Buying real estate in Greece requires coordinated legal and technical checks to ensure a safe transfer. A lawyer, a notary and an engineer typically work together to confirm title, legality and tax compliance.
Pre-contract due diligence
Thorough pre-contract due diligence reduces risk. Your lawyer reviews the chain of title and burdens at the Land Registry or the Cadastre (Hellenic Cadastre), checking deeds, encumbrance certificates, court disputes, mortgages and seizures. The property must be accurately identified (e.g., with the Cadastre code, where applicable) to avoid mismatches.
An engineer verifies planning/building compliance, issues a certificate of no unauthorized constructions or confirms regularization under current laws, and provides an Energy Performance Certificate if required. In parallel, the seller’s tax and municipal clearances (e.g., ENFIA, local fees) should be collected.
Notarial process and contract
If needed, a preliminary agreement may set conditions (financing, clearances, deadlines). The notarial deed of sale states the price, payment method, time of delivery of possession/keys, liability for defects and delay clauses. After signing, the deed is recorded at the competent Land Registry or registered at the Cadastre. Evidence of registration is essential for proof of ownership.
Taxes and costs
Transaction costs typically include transfer tax (or VAT in special cases), notary and Land Registry/Cadastre fees, legal and engineering fees. Buyers should budget for property tax updates (ENFIA) and utility changes. Accurate tax planning avoids penalties and delays.
Practical safeguards
Use escrow/bank instruments to secure payments and link disbursements to specific milestones (e.g., registration). A clear timeline for deliverables (regularization of planning issues, vacant possession, issuance of certificates) helps avoid disputes.
Timeline (indicative)
- Week 1–2: Legal/cadastral searches, engineering inspection, collection of seller documents.
- Week 3: Drafting and pre‑sign checks; preliminary agreement if needed (price, deadlines, conditions).
- Week 4: Notarial signing and payment; immediate filing for registration.
- Week 5+: Registration confirmation; utilities and tax updates (ENFIA, municipal records).
Key documents checklist
- Title deeds and encumbrance certificate; cadastral sheet/extract (where applicable).
- Engineer’s compliance certificate and Energy Performance Certificate (if required).
- Seller’s tax clearances (ENFIA), municipal certificate (TAP), building regularization proofs.
- IDs, tax numbers, powers of attorney (if signing by proxy), family/marital status where required.
Common pitfalls and how to avoid them
- Unrecorded works or planning irregularities: require remediation before closing or negotiate price/escrow holdbacks.
- Ambiguous boundaries or common‑area rights: verify via survey plans and cadastral extracts.
- Hidden liens or litigation: insist on up‑to‑date certificates and seller representations/warranties.
- Premature payment: use escrow and disburse only upon registration evidence.
FAQs
- Do I need to be in Greece to buy? – No; a notarized/apostilled power of attorney allows representation by a local lawyer.
- Can all foreigners buy? – Generally yes; specific border/strategic areas may require a permit.
- What taxes apply? – Transfer tax (or VAT on certain new builds) plus notary/registry fees; your notary will compute exact amounts.