WHAT IS MEANT BY THE TERM LAND PARCEL?

A land parcel is an officially surveyed and geometrically defined part of the earth's surface. Individual parcels are separated from one another by precisely defined parcel boundaries. All parcels are listed in the state-wide real estate cadastre, where they are the smallest unit of record. As a rule there is therefore only one ownership relationship for each parcel. Every plot is at the same time a parcel. If several parcels belong to the same owner, they can also together form a larger plot. Each parcel is identified in the cadastre by its own parcel number.

HOW DO CADASTRAL DISTRICT, PARCEL AND PLOT RELATE TO ONE ANOTHER?

In Germany, land and the municipal boundaries within which it lies are grouped and registered in various units. The largest unit relevant for these purposes is the municipality. In official language, the contiguous area of a municipality is also called a Gemarkung.

Each municipality in turn consists of several cadastral districts (Fluren). Flur is the term for the entire usable area of a settlement, so each settlement is assigned a particular Flur. Fluren in turn are divided into individual parcels, the smallest subdivision.

The various plots are also located within a Flur. In this subdivision, an individual plot is a parcel. In this way every plot is assigned to a particular Flur.

Every parcel that has an owner forms a plot of its own. However, several parcels may have the same owner. If, for example, a landowner enlarges his plot by buying a neighbouring plot, his now larger plot consists of two parcels. In this way a single plot can be made up of several parcels. Conversely, however, a parcel is never located on two different plots.

A single plot can consist of several parcels that are not directly next to each other. Spatial proximity is not required to form a plot. However, all parcels must be located within the same Gemarkung in order to be recorded as one plot.

WHAT DOES THE PARCEL NUMBER MEAN?

For identification, each parcel in the real estate cadastre is assigned its own parcel number. Usually the parcels within a Flur are numbered consecutively. A simple number, a combination of two numbers or a combination of a number and a letter, e.g. 349/3, are all possible.

HOW ARE NEW PARCEL BOUNDARIES SET?

Every parcel is defined by its exact boundaries. They are set and checked by cadastral surveying. If a new parcel has to be created, a new cadastral survey may therefore be necessary. In Germany this type of survey may only be carried out by certain institutions: the cadastral authorities, land consolidation authorities, publicly appointed surveyors or other surveying bodies.

Such surveys are either original, new or updating surveys. If a cadastre has to be established for the first time, this is called an original survey. Original surveys may also be necessary when Fluren have to be consolidated or new boundaries are determined in the course of a division survey. In an original survey, the individual plot boundaries are marked.

If, on the other hand, larger parts of the cadastre, such as several parcels, have to be adjusted, this is called a new survey. If the cadastre is continued, this is an updating survey, in which the cadastre is extended by new parcels and plots.

Such surveys may become necessary, for example, if a plot is to be divided under land register law. If a plot consisting of only one parcel is divided, the parcel must also be divided into two individual parcels.

WHERE CAN I OBTAIN A CADASTRAL MAP?

There are various ways to view your own parcel. One is the extract from the cadastral map. The so-called cadastral map is part of the real estate cadastre. It shows all properties (parcels, plots and buildings) to scale.

The relevant extract can, for example, be viewed online free of charge. For this purpose the individual federal states have introduced their own geoportals. With the Official Real Estate Cadastre Information System (ALKIS) there is also a cross-state database. Buyers and sellers can use it to obtain information on individual parcels in many regions of Germany.

Another way to obtain information about a parcel free of charge is to call the competent cadastral office. In this way you can obtain verbal information on changes to the location description, type of use or the merging of parcels.

For land-register-relevant changes such as a property sale, however, a formal extract from the cadastral map is required. To obtain it, an application is made to the real estate cadastre. Issuing such an extract incurs a fee, the amount of which varies by state. As a rule you should expect costs of between 12 and 50 euros.

Under certain circumstances it is also possible to have such an extract issued conveniently online. This also costs money, but as the extract is provided as a PDF download, the usual waiting time of several days to several weeks is avoided.

WHAT IMPORTANCE DO PARCELS HAVE FOR LANDOWNERS?

Parcels and the cadastral map on which they are drawn play an important role, above all when selling properties and plots. They are important evidence when valuing the property. First, they provide information on the location of the plot, which is often a decisive factor in property valuation.

Furthermore, the boundaries of every plot are defined exactly by the parcel boundaries. Buyers need this information to know exactly what the plot they intend to acquire is like.

It is also relevant for landowners whether their plot consists of one or several parcels. Several parcels on a single plot can, under certain circumstances, mean additional bureaucracy and higher costs – for example, when a building permit is sought across parcel boundaries. As the costs of a cadastral survey are based on the parcel boundaries, additional costs can also arise here. It may therefore be worthwhile for landowners to merge several parcels on their plot into a single parcel.

TIPS FOR SELLERS

Obtaining information on the cadastral map from the competent authorities is no problem and costs little. If you want to sell your property or plot, you should obtain your map and add it to your documents. Also check whether the boundaries with your neighbours match the map.

Scheele Immobilienberatung will be happy to answer any further questions.

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