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Free Guide to Hiring a Real Estate Lawyer
Commercial real estate in Acharnes - a suburb in the North Athens area of the Attica region - shares many legal features with property transactions across Greece, but local planning rules and municipal procedures matter. Commercial real estate law covers buying and selling commercial buildings, leasing retail or office space, permitting and construction for commercial uses, zoning and planning compliance, environmental and archaeological restrictions, taxation and registration of title. Transactions usually involve due diligence at the Hellenic Cadastre, notarial deeds for transfers, and interactions with municipal planning and licensing departments.
A lawyer experienced in commercial real estate can protect your interests at every stage. Common reasons to hire counsel include -
- Buying or selling commercial property - to conduct title and encumbrance searches, draft or review sale contracts, calculate taxes, and manage the notarial closing.
- Leasing commercial space - to negotiate rent, lease term, renewal options, maintenance and liability clauses, and to ensure compliance with permitted use.
- Development or renovation - to obtain building permits, approvals from the municipality and technical services, and to manage construction-related disputes.
- Zoning and planning issues - to seek amendments, variances, or to challenge municipal decisions before administrative bodies or courts.
- Disputes - landlord-tenant conflicts, boundary and easement disputes, enforcement of contractual obligations, or claims over hidden defects or fraudulent title.
- Regulatory compliance and licensing - for food service, health and safety, fire safety, signage, and environmental approvals.
- Tax planning and dispute resolution - to advise on VAT or transfer tax implications, corporate structuring, and representation in disputes with tax authorities.
Key legal elements to understand when dealing with commercial real estate in Acharnes include -
- Title and registration - The Hellenic Cadastre records ownership, mortgages and other encumbrances. A certified cadastral extract and a notarial title search are central to safe transactions. In areas not yet fully registered, older Land Registry records or documents held by the seller must be scrutinized.
- Notarial deeds - Transfers of real estate are formalized by a notarial deed. The notary checks representation and required documents, calculates taxes, and ensures formal validity of the transaction.
- Transfer tax and VAT - Property transfers are subject either to a transfer tax or to VAT depending on the circumstances of the seller and the asset. VAT rules for commercial properties can be complex - whether sale is subject to VAT or to property transfer tax depends on the seller, the nature of the building and previous use.
- Zoning and permitted use - Municipal zoning plans and the General Urban Plan regulate allowed uses, building density, coverage and height limits. The local municipality planning office enforces these rules and issues building permits or certificates of legality.
- Building permits and technical approvals - Any new construction or substantial renovation requires municipal planning approval and a building permit issued after submission of technical studies prepared by licensed engineers or architects. Energy performance requirements apply and an energy performance certificate is needed for sale or lease.
- Environmental and archaeological rules - Significant commercial projects may need an Environmental Impact Assessment. Greece also enforces strict archaeological protections - works in zones of archaeological interest require clearance from the Ministry of Culture.
- Fire safety, health and licensing - Certain commercial uses need a fire safety certificate, hygiene permits and specific professional licenses. Local fire department and municipal services set conditions for occupancy and operation.
- Leases and contract law - Commercial leases are contractual and typically negotiated in detail. Greek contract and civil law principles apply, and written leases with clear terms reduce future disputes.
Request the title deed or cadastral extract, notarial deeds for past transfers, evidence of payment of municipal debts and property taxes, building permit and final certification of lawful construction, energy performance certificate, extracts from the Cadastre or Land Registry showing encumbrances, recent utility bills, and any lease agreements if tenants occupy the property.
Check the Hellenic Cadastre or the local Land Registry for entries against the property. A lawyer or notary can obtain a certified extract showing mortgages, liens or other rights. If the Cadastre does not cover the area, older registry documents and searches for pending claims are needed.
Commercial leases do not automatically renew by default unless the contract includes a renewal clause. Lease duration, renewal rights, rent review and termination rules should be clearly defined in the written lease to avoid disputes.
Building permits are issued by the municipal planning department or the relevant regional authority depending on the project size and type. Timeframes vary - minor works can be faster, while larger developments require longer review, technical approvals and possible environmental or archaeological clearance. Expect several weeks to months depending on complexity.
At purchase, either property transfer tax or VAT may apply. Transfer tax is a one-off tax paid before signing the notarial deed; VAT applies in certain developer or business-to-business sales. Additionally, ongoing taxes include the annual property tax (ENFIA) and municipal charges. A tax advisor or lawyer should calculate likely liabilities before closing.
Changing use may require a change-of-use permit from the municipality, compliance with zoning rules and technical requirements such as fire safety and accessibility. Some changes - especially to sensitive zones or historic buildings - may need approvals from the Ministry of Culture or other authorities.
If defects existed and were not disclosed, you may have contractual remedies against the seller for breach of representations or warranties, or for latent defects depending on the terms of the sale contract and applicable law. Promptly consult a lawyer to preserve rights and meet any legal time limits for claims.
Yes. Greece has extensive archaeological protections. During excavation or construction, archaeological findings must be reported and works may be suspended until authorities assess the site. For many projects, prior clearance or a study addressing archaeological risk is required.
Yes. An Energy Performance Certificate is required for sale or lease of buildings in Greece. The certificate must be prepared by a certified professional and provided to prospective buyers or tenants.
Attempt negotiation and review the lease for dispute resolution clauses, which may provide for mediation or arbitration. If informal resolution fails, pursue remedies in civil court. For urgent matters like illegal eviction or continued non-payment, interim measures may be available through the courts. A lawyer can advise on the fastest and most effective route.
Useful bodies and organizations to contact or consult -
- Hellenic Cadastre - for title and cadastral extracts and maps.
- Municipality of Acharnes - Urban Planning and Technical Services Department - for building permits, zoning and local approvals.
- Ministry of Environment and Energy - for national planning and environmental rules.
- Ministry of Culture and Sports - for archaeological clearances and rules affecting historic areas.
- Independent Authority for Public Revenue (AADE) - for tax rules, transfer tax and VAT guidance.
- Local Fire Service and Health Authorities - for fire safety and hygiene licensing.
- Technical Chamber of Greece - TEE - for lists of licensed engineers and professional standards.
- Athens Bar Association - for locating qualified local real estate lawyers and ethics information.
- Local Chamber of Commerce and Industry - for business licensing and local commercial information.
If you need legal assistance with commercial real estate in Acharnes -
- Gather basic property information - title deed details, address, seller identity, current use and any existing leases or disputes.
- Request a preliminary property search - ask a lawyer or notary to obtain a cadastral extract and identify mortgages, easements or pending litigations.
- Ask for a clear scope and fee quote - request an engagement letter that defines services, fees and expected timelines for due diligence, contract drafting, negotiation and closing.
- Coordinate technical checks - commission a certified surveyor or engineer to inspect structural condition, building permit compliance and energy performance certification.
- Consult a tax professional - to determine whether VAT or transfer tax applies and to estimate closing costs including notary and registration fees.
- Proceed with contract negotiation - include clear warranties, conditions precedent for permits and financing, mechanisms for deposit and escrow, and a dispute resolution clause.
- Prepare for closing - ensure all taxes and municipal dues are paid, attend the notary signing, and register the transfer with the Cadastre or Land Registry after closing.
Working with a local lawyer who knows Acharnes municipal procedures and Greek property law reduces risk and helps ensure a smoother transaction. If you are unsure where to start, contact a qualified commercial real estate attorney to arrange an initial consultation and tailored checklist for your specific case.
