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Creating a mortgage or land charge
Mortgages and land charges are rights to a property that are usually created for third parties (usually credit institutions) and authorise them to obtain satisfaction from the property by way of forced sale or forced administration (mortgage liens) under predetermined conditions (security case).
They are primarily used to secure loans:
- The mortgage secures a specifically defined claim and its existence depends on this claim.
- The land charge is not linked to a specific claim and is therefore not dependent on a claim for its existence. It can be used as security as often as desired, even for new loans. A security agreement ("security purpose declaration") concluded between you as the borrower and the bank granting the loan stipulates which claims are secured by the land charge.
The land charge is the most frequently created mortgage; due to its independence from a specific claim and the associated flexibility, it has largely replaced the mortgage in practice.
Liens on real property can also be created in the form of a registered mortgage. In the case of the mortgage, this facilitates the assignment of the claim secured by the mortgage and, in the case of the land charge, the transfer of the land charge itself, as no entry in the land register is required for this in the case of a mortgage by letter.
Note: Numerous individual cases are conceivable. Individual advice from a notary is therefore essential.
Responsible authority
The encumbrance of a property with a mortgage must be entered in the land register. You must apply for the entry at the relevant land registry office.
Details
Prerequisite
You are the owner of a property and would like to encumber it with a mortgage, for example to obtain a loan.
Procedure
To create a mortgage, first contact a notary of your choice.
The same applies to the cancellation of a mortgage.
Deadlines
none
Required documents
Depending on the individual case, different documents may be required.
You will usually receive the form for creating a land charge from your financing bank to pass on to your notary.
Costs
Fees vary depending on the individual case.
Ask your notary what costs you can expect for the creation or cancellation of the mortgage.
Processing time
varies depending on the individual case
Miscellaneous
Please note: The bank does not have to sue you in court for forbearance of foreclosure if you as the owner of the property - as is often the case in practice - have already submitted to immediate foreclosure in a notarised deed in such a way that
- the enforcement of the deed against the respective owner of the property should be permissible, and
- the submission is entered in the land register.
Such a declaration of submission is regularly found in bank forms for the creation of land charges.
If the bank enforces the mortgage unjustly, you as the owner can defend yourself against this in court.
Legal basis
Bürgerliches Gesetzbuch (BGB):
- § 873 Erwerb durch Einigung und Eintragung
- § 1113 Hypothek
- § 1116 Brief- und Buchhypothek
- § 1191 Grundschuld
- § 1192 Anwendbare Vorschriften
Grundbuchordnung (GBO):
- § 13 Antrag
- § 19 Bewilligung
- § 29 Form
Zivilprozessordnung (ZPO):
- § 794 Absatz 1 Nummer 5 Weitere Vollstreckungstitel
- § 800 Vollstreckbare Urkunde gegen den jeweiligen Grundstückseigentümer
Gesetz über Kosten der freiwilligen Gerichtsbarkeit für Gerichte und Notare (Gerichts- und Notarkostengesetz - GNotKG):
- Nummer 14120 fortfolgende Anlage 1 Eintragung einer Belastung
Release note
Machine generated, based on the German release by: Justizministerium Baden-Württemberg, 14.04.2026
