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It's easy to discuss the kitchen, the view from the window, and the discount during a viewing. With documents, the conversation is usually postponed: "We have everything, we'll show it at the notary's." It's better to change the order. First, understand who is selling the apartment and what exactly you are being offered to buy. Only then discuss the first payment.
Before transferring money, three things must align for you: the person who has the right to sell; the apartment specified in the documents; the terms under which you are buying it.
Start with the owner and the basis of their right
Ask the seller to show their identity document and the apartment documents. Verify the name, address, and cadastral number. Separately, find out the basis of acquisition: purchase, inheritance, gift, or other. If a representative is acting on behalf of the owner, verify their authority with a notary before agreeing on the settlement.
The memo from the government portal on the alienation of housing lists identity documents, cadastral and title documents, as well as consents and powers of attorney for relevant cases. This list is convenient to use as a starting point for a conversation with a notary.
There is no need to guess on your own whether the consent of a spouse, other owners, or a pledgee will be required. Describe the specific situation to the notary and ask them to name the necessary documents in advance. This is especially useful for inheritance, shared ownership, and sales by power of attorney.
Compare the cadastre with what you saw during the viewing
Pay attention to the address, area, and layout. If there are two rooms on the plan, but you are shown three, clarify how the additional one appeared. A moved kitchen, a combined balcony, or a demolished partition are reasons to ask for an explanation and documents, rather than settling for the phrase "everyone does it this way."
The state portal has a check of the extract and cadastral passport. According to the service description, it is free and performed automatically after the request. Save the verification result along with other materials for the apartment.
Check for encumbrances separately
For a preliminary check, you can use the service check for real estate prohibitions in the "Notary" system. It is also listed on the portal as free. The result of such a request does not replace the verification of the entire transaction: discuss the pledge, the composition of owners, and other circumstances of the sale separately with the notary.
If the seller says the apartment is mortgaged, ask them to explain the repayment procedure and the bank's involvement. The conditions for releasing the pledge and the movement of funds should be clear before payment. The words "we will close the loan immediately after your advance payment" do not establish this procedure by themselves.
Agree on settlement and handover of the apartment
From April 1, 2026, a non-cash settlement procedure for real estate purchase and sale was introduced — this is reported by the Ministry of Justice. Clarify in advance with the notary and the bank how the payment for your transaction will be made and what confirmation each party will receive.
In addition to the price, agree on the date of vacating the apartment, the handover of keys, and what remains inside. "Sale with furniture" sounds unambiguous only until moving. It's better to list the appliances and furniture included in the price and document the condition of the apartment upon handover.
If an advance payment or other preliminary payment is planned, first agree on the written terms: for which apartment the money is transferred, how it is accounted for in the price, and what happens if the transaction does not take place. The legal consequences of a specific document should be discussed with a notary or lawyer before signing.
Checklist before the first payment
- The seller's identity and authority have been verified.
- The address, cadastral number, and area match the documents.
- Discrepancies in the layout have been explained and verified.
- Encumbrances, pledges, and necessary consents have been discussed with the notary.
- The payment arrangements, move-out date and list of items included in the sale are clear.
- The terms of the preliminary payment have been formalized before transferring the money.
A useful question to ask the seller: "What could prevent this apartment from being registered in my name on the agreed date?" It shifts the conversation from the discount to the circumstances that actually affect the transaction.
Sources: Government portal and Ministry of Justice of the Republic of Uzbekistan, state services for checking cadastral information and prohibitions. Links are provided next to the relevant facts. The material was reviewed on October 14, 2026. Cover illustration by HATA.
