prepare counterfeit powers of attorney, and execute sales on behalf of unsuspecting owners.
• Abuse of personal data — copies contain full names, personal identification numbers (EGN), addresses, and other personal data of the transaction parties. Open access to this data facilitated identity theft and other crimes.
• Targeted victim selection — by mass-extracting information about owners of high-value properties, elderly persons, or individuals living abroad, fraudsters systematically identified potential victims.

The legislator concluded that the balance between the publicity of the Property Register and the protection of owners' rights needed to shift towards greater security. Restricted access does not mean the end of transparency — persons with a legitimate interest (buyers, creditors, lawyers) continue to have full access, but they must now identify themselves and provide justification.

Similar restrictions exist in a number of European countries. In Germany, for example, access to the land register (Grundbuch) has been restricted to persons with a proven legal interest for decades.

Eight categories of persons entitled to copies

Under the amended Ordinance on Registrations, the following categories of persons are entitled to obtain copies (both certified and uncertified) of registered instruments:

1. Parties to the transaction — buyer, seller, donor, donee, co-partitioner, exchanger, and any other person who participated as a party in the transaction documented in the registered instrument. This is the broadest and most unconditional category.
2. Direct and indirect successors and predecessors — heirs of the transaction parties, persons who acquired the property on a subsequent basis (e.g., a buyer from the original buyer), and persons from whom the parties derived their rights. This category covers the entire chain of ownership.
3. Legal representatives and authorised persons — a parent of a minor owner, guardian, custodian, and persons authorised by an explicit power of attorney from any of the above categories.
4. Lawyers (advokati) — lawyers registered with the Bulgarian Bar have access by virtue of their professional status, without needing to prove a specific legal interest. Presenting a lawyer's identification card is sufficient.
5. Notaries — notaries have unrestricted access to copies insofar as it is necessary for the performance of their notarial functions.
6. Private enforcement officers (ChSI) — in the performance of their official duties related to enforcement proceedings, security measures, and other statutory procedures.
7. Courts, prosecutors, investigators — judicial authorities have official access in the exercise of their adjudicative and investigative functions.
8. Other authorities and persons in cases provided by law — this includes tax authorities (NRA), municipalities issuing tax assessments, the Commission for Illegal Assets Forfeiture (KONPI), banks in the context of mortgage lending (within their statutory powers), and other persons where a special law or the Ordinance itself expressly grants them such a right.

If a person falls within any of the above eight categories, the Registration Service issues the copy without additional justification — it is sufficient to establish membership in the relevant category (e.g., by presenting a certificate of inheritance, lawyer's card, or official identification).

Power of attorney requirements

When a person does not act personally but through a representative, the requirements for the power of attorney (PoA) differ depending on the representative's status:

Privileged persons — PoA without notarisation

The following categories may act on the basis of an ordinary (non-notarised) power of attorney:

• Lawyers — a lawyer's power of attorney under Art. 25 of the Bar Act does not require notarisation. The signatures of the client and the lawyer are sufficient.
• Spouses, children, and parents of the transaction parties — as close relatives, they may represent the party with an ordinary written PoA.
• Legal counsel (yuriskontsulti) — when representing a legal entity, the in-house counsel acts on the basis of an internal order or PoA from the manager, without notarisation.

Non-privileged persons — explicitly notarised PoA required

Any other person who does not fall within the privileged categories — for example, a real estate broker, acquaintance, business partner, or accountant — must hold an explicit power of attorney with notarised signature. The PoA must clearly specify:

• The authorised person's right to obtain copies from the Property Register;
• The specific property or properties to which the authorisation relates;
• The validity period of the PoA (if limited).

This stricter regime aims to prevent the abuses involving general powers of attorney that were previously used by fraudsters to obtain copies of third-party deeds.

Legal interest — definition and examples

Persons who do not fall within any of the eight privileged categories may obtain only uncertified copies and only if they demonstrate a legitimate legal interest. Certified (official) copies are not available to them.

What is "legal interest"?

Legal interest (praven interes) is an objective legal connection between the person and the document for which a copy is requested. A general or abstract interest ("I want to know who owns this property") is not sufficient — a specific, substantiated reason related to the exercise or protection of a subjective right is required.

What must the application contain?

The person requesting a copy on the basis of legal interest must state in their application to the Registration Service:

• Purpose — why the copy is needed;
• In connection with whom — which party to the registered instrument;
• Nature of the legal interest — a specific explanation of the legal connection;
• Evidence — documents supporting the claimed interest.

Examples of legal interest

The Ordinance does not contain an exhaustive list, but the following typical scenarios can be derived from practice and the legislator's rationale:

• Person negotiating a property purchase — attaches a preliminary contract, correspondence with the seller, an offer, or another document evidencing the ongoing negotiations.
• Real estate broker — attaches an agency (brokerage) contract with a client who is a party to the transaction or a prospective buyer.
• Tenant or prospective long-term tenant — attaches an existing lease agreement or correspondence regarding the conclusion of one.
• Legal counsel of a company professionally engaged in real estate (bank, project company, SPV) — attaches a PoA from the manager, documents regarding the scope of business activity, and the specific transaction or project.

The assessment is case-by-case — the Judge of Registrations (sadiya po vpisvaniyata) reviews each application individually, based on the facts and evidence presented. There is no automatic access — even where the interest appears well-founded, if the evidence is insufficient, the application may be refused.

Impact on property transaction participants

The new rules affect different categories of participants to varying degrees:

Buyers

Buyers who have already acquired property are parties to the transaction and have unrestricted access to copies. Prospective buyers who have not yet signed a notarial deed must prove legal interest — but in practice, a preliminary contract or even a written offer is usually sufficient. Alternatively, the buyer can authorise their lawyer, who has unrestricted access.

Sellers

Sellers are not affected — as owners and parties to prior transactions, they always have the right to copies. Moreover, the changes protect sellers by restricting the ability of third parties to obtain copies of their deeds without control.

Real estate brokers

Brokers are among the most affected. Before the changes, they could freely obtain copies for the purposes of their brokerage activity. Now they have two options:

• Present an agency contract with a client and prove legal interest — this yields only uncertified copies;
• Hold an explicitly notarised PoA from the client — this yields certified copies as well, as an authorised person.

This creates additional administrative burden but is not an insurmountable obstacle to professional activity.

Lawyers

Lawyers are in a privileged position — they have unrestricted access by virtue of their professional status. The changes effectively strengthen the role of the lawyer in property transactions, as an increasing number of participants will turn to a lawyer for obtaining copies and conducting ownership checks. For more information on notary fees in property transactions, see our dedicated article.

Due diligence providers

Companies and consultants conducting legal analysis of properties for investors, banks, or funds must now document their legal interest or work through a lawyer. This is particularly relevant for bulk checks on property portfolios.

Practical tips for each stakeholder

Based on the analysis of the new rules, here are specific recommendations for different participants:

If you are a buyer

• Sign a preliminary contract before requesting copies — it is the strongest evidence of legal interest.
• If you do not yet have a preliminary contract, retain your written correspondence with the seller (emails, messages) that evidences the ongoing negotiations.
• Consider engaging a lawyer to conduct the check on your behalf — they have unrestricted access and will also provide a professional legal analysis.

If you are a seller

• You always have the right to copies of your own deeds — your identity card is sufficient.
• If you are selling through a broker, consider whether to grant them an explicitly notarised PoA for obtaining copies.

If you are a broker

• Include an express clause in your agency contract stating that the client authorises you to obtain copies from the Property Register.
• For greater certainty, request from clients a separate notarised PoA for obtaining copies.
• Maintain an archive of agency contracts so you can quickly demonstrate legal interest when filing an application.

If you are a lawyer or notary

• Your access is not restricted — your lawyer's card or notarial credentials are sufficient.
• Expect an increased number of clients engaging you specifically for obtaining copies and conducting ownership checks.
• Inform your clients about the new rules to prevent unnecessary visits to the Registration Service.

Important: Expect processing delays. Registry Agency staff must now verify the eligibility of every application, which inevitably slows down the process. Plan with a buffer of several business days.

Frequently asked questions