Property Acquisition & Due Diligence
Full legal review of title, encumbrances and planning legality before any capital is committed.
Property Acquisition and Legal Due Diligence
Buying property in Greece is safe when the right checks are made beforehand and hazardous when they are not. The risks are rarely visible to a buyer: an inheritance never formally accepted a generation ago, an encumbrance never discharged, unauthorised construction never regularised, a discrepancy between the deed, the survey plan and the cadastral entry.
We carry out full legal due diligence before any commitment: verification of title at the Cadastre and the Land Registry, searches for mortgages, prenotations, seizures and adverse claims, confirmation that the chain of ownership is unbroken, and comparison of the cadastral record against the property as it actually stands.
The review extends to planning legality. We check the building permit, the civil engineer’s certificate confirming the absence of unauthorised construction or its regularisation under Law 4495/2017, the energy performance certificate, and any restrictions arising from forest maps, archaeological zones, the coastal zone or watercourses — any of which can materially limit what may be built or how the property may be used.
We then draft or review the preliminary and final contracts, negotiate the seller’s warranties, attend the notarial deed and see the transfer through to registration at the Land Registry and the Cadastre, without which ownership is not complete.
We also advise on the tax side — transfer tax, the annual property tax (ENFIA) and income tax on rents — and on the particular features of buying off-plan, buying at auction and acquiring through a corporate vehicle.
Why Choose Our Firm
Due diligence is not paperwork. It is the one stage of the transaction at which a problem costs time rather than money.
We act for the buyer and only for the buyer. We take no commission from agents or developers, so our recommendation — including a recommendation not to proceed — is not subject to a conflict of interest. Where we find a defect, we explain whether it can be cured, at what cost and over what period, so that the decision is yours and properly informed.
Our Approach
We ask for the property’s documents before any deposit is paid, and we build a due diligence period into the preliminary contract with an express right to withdraw and recover the deposit if the review is unsatisfactory. That single clause has saved more clients than any other part of our work.
Depending on the property, the work includes:
- verification of title and the chain of ownership;
- searches for encumbrances, mortgages, seizures and adverse claims;
- review of the cadastral entry and the survey plan;
- examination of the building permit and planning legality;
- checks against forest, archaeological and coastal restrictions;
- drafting or revision of the preliminary and final contracts;
- attendance at the deed, registration of the title and cadastral entry.
Where the buyer is abroad, the whole process can be completed under a special power of attorney without any need to attend in person.
Core areas of expertise
Title Verification
Confirmation of an unbroken chain of ownership at the Cadastre and the Land Registry, and that the seller's own acquisition was valid.
Encumbrances & Claims
Searches for mortgages, prenotations, seizures, adverse claims and pending litigation affecting the property.
Planning Legality
Review of the building permit, the engineer's certificate, regularisation of unauthorised works under Law 4495/2017 and the energy performance certificate.
Use Restrictions
Checks against forest maps, archaeological zones, the coastal zone and watercourses, which can limit development or use.
Sale Contracts
Drafting and negotiation of the preliminary and final contracts, including seller's warranties and withdrawal rights.
Completion & Registration
Attendance at the notarial deed, registration of the transfer and entry of the acquisition on the Cadastre.
Frequently asked questions
What typically goes wrong when buying property in Greece?
The most frequent problems are a broken chain of title — usually an inheritance that one heir never formally accepted — encumbrances that were never discharged, unauthorised construction that was never regularised, and discrepancies between the deed, the survey plan and the cadastral entry.
None of these is visible on a viewing. All of them are found by a review carried out before the deposit is paid.
How long does due diligence take?
For a standard urban property with clean title, a few weeks is typical. It takes longer where the chain of ownership runs back several decades, where there are unresolved inheritance issues, or where the property sits in an area with cadastral proceedings still pending.
We recommend agreeing an express due diligence period in the preliminary contract with a right to withdraw, so that the timetable does not work against you.
What taxes and costs come with the purchase?
Transfer tax is normally payable on the value of the property, while certain new builds fall within the VAT regime, which has periodically been suspended. Notarial fees, registration charges and the engineer’s fee are added to that.
After acquisition, the annual property tax (ENFIA) applies, together with income tax if the property is let. We calculate the full cost before you commit rather than presenting it at the notary.
Can I buy without being in Greece?
Yes. Under a special notarial power of attorney, properly certified and apostilled where required, we can represent you at every stage from the preliminary contract to signature and registration.
A Greek tax number is needed first and, in most cases, a Greek bank account through which the price is paid — both of which we can arrange in parallel.