# Universal `--notary` Section — Deed-Anatomy Sub-extension

Clause-level forensic checklist for the **sale-deed text itself** — what to confirm is *present* in the draft deed before signing. Loaded when `--notary` is invoked (deed-anatomy sub-extension), alongside the transaction logic in `shared/notary-process.md` and the succession layer in `shared/notary-forced-heirship.md`.

**Snapshot**: June 2026.

**Scope**: this doc supplies the *deed-CONTENT* layer — is there a citable prescribed transfer form or mandatory-content statute for the property's country, and which clauses/panels can a buyer check against it. It is distinct from three neighbours: `--notary` / `notary-process.md` (the *process* — notary-required, days offer→deed, closing-cost %); `--language` (which deed *version* legally controls + sworn translation); `--remote` (the *execution form* — POA, RON, eIDAS, §925-BGB simultaneous presence). This is deed CONTENT only — what the deed must say, not how it is signed, in what language, or by which process.

## ⚠️ THE BOUNDARY RULE (read first — anti-advice guardrail)

This section is **decision-support, NOT legal advice.** Every item below is an **existence / contents check** — *"confirm clause X is present"* / *"confirm it says Y"* / *"cross-check value Y against source Z"* — and **NEVER** a corrective recommendation (*"this clause is wrong, change it to Z"* / *"you should hold as tenants in common"* / *"negotiate the deposit to X%"*). A clause-level "is clause X present and does it protect you" checklist is defensible decision-support; a "this clause is wrong, here is the value to insert" recommendation crosses into legal advice and is **out of scope**. The per-clause *correct value* is transaction-specific and is the job of the buyer's **independent counsel** — this section always routes that decision ("which tenure, which deposit %, whether to accept this servitude") to counsel and never resolves it. Slot-filling an invented "standard deed" for the ~100 jurisdictions with no citable form is the single biggest authoring hazard — and is forbidden.

Three universal moves precede every per-country check:

1. **Demand the draft deed in writing, a meaningful number of days before signing** — the *borrador* (ES/LATAM), *projet d'acte* (FR/francophone), *Entwurf* (DE/AT/CH), *bozza/rogito* draft (IT), or draft TR1 (UK) — so you and your adviser have time to read it, never a same-day signing.
2. **Read the CONTROLLING local-language version, not a courtesy translation** — in almost every civil-law jurisdiction the local-language deed is the legally binding text and the English translation has no legal force (see `--language`).
3. **Independent counsel — your own lawyer/notary, NOT the seller's, the developer's, or the agent's** — confirms each clause below is present and reads as you expect. The seller's/developer's notary acts for the transaction's validity, not for your interests.

## Universal contract

For the property's country, return:

1. **Is there a citable prescribed deed form / mandatory-content statute?** — a named anchor (e.g. UK TR1, ES Ley Hipotecaria art. 9, AT §433 ABGB, BC Form A) OR the honest *"no public standard form — the deed body is notary-drafted to local practice."*
2. **The buyer-actionable clause/panel checklist** — which of the universal red-flag items below can be checked against that anchor's named content.
3. **Source tier** — PRIMARY-OFFICIAL (statute/prescribed government form) · SECONDARY (text mirror, cross-check the primary) · NONE-CONFIRMED (no public form — structural contrast + verification path).
4. **Confidence** — HIGH / MEDIUM / LOW per the skill's contract.

## Strong-anchor jurisdictions (a citable form or mandatory-content statute exists)

These are the jurisdictions where a buyer can read the deed against a named primary source. Everywhere else falls to the universal checklist + honest tail.

| Jurisdiction | Instrument / statute (anchor) | Buyer-checkable content |
|---|---|---|
| **UK — England & Wales** | HM Land Registry **Form TR1** (prescribed transfer of whole) — [gov.uk guidance](https://www.gov.uk/government/publications/registered-titles-whole-transfer-tr1/guidance-completing-form-tr1-for-the-transfer-of-registered-property) · [PDF, form rev. 08/23](https://assets.publishing.service.gov.uk/media/65afbf6870218e000cb41f89/TR1__2023-08-29_ct.pdf) | 12 named panels: 1 title number(s) · 2 property · 3 date (of completion) · 4 transferor(s) · 5 transferee(s) · 6 transferee address for service · 7 transfer (fixed wording — "do not add to or amend") · 8 consideration · 9 title guarantee · 10 declaration of trust (tenancy election) · 11 additional provisions · 12 execution (as a deed, witnessed). **The strongest clause-level anchor in the corpus — it *is* the deed template.** TP1 is the matching prescribed form for transfer of *part* of a title (mirrors TR1 + a plan/extent panel; panels not separately enumerated this run). |
| **ES — Spain** | **Ley Hipotecaria art. 9** (mandatory content of the inscription) — [BOE consolidated text](https://www.boe.es/buscar/act.php?id=BOE-A-1946-2453) | The inscription must record: descripción de la finca + situación física + linderos + superficie + **referencia catastral**; **representación gráfica georreferenciada** (Catastro graphic coordination, post Ley 13/2015); naturaleza/extensión/condiciones of the right; the *titular*; the título + its date + authorising notary; presentation + inscription dates. Buyer check: referencia catastral matches the physical property, linderos/superficie match the Catastro graphic representation — under-declared boundary/surface vs Catastro is a live red flag. |
| **FR — France** | **Décret n° 71-941 du 26 nov 1971** (mentions obligatoires of any acte notarié) + **Code civil art. 1583 / 1589** (sale formation) — [Légifrance décret](https://www.legifrance.gouv.fr/loda/id/JORFTEXT000000511476) · [art. 1583](https://www.legifrance.gouv.fr/codes/article_lc/LEGIARTI000006441308) | Décret art. 6/8/10/12: notary name + seat, parties' full names/addresses, place of execution, **date of signature written in letters** (art. 8), the reading clause, page numbering + total page count (art. 12). Code civil art. 1583: the sale is perfect once *la chose* + *le prix* are agreed; art. 1589: *la promesse de vente vaut vente*. Buyer check (in the projet d'acte): date-in-letters present, parties correct, the *désignation de l'immeuble* and the *prix* both unambiguous. (Page-numbering/reading-clause are notary-side hygiene the buyer cannot police — but their absence voids the act.) *Note: art. 1601 sits in a later chapter ("De la chose qui peut être vendue"), not the formation cluster.* |
| **DE — Germany** | **§ 311b Abs. 1 BGB** (notarial Beurkundung) + **§ 925 BGB** (Auflassung) + **§ 1191 BGB** (Grundschuld) — [§311b](https://www.gesetze-im-internet.de/bgb/__311b.html) · [§925](https://www.gesetze-im-internet.de/bgb/__925.html) · [§1191](https://www.gesetze-im-internet.de/bgb/__1191.html) | §311b: a land contract requires full notarial *Beurkundung* (not mere *Beglaubigung*) — **the entire agreed content must be inside the notarised deed; a side-agreement kept out of the deed is void for form.** §925: the *Auflassung* clause must be unconditional and undated (a condition/time-limit makes it void). §1191: a seller *Grundschuld* is **non-accessory/abstract** — a "paid-off" loan does not auto-clear it; demand the *Löschungsbewilligung*/lender payoff before completion. (§925 simultaneous-presence lives in `--remote`; cited here only for the unconditional-clause check.) |
| **AT — Austria** | **§ 433 ABGB** (mandatory content of the registration deed) + **§ 431** (registration constitutive) + **§§ 53/55 GBG 1955** (Rangordnung) — [§433 RIS](https://www.ris.bka.gv.at/NormDokument.wxe?Abfrage=Bundesnormen&Gesetzesnummer=10001622&Paragraf=433) · [GBG RIS](https://www.ris.bka.gv.at/GeltendeFassung.wxe?Abfrage=Bundesnormen&Gesetzesnummer=10001941) | §433: the *Urkunde* must contain (1) exact persons transferring/acquiring, (2) exact Liegenschaft + components, (3) the legal ground, (4) place + time of contract, (5) the express **Aufsandungserklärung** (consent to register) — **the deed is not registrable without it; confirm it is present.** §431: ownership passes only at *Einverleibung* (registration is constitutive). §53/55 GBG: an *Anmerkung der Rangordnung* fixes rank, valid **one year** — secure the single original Rangordnungsbescheid. *§433 sub-clause verbatim wording = MEDIUM until re-read.* |
| **CH — Switzerland** | **Art. 657 Abs. 1 ZGB** + **Art. 216 Abs. 1 OR** (öffentliche Beurkundung) — [ZGB Art. 657 (mirror)](https://www.swissrights.ch/gesetze/Artikel-657-ZGB-2025-DE.php) · primary: fedlex.admin.ch SR 210 | The transfer contract requires **öffentliche Beurkundung** to be binding; price + all binding terms must be in the publicly-authenticated deed (a side-deal outside it is unenforceable; under-declaration to the deed is a known Swiss form-defect risk). **CRITICAL: the public-deed function and competent authority are CANTONAL** — who may authenticate and the exact form differ by canton; never assert a single national notary model. *Tier SECONDARY: fedlex is a JS-SPA that did not render via fetch; verbatim text confirmed via mirror + search. Re-verify at fedlex.admin.ch SR 210 in a JS browser.* |
| **IT — Italy** | **Codice Civile art. 2659** (contenuto nota di trascrizione) + **art. 2657** (admissible titles) — [art. 2659 (mirror)](https://www.brocardi.it/codice-civile/libro-sesto/titolo-i/capo-i/art2659.html) · primary: Normattiva R.D. 16 marzo 1942 n. 262 | Art. 2659: the *nota di trascrizione* must contain parties' name/DOB/codice fiscale (or denominazione/sede/CF for legal persons), the title + its date, the public officer, and the **dati di identificazione catastale** (art. 2826). Art. 2657: admissible titles = sentenza / atto pubblico / scrittura privata autenticata. Buyer check: confirm the *rogito* is an atto pubblico, party codici fiscali are correct, and the dati catastali (foglio/particella/subalterno) in the nota match the visura catastale. **Note: 2659 governs the registration extract + 2657 the form-of-title — neither is a clause-list for the rogito body, which is notary-drafted.** *Tier SECONDARY (brocardi.it mirror); cross-check Normattiva before citing as PRIMARY.* |
| **PT — Portugal** | **Casa Pronta / IRN** required-documents checklist (no public deed-CONTENT template) — [casapronta.pt](https://www.casapronta.pt/CasaPronta/) | The escritura body is notary-drafted to practice; the only public anchor is the required-documents checklist: civil + tax ID for all parties, the deed must **reference the *licença de utilização*** (or its dispensa for pre-7 Aug 1951 builds), and a *certificado energético* must be attached. Buyer check: licença de utilização (or exemption) referenced, energy cert attached, NIFs correct. *(casapronta.pt is the stable official IRN portal; justica.gov.pt/Servicos/Casa-Pronta also renders the Balcão Casa Pronta service page — both verified live 2026-06-13.)* |
| **NL — Netherlands** | **Akte van levering** — notarial deed + **BW art. 3:89** + Kadaster *inschrijving* — [Kadaster](https://www.kadaster.nl/situaties/regelen-via-de-notaris/akte-inschrijven-bij-koop-van-een-huis) · primary: wetten.overheid.nl BW | Transfer requires a notarial *akte van levering* (BW 3:89), then *inschrijving* in the Kadaster openbare registers — **ownership passes ONLY on inschrijving**, not on signing the koopovereenkomst. Buyer check: confirm the akte is the notarial deed (not just the private koopakte). *Vormerkung* (BW 7:3, registering the koop) protects against the seller's later sale/charges; a consumer woning purchase needs writing (BW 7:2) + a 3-day cooling-off. *(Brief's onderwerpen/akte-van-levering URL 404'd 2026-06-13 — repointed.)* |
| **UK — Scotland** | **Disposition** registered in the Land Register (RoS); statutory frame **LR(S)A 2012** + **RoW(S)A 1995** — [RoS KB](https://kb.ros.gov.uk/land-and-property-registration/the-application-form/application-form-guide) | Not a single fill-in form — a deed drafted to meet statutory content: parties designated to distinguish same-name parties; property described so the Keeper can map the boundary ("no registration without mapping"); consideration disclosed; correct existing title number narrated; validly executed/self-proving. Buyer check: the disposition narrates the correct title number, discloses consideration, is self-proving. *Phrase as "required content of a disposition", not "prescribed form panels."* |
| **AU — New South Wales** (Torrens) | NSW LRS **Transfer form 01T** (prescribed) — [Registrar General's Guidelines: Transfers](https://rg-guidelines.nswlrs.com.au/land_dealings/dealing_requirements/transfers) · [NSW LRS forms index](https://rg-guidelines.nswlrs.com.au/) | States the parties, property/folio detail, estate transferred, tenancy; both parties sign + witnessed. Buyer check: folio/title reference, transferor matches registered proprietor, consideration, tenancy (joint tenants vs tenants in common with shares). **NSW is mandatory e-conveyancing (PEXA)** — most transfers lodge electronically; 01T remains the prescribed paper instrument. *Panels summarised from the Registrar General's Guidelines + NSW LRS forms index, not read field-by-field this run — verify against rg-guidelines.nswlrs.com.au.* |
| **NZ — New Zealand** (Torrens, Landonline) | **Authority & Instruction (A&I) form** (paired with the e-Transfer) — [LINZ guidance](https://www.linz.govt.nz/guidance/land-registration/land-registration-guide/authority-and-identity/authority-and-instruction-ai-form-templates) | No paper transfer deed — the Transfer instrument is prepared + lodged electronically in Landonline by a lawyer. The A&I (approved by NZLS + Registrar-General) is the lawyer's proof of the client's authority to lodge + verified identity. Buyer check: confirm your lawyer holds a correctly completed A&I with your verified identity before the Transfer is certified. **A&I is the authority/identity instrument, NOT the substantive transfer-content form** — the Transfer content lives in Landonline (not field-mapped this run). |
| **CA — British Columbia** (Torrens) | **Land Title Act Form A — Freehold Transfer** (s.185(1), Transfer Forms Regulation Sch. A) — [BC Laws Form A](https://www.bclaws.gov.bc.ca/civix/document/id/loo68/loo68/02_53_90_02a) | 7 Items: 1 Application · 2(a) **Parcel Identifier (PID) + legal description** (must match PID) · 2(b) market value · 3 **Consideration** — *"if there is no valuable consideration expressed in this Item, a transfer in Form A is not registrable"* (quote exactly; buyer-actionable) · 4 transferor(s) · 5 freehold estate (fee simple etc.) · 6 transferee(s) + tenancy/co-ownership · 7 execution. Buyer check: Item 2(a) PID matches title, Item 3 consideration expressed (else not registrable), Item 5 estate is fee simple, Item 6 tenancy intended. |

**Confidence on the table**: HIGH for UK TR1, ES LH art. 9, FR (décret 71-941 + arts 1583/1589), DE (§§311b/925/1191), AT (§§431/433 + GBG, exact §433 wording MEDIUM), NL (Kadaster + BW 3:89), BC Form A (panels read directly from statute/official form). MEDIUM for IT (brocardi.it mirror, Normattiva cross-check pending), CH (mirror-corroborated, fedlex JS-SPA), PT (service checklist verified — no public deed-content template, a structural fact), Scotland (KB content summary), NSW (form existence confirmed via NSW LRS forms index + Registrar General's Guidelines; the prior deep-link PDF was dead and was repointed to those live pages — panels summarised, not field-read), NZ (A&I confirmed, transfer content not field-mapped).

## The UNIVERSAL buyer-side red-flag checklist

These are **existence / value-match checks** the buyer (with counsel) applies to the draft deed + binding contract in any country. Where a strong anchor exists, the named panel is given; where the item is contract-practice rather than statute, that is flagged. **None of these tell you the "correct" value — only whether the clause is present and protects you.**

1. **Declared price vs real price.** An under-declared price (off-the-books cash top-up) is tax fraud the buyer co-signs and bears — it shrinks your future capital-gains cost base, exposes you to back-tax + penalties on reassessment, and can void title-insurance/mortgage cover. **Check**: the consideration in the deed matches what you wired/escrowed *and* the signed preliminary contract; on UK TR1 this is **Panel 8** (words *and* figures — cross-check against the bank transfer record). If they differ, raise with independent counsel before signing. *(TR1 Panel 8 — PRIMARY; tax-consequence framing is universal contract-practice.)*
2. **Un-discharged mortgage / charge — discharge clause.** If the seller's charge is not discharged at/before completion, the lender's security can survive and attach to you. **Check**: the deed (or the completion mechanism) states all charges are released on/before completion and part of the price redeems them. Cross-reference a **fresh** register extract pulled days before signing (UK Official Copy / ES nota simple / FR état hypothécaire / DE Grundbuchauszug Abt. III). *(Register-extract freshness overlaps `--title-monitoring` + the finance/redemption mechanism.)*
3. **Undisclosed servitudes / easements / rights-of-way / covenants.** A burden runs with the land and binds you though you never agreed — it can block extensions or kill a development plan. **Check**: the deed discloses (or references the register entry for) every easement/servitude/right-of-way/covenant burdening or benefiting the property, and the list matches the register extract + cadastral plan. **Absence of mention in the deed does NOT mean absence of the burden — read the register itself** (ES LH art. 9 requires the inscription to record the nature/extent/conditions of rights). *(ES LH art. 9 — PRIMARY.)*
4. **Condition-precedent presence** (condition suspensive / subject-to-financing / subject-to-survey). A condition precedent lets you walk away without losing your deposit if finance falls through, a survey reveals a defect, or searches come back bad. **Check**: the binding preliminary contract (FR *compromis* + *conditions suspensives*; common-law "subject to" clauses) expressly contains (a) subject to finance by a stated date, (b) subject to a satisfactory survey, (c) subject to clear searches/title — each with its deadline + consequence if unmet. **The single most protective clause-existence check for a foreign buyer. Do NOT rely on it being implied.** *(Contract-practice — NONE-confirmed as a universal statute.)*
5. **Deposit amount + forfeiture symmetry.** A fair contract is symmetric: if the seller pulls out you should get the deposit back (often plus a like amount). **Check**: the contract states the amount/percentage, **who holds it (escrow/notary/agent client-account — NOT the seller directly)**, the forfeiture triggers, *and* what happens if the seller defaults. In ES the arras election matters: *arras penitenciales* (Código Civil art. 1454) let either side withdraw (buyer loses deposit, seller repays double); *arras confirmatorias* do not — confirm WHICH is named. The check is that symmetry exists + the holder is independent. *(ES CC art. 1454 — [BOE art. 1454](https://www.boe.es/buscar/act.php?id=BOE-A-1889-4763#art1454), PRIMARY; deposit-symmetry generally is contract-practice.)*
6. **Completion date + penalty / default clause.** Without a firm date + a stated consequence, a seller can stall while you carry bridging costs. **Check**: the contract states (a) the completion date (or its fixing mechanism) and (b) the default/penalty clause (penalty interest, notice-to-complete, right to rescind) — and it is reciprocal. On UK TR1, **Panel 3** carries the form-printed instruction *"Remember to date this deed with the day of completion, but not before it has been signed and witnessed"* (TR1 form text — the gov.uk guidance prose phrases it as "do not do this until after the transfer has been executed") — the deed is dated at completion; the late-completion remedy lives in the contract, so confirm the contract carries it. *(TR1 Panel 3, form-printed note — PRIMARY; penalty mechanism is contract-practice.)*
7. **Cost allocation — who pays notary / transfer tax / registration / agent fee.** Completion costs can add 7–15% on top of the price; ambiguity can land you with charges you assumed the seller bore. **Check**: the contract names + assigns each cost line — transfer tax/stamp duty, notary fee, registry fee, agent commission, any seller CGT withholding (e.g. ES 3% retención on non-resident sellers). Confirm no clause silently shifts the seller's tax or the agent's commission onto you. The check is that each cost is named + assigned — not whether the split is "fair." *(Contract-practice — NONE-confirmed as a universal statute; the local notary-fee tariff is separate.)*
8. **Tenure / co-ownership election** (joint tenants vs tenants in common / declaration of trust). How two+ buyers hold the property decides what happens on death and divorce — the wrong election can disinherit a child from a prior marriage or hand a co-buyer's share to the survivor against intentions. **Check**: the election is actually made and matches intention. On UK TR1 this is **Panel 10** with three boxes — *"as joint tenants"* / *"as tenants in common in equal shares"* / *"on trust:"* (free-text for unequal shares); **the registrar enters a Form A restriction UNLESS the joint-tenants box is X'd**, so confirm the box reflects your choice and that a separate declaration of trust exists for unequal shares. Civil-law analogues (FR indivision vs SCI; community-vs-separation marital regime) carry the same election. Confirm it is present — **not which one is "right" for you (counsel's call).** *(TR1 Panel 10 — PRIMARY, the strongest content-level anchor for this check; overlaps `notary-forced-heirship`.)*
9. **Vacant-possession warranty.** Without it you can complete and find tenants, a holdover seller, squatters, or a relative in situ — removal can take months to years. **Check**: the contract states the property is sold with **vacant possession on completion** (or, if sold tenanted, that this is expressly stated + the lease attached/disclosed + any protected-tenancy status). Flag absence to counsel. *(Contract warranty — NONE-confirmed as a statute; overlaps `--squatter` + tenancy-eviction timelines.)*
10. **Area / boundary cross-reference to cadastre / registered plan.** The deed's area + boundaries must match the cadastral/registered plan, or you may pay for land you don't get or buy a boundary dispute. **Check**: the deed gives surface + boundaries (*linderos*) AND cross-references the cadastral reference / title plan, and the figures match the extract you pulled. ES LH art. 9(a) mandates the inscription contain the description + *referencia catastral* + Catastro graphic-coordination status, so for ES you can check the deed against that statutory list. UK Panel 1 (Title number) + Panel 2 (Property) serve the same cross-reference. Flag any mismatch to counsel + a surveyor. *(ES LH art. 9(a) — PRIMARY.)*
11. **Seller identity + capacity + marital-regime / co-owner consent.** If the named seller is not the true registered owner, lacks capacity (e.g. an unverified POA), or is married under a community regime where the spouse must consent, the sale can be void. **Check**: the deed names the seller(s) exactly as the registered proprietor(s) on the current extract (UK TR1 **Panel 4** Transferor — full names; companies' registered/overseas-entity number per the Economic Crime (Transparency and Enforcement) Act 2022); any attorney references a valid current POA; and where the seller is married under a community regime OR the property is co-owned, **all required consents/co-owner signatures are present**. Cross-check transferor name vs register vs ID. *(TR1 Panel 4 — PRIMARY; marital-regime consent is civil-law contract-practice.)*

## ⚠️ 7 cross-cutting traps

1. **Existence-check, never advice.** The hard line: confirm clause X is present and reads as expected; *never* tell the buyer the "correct" deposit %, tenure election, or whether to accept a servitude. That decision is the buyer's independent counsel's, always — a 126-jurisdiction clause checklist invites slot-filling invented "correct" templates; do not cross the line.
2. **Form-of-execution ≠ deed-content.** Witnessing, eIDAS, RON, §925-BGB simultaneous presence belong in `--remote`. Deed *language* / controlling version belongs in `--language`. This section is deed CONTENT/panels only — reference the neighbours, do not duplicate.
3. **Registration-extract content ≠ deed body.** IT art. 2659 governs the *nota di trascrizione* (the registration extract) and art. 2657 the *form-of-title* — neither is a clause-list for the *rogito* body, which is notary-drafted. Likewise AT §433 is the *registration-deed* content. Do not imply these are "standard deed-content forms" for the substantive contract.
4. **Registration-constitutive vs opposability systems differ — don't template-paste.** In AT/DE/CH/NL/Torrens (AU/NZ/CA-BC) registration (*Einverleibung / Eintragung / inschrijving*) is what transfers title — ownership passes only on registration. In FR/IT/BE registration is mainly for opposability to third parties. The "ownership passes on signing vs on registration" point is jurisdiction-specific.
5. **DE Grundschuld is non-accessory.** Unlike a Hypothek, a "paid-off" Grundschuld does not auto-clear — it survives in Abt. III until formally discharged and can still secure live debt. Demand the *Löschungsbewilligung*/lender payoff; a stale-looking Grundschuld is a buyer red flag.
6. **DE Beurkundung ≠ Beglaubigung.** Only full notarial *Beurkundung* (§311b) satisfies the form requirement and forces the *entire* agreed content into the deed; mere *Beglaubigung* (signature certification) does not. A side agreement kept out of the notarised deed is void for form.
7. **A prescribed form is the floor, not the ceiling.** TR1's fixed Panel-7 wording ("do not add to or amend") and BC Form A's "no consideration → not registrable" are statutory minimums; the protective contract terms (conditions precedent, deposit symmetry, completion penalty, cost allocation) live in the *preliminary/binding contract*, not the registry transfer form. Read both.

## HONEST TAIL — the ~100+ jurisdictions with no public standard deed-content form

For most of LATAM escritura practice, MENA Arabic-language deeds, post-Soviet civil codes, and much of Africa and Asia, the deed's content is drafted by the local notary / avvocato / lawyer to local practice and **there is no public standard-form template to check against clause-by-clause.** BE (Belgium) sits here too: a transfer is an *acte authentique* drawn before a notaire and registered at the Bureau Sécurité juridique, but the load-bearing notarial-form + transcription statutes were not primary-verified this run — for further Southern-European/Mediterranean jurisdictions (GR, MT-civil, CY-civil) likewise no primary deed-content statute was verified within the call cap.

The honest output for these is a **structural contrast + verification path**, never an invented clause list:

- **Demand the draft deed** in writing a meaningful number of days before signing (borrador / projet d'acte / Entwurf / bozza) — read it with your adviser, not on signing day.
- **Read the controlling local-language version**, not a courtesy translation (`--language`).
- **Have independent counsel** confirm each of the eleven universal clauses above is present and reads as you expect — your own lawyer/notary, not the seller's or developer's.
- Then: **`data not publicly available — verify the specific deed-content requirements with the local notary / land registry`** (the país's Registro de la Propiedad, Land Registry, Grundbuchamt, conservatória, or notarial chamber; for BE: notaris.be / fisconetplus.be).

**Do NOT treat the absence of a citable form as licence to assume a clause exists.** Its absence from this checklist's anchored set means you must confirm it on the actual draft with counsel — and any per-country "standard deed template" an integration agent might add for the tail is a fabrication and a breach of the boundary rule.

## Status

**Confidence**: MEDIUM — HIGH for the strong-anchor jurisdictions where panels/articles were read directly from primary statute or a prescribed government form (UK TR1, ES LH art. 9, FR décret 71-941 + Code civil 1583/1589, DE §§311b/925/1191, AT §§431/433 + GBG, NL BW 3:89 + Kadaster, BC Form A); MEDIUM for the mirror-corroborated or summarised anchors (IT art. 2659/2657 via brocardi.it — Normattiva cross-check pending; CH ZGB 657 via mirror — fedlex JS-SPA; PT Casa Pronta required-documents checklist — no public deed-content template, a structural fact; Scotland disposition; NSW 01T panels; NZ A&I); and intentionally LOW / NONE-CONFIRMED for the ~100+ jurisdictions with no public standard deed-content form, which are reported as a structural contrast + "verify with local notary/registry" rather than slot-filled. The narrowing judgment — buyer-actionable red flags (conditions precedent, deposit symmetry, completion penalty, cost allocation, vacant possession) are contract-practice not statute — is the load-bearing reason this is a sub-extension, not a 126-country top-level form catalogue.

**Last verified**: 2026-06-13.

**Pairs strongly with**:
- `--notary` / `notary-process.md` — the parent flag: the *process* layer (notary-required, days offer→deed, closing-cost %); this sub-extension is the deed-CONTENT layer
- `--language` — which deed *version* legally controls + sworn translation (read the controlling local-language text, not the courtesy translation)
- `--remote` — deed *execution* form (POA, RON, eIDAS, §925-BGB simultaneous presence) — execution, not content
- `notary-forced-heirship` — the succession consequence of the tenure election (joint-tenancy survivorship vs reserved shares); cross-link on Panel 10 / co-ownership
- `--inherited-noncompliance` — checks the building register / permit chain (not the deed); pair for undisclosed-burden + licence-reference checks (PT licença de utilização)
- `--latent-defect` — area/boundary-vs-cadastre mismatch + undisclosed-servitude red flags surface as latent defects post-completion
- `--title-monitoring` — register-extract freshness + charge-discharge verification (Abt. III / Section C); the registry-system axis behind the discharge clause

**Methodology note**: researched via 4 parallel deed-anatomy tracks (common-law + Torrens prescribed transfer instruments; FR + Southern-Europe civil-law mandatory content; Germanic + Benelux deed form & content; a universal buyer-side red-flag clause-existence checklist) plus an independent audit. Anti-hallucination posture: every panel/article was either read verbatim from the named primary source (UK TR1 PDF rev. 2023-08-29; ES Ley Hipotecaria art. 9 + Código Civil arts 1454/1583/1589 on BOE; FR Décret 71-941 on Légifrance; DE §§311b/925/1191 on gesetze-im-internet.de; AT §§431/433 + GBG 1955 on RIS; NL BW 3:89 via Kadaster + wetten.overheid.nl; BC Form A on BC Laws) or honestly down-tiered (IT via brocardi.it mirror with Normattiva cross-check pending; CH via mirror because fedlex is a JS-SPA; NSW/NZ panels summarised from official guidance, flagged). URL repoints: the NSW Transfer-01T deep-link PDF (nswlrs.com.au …/25488.pdf) returned HTTP 404 and was repointed to the live Registrar General's Guidelines transfers page + the NSW LRS forms index (the form's existence is confirmed there; panels were summarised, not field-read — the row's confidence note reflects this); the NL Kadaster onderwerpen URL was repointed to /situaties; FR Code civil article-level URLs were corrected. The PT justica.gov.pt/Servicos/Casa-Pronta page was re-tested 2026-06-13 and loads (renders Balcão Casa Pronta) — casapronta.pt is cited as the stable official IRN portal, not as a dead-URL repoint. No fabricated form, panel, statute number, or URL; BE and the unverified Mediterranean civil-law jurisdictions were left in the honest tail rather than slot-filled. The section is held strictly on the existence-check side of the legal-advice line.