Frequently Asked Questions (FAQs)
Take your time, look around and surf our website. If you find a property you are interested in, make a note of the reference number and go back to it as many times as you like. If you are interested in more than one property, make a list of the reference numbers in order to make future searching on our website for the specific property easier for you.
When finding a property of interest, our company will guide you through purchasing a property in Cyprus both legally and effectively. Here are a few points to give you an idea what to watch out for before purchasing.
When viewing a property, ensure that you can afford it.
When viewing a property, ensure that you can afford it.Compare the price in your exchange rate. Make use of the currency converter placed on our website.
Ensure that the property is what you are looking for.
Can you improve it? How much will improvement changes cost? Obtain reliable and expert local advice.
Before entering into a contract carry out a search at the District Lands Office.
Check whether there is already a title-deed in the name of the seller in respect of the property to be purchased or, if not, whether the issue of such a title-deed is legally feasible, as well as, in either case, whether the property is encumbered in any way or not.
If the property to be purchased is a piece of land, check the following:
a) whether it has a road access (without it, building is not possible);
b) if the land is included in any zone or area where building is restricted and, if so, to what extent it is restricted;
c) whether it is subject to any street widening scheme;
d) whether the supply of water and electricity is possible and at what expense.
b) if the land is included in any zone or area where building is restricted and, if so, to what extent it is restricted;
c) whether it is subject to any street widening scheme;
d) whether the supply of water and electricity is possible and at what expense.
If the property to be purchased is a house or a flat
Check whether there is a building permit and, if completed, whether a certificate of approval for the building has been obtained from the appropriate authority. For both cases mentioned above, check the possibilities and eventual availability of a telephone connection.
Before entering a contract, get assurances from your lawyer
Do not enter into a contract before being assured by the lawyer that the case is one in which the relevant permissions from the authorities would, as a rule, be granted.
When entering into a contract, check that there are ample and proper provisions ensuring:
a) the eventual transfer of the property and the issue of a title-deed free from any encumbrances;
b) that the contract is subject to obtaining the relevant permissions from the authorities (this is presumed in law but it is advisable to refer specifically to it, inserting provisions for the return of money paid if permission is not obtained);
c) that possession is delivered to the purchaser upon execution of the contract if the building is completed and, if not completed, upon completion;
d) that in the case of a flat, there are general conditions attached to the contract applicable to and binding on all other purchasers and users of flats or shops in the building, regulating their respective rights and obligations.
When entering into a contract, check that there are ample and proper provisions ensuring:
a) the eventual transfer of the property and the issue of a title-deed free from any encumbrances;
b) that the contract is subject to obtaining the relevant permissions from the authorities (this is presumed in law but it is advisable to refer specifically to it, inserting provisions for the return of money paid if permission is not obtained);
c) that possession is delivered to the purchaser upon execution of the contract if the building is completed and, if not completed, upon completion;
d) that in the case of a flat, there are general conditions attached to the contract applicable to and binding on all other purchasers and users of flats or shops in the building, regulating their respective rights and obligations.
Signing the contract
Ensure that the contract is signed by the seller in the presence of two witnesses, themselves competent to contract, who have signed as attesting witnesses.
If the seller is a company
Ensure that all corporate actions have been properly taken for the valid execution of the contract.
If the seller is under legal disability
If the seller is a person under legal disability or if a person signs in a representative capacity on behalf of the seller, check the proper authority and legal ability of the person signing on behalf of the seller.
As soon as practicable after the execution of the contract ensure the following:
a) an application is made in the proper form for obtaining the permission of the Council of Ministers;
b) an application is made to the Central Bank of Cyprus for an exchange control permit, unless the purchaser, though an alien, is a resident (for exchange control purposes) and the seller is also a resident;
c) a copy of the contract is deposited with the District Lands Office within two months of its execution, thus ensuring that the contract becomes a charge on the property and that it may be specifically performed.
As soon as practicable after the permission under 11(a) and (b) above has been obtained, ensure the earliest possible transfer of the title-deed though the District Lands Office, and if a separate title-deed has not yet been issued ensure with the seller that this is done as quickly as possible. In the case of any breach in the contract ensure that legal action is brought within six months from the date of the breach after written notice.
b) an application is made to the Central Bank of Cyprus for an exchange control permit, unless the purchaser, though an alien, is a resident (for exchange control purposes) and the seller is also a resident;
c) a copy of the contract is deposited with the District Lands Office within two months of its execution, thus ensuring that the contract becomes a charge on the property and that it may be specifically performed.
As soon as practicable after the permission under 11(a) and (b) above has been obtained, ensure the earliest possible transfer of the title-deed though the District Lands Office, and if a separate title-deed has not yet been issued ensure with the seller that this is done as quickly as possible. In the case of any breach in the contract ensure that legal action is brought within six months from the date of the breach after written notice.
Local amenities
Something to look for are the local amenities. Is it near to supermarkets, public transport, schools, swimming pools, beaches and taverns? How near is the property to the airports (Paphos/Larnaca)? How far are the nearest towns and how much are the taxi fares from the towns?
Prioritise any special conditions
If you prefer special conditions for your property then it is advisable to make a list of priorities. Here is a short list:
Check where the sun rises and sets on the property
How safe is the area? If possible meet the neighbours, get a feeling of the area, talk to someone who already lives there. Revisit the property in the morning, afternoon and late evening. Are the neighbouring properties alarmed?
Is the property heated or air conditioned? What heats the water (solar power, gas or kerosene)
Check with your advocate to investigate the deeds to make sure that other persons do not own the sections of the property or have trees/plants owned by them.
If the property has a swimming pool, look at the condition of the tiles/liner. Ask for the details of the company that fitted it for future reference.
Where does the water supply come from, mains or spring? In many of the mountain villages the water is drinkable. Does the property have a water bore hole to supply the garden?
What does the house include? Fixtures and fittings, plants, furniture, kitchen appliances etc.
Check the sewage system, is it connected to the mains, is it a cesspit, or a soak away? How many times a year must it be emptied and how much does it cost?
When viewing property ask to be left alone, in order that you may talk to each other. Don't let sellers or landlords rush you through without looking at every wall, behind curtains, wardrobes, cupboards, etc. It is important to take as much time as possible. Once you have signed a contract it is then too late.
Check where the sun rises and sets on the property
How safe is the area? If possible meet the neighbours, get a feeling of the area, talk to someone who already lives there. Revisit the property in the morning, afternoon and late evening. Are the neighbouring properties alarmed?
Is the property heated or air conditioned? What heats the water (solar power, gas or kerosene)
Check with your advocate to investigate the deeds to make sure that other persons do not own the sections of the property or have trees/plants owned by them.
If the property has a swimming pool, look at the condition of the tiles/liner. Ask for the details of the company that fitted it for future reference.
Where does the water supply come from, mains or spring? In many of the mountain villages the water is drinkable. Does the property have a water bore hole to supply the garden?
What does the house include? Fixtures and fittings, plants, furniture, kitchen appliances etc.
Check the sewage system, is it connected to the mains, is it a cesspit, or a soak away? How many times a year must it be emptied and how much does it cost?
When viewing property ask to be left alone, in order that you may talk to each other. Don't let sellers or landlords rush you through without looking at every wall, behind curtains, wardrobes, cupboards, etc. It is important to take as much time as possible. Once you have signed a contract it is then too late.
