Kupní smlouva bez makléře: Co musíte vědět, abyste se neokradli

When you sign a kupní smlouva bez makléře, právní dokument, kterým se obě strany zavazují k převodu nemovitosti bez zprostředkovatele. Also known as smlouva o převodu nemovitosti, it is the only thing standing between you and a costly mistake. Many people think skipping a real estate agent saves money, but they forget the agent isn’t just a middleman—he’s the one who knows what to look for in the fine print. Without him, you’re on your own against contracts full of traps.

A proper kupní smlouva, právní smlouva, která upravuje převod vlastnictví nemovitosti must include the exact address, total price, payment schedule, condition of the property, and deadlines. If any of these are missing, the contract is invalid—or worse, it’s a trap. I’ve seen cases where buyers signed without checking if the seller even owned the property. No title deed? No problem, they said. Until the real owner showed up with court papers. That’s not a bargain. That’s a disaster.

Don’t confuse a smlouva o dílo, smlouva mezi zákazníkem a dodavatelem na provedení konkrétní práce with a purchase contract. One is for renovations, the other for ownership. Mixing them up is like using a hammer to screw in a lightbulb—it won’t work, and you’ll hurt yourself. If you’re buying a house from a private owner, you need a purchase contract, not a work agreement. And if someone tells you otherwise, walk away.

Also, never skip the ochrana spotřebitele, právní rámec, který chrání osoby při nákupu zboží a služeb. Czech law gives you 15 days to withdraw from a contract signed outside a business premises—like at home or in a café. But if you sign in a notary’s office, that right disappears. Many sellers push buyers to sign at notaries right away, hoping they won’t think twice. Don’t let them rush you. Read it. Sleep on it. Get a second opinion.

You might think, "I’ll just check the registry myself." But the land registry doesn’t tell you if there’s a hidden mortgage, unpaid fees, or a tenant with a lifetime lease. Only someone who knows how to dig can find that. And if you’re not that person, you’re gambling with your life savings.

The posts below show you exactly what to look for in contracts, how to spot red flags in property documents, and how to protect yourself even when you’re buying directly from an owner. You’ll find real examples from Czech buyers who got burned—and how they fixed it. You’ll learn what a proper warranty clause looks like, why the date of handover matters more than you think, and how to make sure the seller can’t disappear with your deposit. This isn’t theory. It’s what actually happens in Czech real estate.