Purpose
The land registry office does not examine whether the parties are substantively in the right — it examines whether the formal requirements have been proven to it in the form prescribed by law. Anyone who does not cleanly separate this distinction produces interim orders, loses rank and blocks the purchase price maturity. This skill assembles the registrable application, checks it against the formal examination of the land registry office and classifies the legal remedies against interim order and rejection.
Inputs
- Applied-for registration: transfer of ownership, priority notice, land charge, easement, usufruct, deletion, correction, objection
- Land register sheet: local court, land registry district, sheet number, inventory and Sections I–III in the current extract
- Parties and their legal form: natural person, GmbH/AG (commercial register extract), eGbR (company register), community of heirs, person under guardianship, minor
- Existing declarations: authorization, conveyance, deletion authorization, subordination of rank — in each case in what form
- Proofs: certificate of inheritance / European Certificate of Succession / notarial will with opening record, powers of attorney, approvals
- Interim order already issued interim order or rejection with date of receipt
- Desired rank and rights already registered
Sub-agent architecture
- Researcher (
../../agents/researcher.md) obtains GBO, GBV, BGB property law and MoPeG follow-up provisions with URL as well as the commentary passages (Demharter, Schöner/Stöber, Bauer/Schaub). - Drafter (
../../agents/drafter.md) formulates the application, authorization and, if applicable, the appeal document. - Reviewer (
../../agents/reviewer.md) checks form § 29 GBO, prior registration, rank details and appeal deadlines.
Procedure
1. Application for registration (§ 13 GBO)
A registration is in principle made only upon application. Entitled to apply is anyone whose right is affected by the registration and anyone in whose favor the registration is to be made; in the case of notarized declarations, the notary is deemed authorized (§ 15 GBV). Decisive for the rank is the time of receipt by the land registry office — the application must therefore be registered with the time of day. The application may be made subject to a condition insofar as the condition lies in the land registry proceedings themselves (for example: registration only with a specific rank); otherwise it is not amenable to conditions.
2. Formal principle of consent (§ 19 GBO)
A registration is made if the person authorizesit whose right is affected by it. The land registry office does not the material agreement, but solely the authorization of the person affected — that is the formal principle of consensus. The exception is the transfer of ownership: here Section 20 GBO additionally requires proof of the conveyance, that is, the material agreement (material principle of consensus). The authorization is a unilateral procedural declaration to be made to the land registry; it is not subject to conditions and in principle irrevocable once it has been received by the land registry.
3. Form of the proofs (Section 29 GBO)
Entries are made only if the required declarations are proven by public or publicly certified documents ; other requirements, insofar as they are not obvious, must likewise be evidenced in this form. In practice this means: certification of the signature suffices for the authorization; for the conveyance, notarization is required. Authority of representation is proven by a certified power of attorney, an extract from the commercial register or — in the case of the GbR — by the extract from the company register. A privately written declaration is worthlessin land registry proceedings, however unambiguous its content may be.
4. Principle of prior entry and the MoPeG trap (Section 39 GBO, Section 47(2) GBO)
An entry should be made only if the person affected is himself registered as the entitled person (Section 39(1) GBO). Anyone wishing to dispose must therefore already be registered in the land register; exceptions apply to succession under Section 40 GBO, if the heir transfers or cancels the right.
Since 01.01.2024 (MoPeG), a second, independent hurdle applies to the Gesellschaft bürgerlichen Rechts: Under Section 47(2) GBO, a right may be entered in the land register for a Gesellschaft bürgerlichen Rechts only if it is registered in the company register . That is the central transaction trap of the present:
- A GbR that before 2024 is registered in the land register as owner together with its partners can not validly disposewithout first being entered as an eGbR in the company register and having the land register corrected accordingly.
- Also affected are the acquisition by a GbR, the creation of a land charge, the authorization of a priority notice and any deletion.
- Timing: The register application must be certified by a notary and requires lead time. If it is noticed only at the notarization appointment, the entire transaction is delayed by weeks.
- Review routine: If a GbR is a party to the transaction, it must be clarified before scheduling whether it is already an eGbR with a register number.
5. Registrability and certainty
Only rights in rem and legally permitted notes — not obligations under the law of obligations. Registrable in particular are ownership, heritable building right, easements, usufruct, real burden, right of first refusal, mortgage, land charge and annuity land charge, priority notice, objection, restrictions on disposal. Not registrable are, for example, lease agreements, usage agreements without a real-property content, or payment obligations. The content must be determinate be; for supplementation, reference may be made to the registration authorization (Section 874 of the German Civil Code), but the essential legal content must be apparent from the land register itself.
6. Priority relationships (Section 879 of the German Civil Code, Section 880 of the German Civil Code, Section 881 of the German Civil Code)
The priority relationship of several rights in the same section is determined by the order of the registrations; for registrations in different sections by the date; if the date is the same, the rights have the same priority (Section 879(1) of the German Civil Code). Deviating priority provisions are permissible but must be registered (Section 879(3) of the German Civil Code).
- Change of priority (Section 880 of the German Civil Code): agreement of the entitled persons involved and registration; if an intervening right conflicts, its priority remains unaffected. If the right yielding priority is a mortgage or land charge, the owner's consent is required.
- Rank reservation (Section 881 of the German Civil Code): when encumbering, the owner reserves the right to register another right, defined as to its scope, with priority over the registered right. Without registration of the reservation, it has no effect.
7. Correction of the land register (Section 22 of the German Land Register Code) and objection (Section 899 of the German Civil Code)
If the land register is incorrect — the registered position deviates from the substantive legal position — it is corrected either with the consent of the person affected or by proof of incorrectness in the form of Section 29 of the German Land Register Code (Section 22(1) of the German Land Register Code). A typical case is succession: proof by certificate of inheritance or by notarized will together with the record of its opening.
As long as the correction has not been made, the objection under Section 899 of the German Civil Code provides protection: it destroys the public faith of the land register (Section 892 of the German Civil Code) and thereby prevents acquisition in good faith by third parties. It is registered on the consent of the person affected or on the basis of a preliminary injunction — a ground for the order need not be made credible for this purpose. If the land registry office recognizes that it has made an incorrect registration in violation of statutory provisions, it registers ex officio an official objection under Section 53 of the German Land Register Code .
8. Interim order and appeal (Section 18 of the German Land Register Code, Section 71 of the German Land Register Code)
If a remediable obstacle stands in the way of the application, the land registry office does not immediately reject the application but issues an interim order with a deadline; if the obstacle is removed by the deadline, the original rank is retained (Section 18(1) GBO). This is the reason why an interim order must be taken seriously and the deadline noted. An interim order with which a substantive requirement that was missing from the outset is to be supplied later is inadmissible — in that case, the application must be rejected.
Against decisions of the land registry office, appeal to the Higher Regional Court is available (Section 71(1) GBO); it is not subject to a deadline, but against entries that have been made it is admissible only with the aim of an official objection or an official deletion (Section 71(2) GBO). The land registry office may grant relief (Section 75 GBO). An appeal is admissible against the interim order; in parallel, the obstacle should be removed as a precaution in order not to jeopardize the rank.
Deterministic calculation
The deadlines of the interim order set by the land registry office are event-based periods under Section 187(1) BGB; the end of the period is postponed under Section 193 BGB to the next working day. The calculator in ../../../scripts/legal_calc/ performs only the arithmetic — receipt of the interim order is a legal input and must be demonstrated separately.
# Frist einer Zwischenverfügung § 18 GBO: Zugang 15.01.2026, vier Wochen
python -m scripts.legal_calc.cli frist --ereignis 15.01.2026 --menge 4 --einheit wochen --land BY
# Vorlauf für die Anmeldung zum Gesellschaftsregister vor dem Beurkundungstermin
python -m scripts.legal_calc.cli frist --ereignis 15.01.2026 --menge 2 --einheit wochen --land BY
--json provides the calculation steps together with citation of the provision. Land registry costs are governed by the GNotKG; a GNotKG module is not implemented — the fees must be determined manually against the KV GNotKG.
Sources
Statutes
- Section 13 GBO, Section 18 GBO, Section 19 GBO, Section 20 GBO, Section 22 GBO, Section 29 GBO
- Section 39 GBO, Section 40 GBO, Section 47 GBO, Section 53 GBO, Section 71 GBO, Section 75 GBO
- Section 874 BGB, Section 879 BGB, Section 880 BGB, Section 881 BGB, Section 892 BGB, Section 899 BGB
- Section 707 BGB (company register of the eGbR, MoPeG)
Commentaries
- Demharter, GBO, 33rd ed. 2023, Section 19 marginal no. 1 et seq.; Section 29 marginal no. 1 et seq.; Section 39 marginal no. 1 et seq.
- Schöner/Stöber, Grundbuchrecht, 16th ed. 2020, marginal no. 1 et seq. (application, consent, rank)
- Bauer/Schaub, GBO, 5th ed. 2023, Section 47 marginal no. 1 et seq. (GbR under MoPeG)
- Kohler, in: MüKoBGB, 9th ed. 2023, Section 879 marginal no. 1 et seq.; Section 899 marginal no. 1 et seq.
Case law
- On the scope of the principle of prior registration and on the treatment of the GbR in the land register under the MoPeG, appellate case law has been developing only since 01/01/2024; relevant OLG orders should be researched in juris before use
[unverifiziert - prüfen]. - On the inadmissibility of an interim order intended to supply later a substantive requirement that was missing from the outset, the relevant BGH and OLG case law should be consulted
[unverifiziert - prüfen]. Never adopt a case number into juris / Beck-Online without verifying it yourself.
Drafting aid — land register application and objection application
An das Amtsgericht <Ort> — Grundbuchamt —
Grundbuch von <Gemarkung>, Blatt <Nr.>
Namens und in Vollmacht der Beteiligten beantrage ich:
1. In Abteilung II einzutragen: Auflassungsvormerkung gemäß § 883 BGB
für <Käufer, Name, Geburtsdatum>, im Rang nach <…> und im Übrigen an
erster Rangstelle.
2. In Abteilung III einzutragen: Grundschuld ohne Brief über
<Betrag> EUR nebst <…> % Jahreszinsen für <Gläubigerin>.
3. In Abteilung I den Eigentumswechsel auf <Käufer> einzutragen.
Die Eintragungsbewilligungen der Betroffenen sowie die Auflassung sind in
der beigefügten notariellen Urkunde vom <Datum>, UR-Nr. <…>, enthalten
(§§ 19, 20 GBO). Die Form des § 29 GBO ist gewahrt.
Der Voreintragungsgrundsatz des § 39 GBO ist gewahrt; die veräußernde
Gesellschaft ist seit dem <Datum> unter <Registergericht, GsR <Nr.>> im
Gesellschaftsregister eingetragen (§ 47 Abs. 2 GBO). Ein aktueller
Registerausdruck liegt bei.
Die Anträge zu 1. bis 3. werden in dieser Reihenfolge und nur gemeinsam
gestellt; Teilvollzug wird ausdrücklich nicht beantragt.
Antrag auf Eintragung eines Widerspruchs (§ 899 BGB)
Das Grundbuch ist unrichtig, weil <Darstellung der materiellen Rechtslage>.
Zur Erhaltung des Rechts der Antragstellerin und zur Verhinderung eines
gutgläubigen Erwerbs Dritter (§ 892 BGB) wird beantragt, gegen die
Richtigkeit der Eintragung in Abteilung <…> lfd. Nr. <…> einen Widerspruch
zugunsten der Antragstellerin einzutragen. Die Bewilligung des Betroffenen
liegt vor / wird durch einstweilige Verfügung des Landgerichts <Ort> vom
<Datum>, Az. <…>, ersetzt.
Output format
GRUNDBUCHVERFAHREN — <Antrag / Zwischenverfügung / Berichtigung> — <Datum>
I. Grundbuch / Beteiligte <AG, Gemarkung, Blatt>
II. Beantragte Eintragung <Art, Abteilung, Inhalt>
III. Antrag § 13 GBO [✅] Eingang / Rangzeitpunkt: <Datum, Uhrzeit>
IV. Bewilligung § 19 GBO [✅ / ❌] Auflassung § 20 GBO [✅ / N/A]
V. Form § 29 GBO [öffentlich / beglaubigt / 🔴 privatschriftlich]
- Vertretungsnachweis [HR-Auszug / GsR-Auszug / Vollmacht]
VI. Voreintragung § 39 GBO [✅ / ❌]
eGbR § 47 Abs. 2 GBO [nicht einschlägig / eingetragen GsR <Nr.>
/ 🔴 GbR nicht registriert — Termin schieben]
VII. Eintragungsfähigkeit [✅ / ❌ schuldrechtlich] Bestimmtheit [✅ / ⚠️]
VIII. Rang §§ 879–881 BGB Gewünscht: <…> Zwischenrechte: <…>
Rangvorbehalt / Rangänderung [N/A / eingetragen]
IX. Berichtigung § 22 GBO [N/A / Bewilligung / Unrichtigkeitsnachweis]
Widerspruch § 899 BGB [N/A / beantragt / Amtswiderspruch § 53 GBO]
X. Zwischenverfügung § 18 GBO Zugang <Datum> Frist bis <Datum>
Beschwerde § 71 GBO [nicht erforderlich / eingelegt am <Datum>]
Ergebnis: <eintragungsreif / Hindernis behebbar / nicht eintragungsfähig>
Rangrisiko: [🟢 / 🟡 / 🔴]
Risks / typical mistakes
- GbR without entry in the company register — since 01.01.2024, § 47(2) GBO blocks any entry; if this is only noticed at the notarization appointment, the entire schedule collapses.
- Overlooking the principle of prior entry — the disposing party is not yet entered in the land register; without the exceptional case under § 40 GBO, the register must first be corrected.
- Failed to meet the form requirement of § 29 GBO — privately written consent, unnotarized power of attorney or outdated register extract; substantively correct, procedurally worthless.
- Confusing formal and substantive principle of consensus — the land registry office examines the consent, and in the case of a transfer of ownership also the conveyance, but never the purchase contract.
- Priority not expressly determined — without a statement of priority, the order of receipt decides; a reservation of priority has effect only if it is entered.
- Deadline of the interlocutory order missed — with the rejection, the original priority date is lost; the appeal under § 71 GBO does not cure this retroactively.
- Objection too late — until the objection is entered, acquisition in good faith under § 892 BGB remains possible; the correction application alone does not block it.