Immobilien: Wann ist es sinnvoll, die Grundschuld löschen zu lassen?

Buying a property typically requires borrowing money from a bank, which is secured by an entry known as the Grundschuld in the property's land registry. This Grundschuld acts as collateral for the loan. Many property owners wish to have this Grundschuld removed once the loan is fully paid off. However, there are situations where keeping the Grundschuld may save money and effort.

A Grundschuld is distinct from the remaining loan balance, which decreases as payments are made. Even if the property owner owes no money to the bank, the Grundschuld may still appear in the land registry. For instance, it could remain at over 200,000 euros without the bank demanding repayment, as the bank no longer has a claim to the original loan amount after full payment.

The Grundschuld remains as a security right in the land registry, serving as collateral for potential future loans. This can be advantageous when the homeowner needs funds for major renovations, renovations, energy modernization, or purchasing solar panels. An "entered Grundschuld can serve as adequate security for a new lender," explains real estate financier Dr. Klein.

This way, notary and land registry fees can be avoided when applying for a new loan. A former Grundschuld can also be useful when purchasing a second property or another house and needing a loan. It may facilitate financing and save costs. However, it's crucial to note that the Grundschuld alone does not guarantee a bank will grant a loan in the future. The bank considers creditworthiness, income, loan-to-value ratio, and financing terms.

Estate owners should consider deleting the Grundschuld when selling the property, as buyers usually want a lien-free property. The sale agreement typically involves the deletion of existing Grundschuld, involving the notary coordinating the necessary steps between the seller, buyer, and financing bank. Likewise, transferring the property within a family may warrant deletion, especially when parents transfer the property to their children under encumbrance or co-ownership agreements.

This prevents the children from using the old Grundschuld as collateral for a new loan if they face payment difficulties, and avoids potential loss of the family home in case of forced auction.

To delete the Grundschuld, the property owner needs permission from the bank, which is issued for free once the loan is fully repaid. The deletion is then processed through the notary and land registry office. The cost depends on the Grundschuld amount, with roughly 800 euros for notary and land registry fees for a Grundschuld of 200,000 euros.

Homeowners who retain the Grundschuld for potential future use may avoid these costs, as well as the effort of obtaining a new Grundschuld. Therefore, it's not necessary to delete the Grundschuld merely because the loan has been paid off - one should evaluate whether it still provides practical value.