Real Estate Disputes are one of the most common and high-value categories of legal conflicts in Georgia. In recent years, the rapid growth of the real estate market, the construction boom, and the development of tourism infrastructure have increased risks associated with property ownership. Whether it involves a residential apartment, commercial space, or land plot, disputes can arise at any stage — from acquisition and registration to inheritance. Often, citizens and investors face problems related to double sales, incorrect registration in the Public Registry, or developers failing to meet obligations. In such cases, the involvement of a qualified lawyer is vital, as real estate is often a person's most valuable asset. Legal.ge offers access to experienced lawyers specializing in property law who will help you protect or restore your ownership rights.
What Do Real Estate Dispute Services Cover?
This service covers the management of any type of civil and administrative dispute related to real estate. Services include:
- Recognition of Ownership Rights: Disputes where a person factually possesses property (e.g., through adverse possession/prescription) but cannot legalize it in the Public Registry.
- Nullification of Sales Contracts: Canceling transactions based on fraud, mistake, duress, or sham, and returning the property.
- Recovery of Possession (Vindication): Filing a lawsuit against a person illegally occupying your apartment, house, or land (eviction of illegal possessors).
- Mortgage Disputes: Conflicts with banks or private lenders, challenging auction results, and managing the risk of foreclosure.
- Division of Co-ownership: Disputes between spouses, family members, or business partners regarding the division of shared real estate or separation of shares.
- Construction Disputes: Lawsuits against developers for breach of construction deadlines or poor quality of work.
Real-World Scenarios Where You Need a Lawyer
Imagine a situation: you bought an apartment in a building under construction, paid the money, but the company sold the same apartment to another person (so-called double sale). You need a lawyer to prove your priority right and claim damages. Another example: you inherited a house, but it turned out the deceased "gifted" it to another relative under suspicious circumstances while alive. A lawyer will help you invalidate the gift deed. Cases where Public Registry data do not match reality are also common — for instance, a neighbor's building is registered on your plot. In such cases, an administrative dispute is needed to annul the Registry's decision.
Georgian Legal Framework
Real estate disputes are regulated by Book Two of the "Civil Code of Georgia" (Property Law) and the "Law on Public Registry". Georgian legislation is based on the presumption of the Registry's accuracy, meaning data registered in the Public Registry is considered correct until a court determines otherwise. This increases the complexity of disputes — a lawyer must present solid evidence to invalidate a registration. Also important is the "Civil Procedure Code of Georgia", which determines jurisdiction for property disputes (lawsuits are filed based on the location of the property) and interim measures (asset freezing/seizure), which are essential to prevent the alienation of property before the dispute ends.
The Process Step-by-Step
The process begins with gathering proof of ownership (extracts from the Registry, archives, contracts). The next stage is requesting interim measures — applying to the court to place a lien/freeze on the disputed property so the defendant cannot sell it. After that, a lawsuit is prepared and filed. Court proceedings may involve engineering-technical expertise (to determine boundaries or building conditions). The process concludes with a court decision, which is registered in the Public Registry and changes the ownership record.
Why Choose a Specialist on Legal.ge?
Real estate disputes require specific knowledge of property law and registration procedures. An incorrectly drafted lawsuit can lead to the permanent loss of property. Legal.ge allows you to find lawyers with years of experience in successfully resolving real estate disputes. They ensure maximum protection of your assets and minimization of legal risks.
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