Every property purchase has individual factors which make it unique and in the case of buying land in Cyprus there are some special considerations which need to be carefully examined during the purchase process.
Here are my top ten hints on buying land in Cyprus.
Tip 1 – Ensure the person selling to you owns all the land
Particular care needs to be taken when buying a share in a plot of land – unless all of the owners have agreed to the sale. If you want to buy a share in an undivided plot of land great care must be taken to ensure you purchase the part you wish to.
Tip 2 – Carefully examine the title deed and topographical plan
You need to carefully look at the boundaries, shape and location. You will need to identify the roads, buildings and other features. Check to ensure that the sheet/plan/plot/references on the Title Deed are the same as those on the topographical plan. You have to be certain that the Land you are looking at, is the Land in the documents provided by the Seller.
Tip 3 – Carry out searches
Your lawyer should advise you of the most important and appropriate searches to carry out. Certainly an encumbrances search at the Land Registry is required in order to establish that the title to a plot of land is ‘clean’. The search will also tell you if your Land is subject to the rights of other persons, e.g. a right of way or a right to pick olives from the trees!
You may also carry out searches at the Town Planning Office and bankruptcy/company searches against the Seller.
Tip 4 – Check out the zoning
For planning purposes Cyprus is divided into various planning zones. The zones determine what can or cannot be done with a piece of land and they are: residential, agricultural, animal rearing, industrial, green belt and tourist.
Tip 5 – If it is a restricted zone – take particular care
If the zone has restrictions, this can affect the granting of planning permission for what you wish to build and you should seek expert advice.
Tip 6 – Think about amenities
If the land is not connected to electricity, phone lines and water it can prove hugely expensive to connect to these amenities and it may take many years before this can be done! Do not accept the sellers word for it, get the authorities and find out for yourself.
Tip 7 – Consider access
There may be no access to the land or any right of way over other Land may be insufficient to make full use of the land. You can apply to get a right of way from neighbouring plots but you may need to compensate the owners of that land and this can cause substantial delays at the Land Registry. It is better to insist on the seller sorting the access before you buy.
Tip 8 – Check the ground conditions
A Geological and/or civil engineer’s survey can assist here. The ground conditions (steep, rocky hills are common in Cyprus) may prevent building or there may be a seasonal water course running through the land. Retaining walls and Land fill may be needed.
You need to be certain that you will be able to build what you want to build on the Land.
Tip 9 – Get the land checked out by an architect
You certainly don’t want to discover that the plot of land you have just purchased is totally unsuitable for the house of your dreams; get an expert to check it out!
Tip 10 – Get a good lawyer
So many clients are under the (false) impression that buying land is simpler than buying a property with a house. However, as with any transaction involving land, the financial stakes (for most people) are high! A good lawyer will protect you through out the process and ensure that you don’t make a mistake that could be expensive!!
By Louise Zambartas LLB (Hons) Law
Louise is a dual qualified practising English Solicitor and Cyprus Advocate and has established The Law Offices of Louise Zambartas; she lives and works in Limassol. I am grateful to Louise for this and her other articles; I urge all those thinking of buying or selling property in Cyprus to follow her sound advice – Editor
Over the coming weeks, we’ll be publishing more hints and tips by Louise. In the next one, she’ll be giving us her top legal tips on what to do if you discover problems with your new property.
The Law Office of Louise Zambartas is a specialist team of Cyprus Property Lawyers comprising English Solicitors and Cyprus Barristers dedicated to dealing with conveyancing in Cyprus and associated legal work.
