Land is the only category of property where an entry in the register may be correct, yet the title to the property may be disputed. A plot overlaps with a neighbouring one in the cadastral register; the former village council issued a certificate containing an error; an heir has been using the land for twenty years without any documents; and the council refuses to act, citing martial law in an area where the ban does not apply.
This is precisely where a land lawyer is needed: not to ‘speed up’ the Administrative Services Centre, but to ensure that the right to the plot stands up to scrutiny — whether by a court, a buyer, a bank or an heir.
We handle land cases for individuals and businesses: from registering rights to legal disputes with councils, neighbours and state authorities.
+38 095 554-54-24 — legal consultation
Areas of practice
Registration of land rights
- Privatisation of land plots — taking into account the ban in force during martial law and exceptions to it
- Privatisation of land under a private house — the most viable option at present
- Registration of inherited plots and land shares, allocation of a land share in kind
- Re-registration of old state deeds and council decisions from the 1990s
Disputes
- Appeals against refusals and inaction by local authorities
- Boundary disputes with neighbours, overlapping plots in the cadastre
- Recognition of land ownership rights through the courts
- Challenging unlawful council decisions on the transfer of land to third parties
- Cancellation of entries in the register, recovery of unlawfully seized land
Agreements and use
- Support for the sale and purchase of land, inspection of a plot prior to purchase
- Leases, emphyteusis, superficies, easements
- Change of land use
- Disputes with tenants of agricultural land
What to check before buying a plot
The cheapest service is often the one most frequently overlooked. Half a day’s work by a solicitor costs a fraction of what a legal dispute over land would cost.
- Land use designation. A plot designated ‘for horticulture’ does not permit the construction of a residential building or the registration of a place of residence. A change of designation is not always possible.
- Boundaries on the ground. The actual boundary fence and the cadastral boundaries often do not coincide. You buy a plot, and along with it — a dispute with a neighbour.
- Duplication in the cadastre. A classic problem with plots registered in the 1990s: the same piece of land appears twice in the register.
- Restrictions and encumbrances — protection zones for power lines and gas pipelines, coastal protection strips, and land belonging to the water fund. You cannot build on these areas, and no council decision can change that.
- History of acquisition. If a plot was privatised in breach of the law, council decisions may be overturned — even years later, and even in the case of a bona fide purchaser.
- Third-party rights — leases, easements, and the rights of heirs.
The most common land disputes
Boundary disputes. Two plots are claiming the same piece of land. This is resolved by correcting the error in the land registry — or, if a party objects, through the courts with a land surveying expert assessment.
Refusal by the council. The most common ground for refusal today is a reference to martial law. However, the ban does not apply to land on which your property stands, plots granted for use before 1 January 2002, the allocation of a land share under a certificate, or the enforcement of a court ruling. Refusals in these cases are unlawful and can be appealed.
Inheritance without documents. The deceased used the plot but did not formalise their title. A notary will not issue a certificate — the matter is resolved by having ownership recognised in court.
Land encroachment. A false entry has appeared in the register, or a neighbour has moved the fence. Speed is of the essence here: the more resales that have taken place, the more difficult it is to reclaim the land.
When a solicitor is not needed
The purchase of a plot with clear title deeds, well-defined boundaries and an appropriate designated use can be handled entirely through a notary. Privatisation of the land under a house, when the local council is functioning normally, is handled through a land surveyor and the Administrative Services Centre. We’ll be straightforward about this.
A land lawyer is needed when:
- the council has refused or is silent;
- the plot overlaps with a neighbouring one in the cadastre;
- the documents are outdated or have been lost — state acts from the 1990s, village council decisions, land registers;
- the plot has been inherited but the title has not been formalised;
- a building has been constructed on the land without the necessary documents;
- the land in question is agricultural land, land shares or leased land;
- an unauthorised entry regarding your property has appeared in the register.
How we work
- Land plot verification — cadastre, register of property rights, designated use, restrictions, history of acquisition.
- Legal opinion — whether you have a right, whether you fall under any exceptions to the prohibition, what the risks are and how long it will take.
- Registration — liaising with the land management organisation, the council, the Administrative Services Centre (CNAP) and the state registrar.
- Legal defence — challenging refusals and inaction, recognition of ownership rights, boundary disputes, and the annulment of unlawful entries.
- Land surveying expert assessment — we engage this service when a boundary dispute cannot be resolved through documentation.
Cost of services
| Service | Price |
|---|---|
| Consultation on land matters | from 1,500 UAH |
| Legal opinion: site inspection, analysis of rights and risks | from 5,000 UAH |
| Drafting or reviewing a contract (sale and purchase, lease, easement) | from 5,000 UAH |
| Pre-litigation dispute resolution, negotiations | from 5,000 UAH |
| Preparation of a statement of claim and procedural documents | from 5,000 UAH |
| Participation in one court hearing | from 3,000 UAH |
| Legal representation in court | from 10,000 UAH |
| Comprehensive support for civil cases | from 25,000 UAH |
| Comprehensive support for administrative cases (disputes with councils, state bodies) | from 30,000 UAH |
The following are charged separately: land management organisation services, extracts from the land register, court fees, land management expert reports, and administrative fees for registration of rights.
Questions and answers
Is it currently possible to obtain land from the state free of charge?
No, during martial law, the transfer of state- and municipally-owned land to private ownership free of charge is prohibited. Exceptions: land on which your property stands, a plot granted for use before 1 January 2002, the allocation of a land share under a certificate, or the enforcement of a court ruling.
What should I do if my plot overlaps with a neighbour’s?
Firstly, correct the error in the land register by mutual agreement between the parties. If the neighbour objects, the matter is resolved in court, usually with a land surveying assessment.
Can I build a house on a plot designated for gardening?
A garden house – yes; a residential house with registered residence – generally speaking, no. A change of land use designation is required, and this is not always possible.
My grandfather used the land for 30 years, but there are no documents. What should I do?
The right is established through the courts — by recognition of ownership. Evidence includes decisions by the village council, entries in the farm register, archival documents and witness statements. This is a real and fairly common type of case.
The council is not responding to my application. Can this be challenged?
Yes. Inaction on the part of a local authority can be challenged in an administrative court in the same way as a refusal, and the court may order the council to consider the matter on its merits.
How long does a land dispute take in court?
A straightforward case takes 6–10 months. If a land survey is involved — 12–18 months. An appeal adds a few more months.
Is it possible to reclaim a plot of land that has been re-registered in someone else’s name?
Yes, provided you act quickly: challenge the registrar’s decision, have the entry cancelled and, if necessary, have subsequent transactions declared invalid. Each resale makes it harder to reclaim the plot.
What documents should I bring to the consultation?
Everything relating to the land: the state act, council decisions, contracts, an extract from the cadastre, technical documentation, documents for the house, and written refusals from the authorities.
Contact a land lawyer at Svarog
Describe your situation — we’ll check the plot against the cadastre and the register, assess the risks, and tell you what can realistically be done now and what will have to be postponed until the ban is lifted. An honest answer during a consultation is cheaper than a year of fruitless applications to the council.
+38 095 554-54-24 · Kyiv, 7 Khoriva St, Office 2 (Podil) · Mon–Fri 9:00–18:00