When an action affecting the title or possession of real estate has been brought in or transferred to any court of a county, other than the county in which the real estate or some portion of it is situated, the clerk of such court must, after final judgment therein, certify such judgment under his or her seal of office, and transmit the same to the corresponding court of the county in which the real estate affected by the action is situated. The clerk receiving such copy must file and record such judgment in the records of the court, briefly designating it as a judgment transferred from ......... court (naming the proper court).
§ 25-412.Change of venue in local actions involving real estate; transfer and entry of judgment.
Article 4: Venue · Last amended 2018 · Last verified July 22, 2026
In one sentenceSection 25-412 requires that once a lawsuit affecting title to or possession of real estate ends in a final judgment in a county other than where the property sits, the clerk must certify and send that judgment to the county where the real estate is located.
Full Text of § 25-412
Source
G.S.1873, c. 57, § 4, p. 712; R.S.1913, § 7623; C.S.1922, § 8566; C.S.1929, § 20-412; R.S.1943, § 25-412; Laws 2018, LB193, § 7.
Plain-English Summary
Sections 25-401 and 25-402 usually keep real estate lawsuits in the county where the property is located, but a case affecting title or possession can still end up in — or be transferred to — a different county through the mechanisms in sections 25-410 and 25-403.01. Section 25-412 makes sure the county where the land sits still ends up with a record of what happened.
Once such a case reaches final judgment in a court outside the county where the real estate is located, the clerk of that court must certify the judgment under the court’s seal and send it to the corresponding court in the county where the property is situated. That receiving court’s clerk must then file and record the judgment, marking it as a judgment transferred from the originating court, with that court identified by name.
This matters for anyone checking land records. A buyer, lender, or title company searching the records in the county where a parcel sits should be able to find a judgment affecting that parcel’s title or possession even if the lawsuit itself was tried somewhere else.
Frequently Asked Questions
Why would a case about title to my land ever be decided in a different county?
What does the originating court’s clerk have to do after final judgment?
The clerk must certify the judgment under the court’s seal of office and transmit it to the corresponding court in the county where the real estate is located.
What happens to the judgment once it reaches the county where the property is located?
The clerk of that court must file and record it, labeling it as a judgment transferred from the originating court and naming that court.
Does this section apply to every civil judgment?
No. It applies specifically to judgments in actions affecting the title or possession of real estate that were brought in or transferred to a county other than where the property sits.
Why does it matter that the judgment gets recorded in the county where the land is located?
Land records are searched county by county, so recording the judgment there lets anyone checking title to the property find a judgment that affects it, even though the case was litigated elsewhere.
Is this the same process as transferring a case for convenience under section 25-410?
No. Section 25-410 governs transferring the case itself before or during litigation; section 25-412 governs what happens to the judgment afterward when the case was litigated outside the county where the property sits.
Source & verification. Section text and the amendment-history citation are
reproduced verbatim from the Nebraska Legislature, Revisor of Statutes, enacted by the
Nebraska Legislature. Last verified July 22, 2026. ·
Official source
Also known as: recording judgment affecting land titlejudgment transferred to property countytitle dispute decided in wrong countycertify judgment real estate caseland records judgment recording nebraskasection 25-412 explained