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Free Guide to Hiring a Real Estate Lawyer
Conveyancing in Acharnes follows the general Greek legal framework for transfer of real estate, combined with administrative rules that apply at local level in Attica and the Municipality of Acharnes. In practice a property sale or other change of ownership is completed by executing a notarial deed that transfers title and then registering that deed in the national cadastre or the local land registry. Conveyancing covers title checks, resolving encumbrances, obtaining planning and building documentation, calculating and paying taxes and fees, and ensuring the transaction is valid and enforceable against third parties.
A lawyer with conveyancing experience can protect your interests at every stage of a property transaction. Common situations where legal help is essential include:
- Buying or selling residential or commercial property in Acharnes, especially if you are not familiar with Greek law or local practices.
- Dealing with inherited property or multiple heirs where succession documents are required to clear title.
- Buying unregistered land or property not yet entered in the Hellenic Cadastre, or where there are discrepancies between title and physical boundaries.
- Discovering liens, mortgages, unpaid taxes, or other encumbrances on the property that must be removed or accounted for before purchase.
- Needing to draft or review preliminary contracts, deposit agreements, or sale contracts to ensure appropriate protections and obligations.
- Purchasing property as a non-resident, where obtaining a Greek tax number and dealing with powers of attorney, translations, and tax compliance are required.
Key legal and administrative aspects relevant to conveyancing in Acharnes include the following:
- Notarial Deed: The final transfer of real estate title is effected by a notarial deed signed before a Greek notary public. The notary confirms the parties, the property description, and that relevant taxes and duties have been handled.
- Hellenic Cadastre and Land Registry: Properties may be registered in the national cadastre - Ktimatologio - or in older land registries or mortgage registers. Accurate title searches must be conducted to confirm ownership and encumbrances. The cadastre is progressively covering more areas of Attica, so parcels in Acharnes may be in either system.
- Taxes and Duties: Property transfers trigger taxes and fees - for example transfer taxes or value added tax for certain new developments, notary and registration fees, and stamp duties. Tax rates and the nature of the tax depend on whether the property is new or resale, and on the buyer's status. You should obtain an up-to-date tax calculation for any transaction.
- Planning and Building Compliance: Municipal planning regulations, building permits and certificates of lawful use are important. Purchasers must verify that existing buildings have proper planning approvals and that there are no outstanding enforcement orders by the municipality or the Ministry of Environment and Energy.
- Municipality and Utility Clearances: Outstanding municipal debts, local development fees, unpaid municipal taxes and utility charges can affect a clean transfer. Local municipal records and utility suppliers should be checked.
- Succession and Inheritance: Many properties are subject to succession issues. Deeds of distribution, probate or other succession documents may be required to prove ownership prior to sale.
- Powers of Attorney and Foreign Buyers: Non-residents commonly use powers of attorney. These must be correctly drafted, legalized or apostilled and, where applicable, translated. Non-resident buyers must obtain a Greek tax identification number - AFM - before purchasing.
Start by instructing a local lawyer to conduct preliminary due diligence - title search, cadastre check, review of planning and building permits, and liability searches for taxes and utilities. Request a written sale protocol or preliminary agreement that clarifies deposits, conditions, and timeframes before committing funds.
Yes. Both Greek residents and non-residents need an AFM to buy property and to meet tax and administrative obligations. Your lawyer can assist you in obtaining an AFM through the tax office.
Common documents include valid ID or passport, AFM, title deed or other proof of ownership, latest tax statement and ENFIA details, building permits and certificates of lawful use, energy performance certificate if applicable, and a certificate showing no encumbrances or outstanding municipal debts. Sellers often must present succession documents if the property was inherited.
Timelines vary. A straightforward transaction with clear title and agreed funds can be completed within a few weeks once all documents are ready and taxes paid. More complex cases - for example where cadastre registration, planning checks or debt clearance are needed - can take several months. Expect additional delays if powers of attorney, translations or international formalities are involved.
Buyers should budget for transfer taxes or VAT where applicable, notary fees, legal fees, registration fees at the cadastre or land registry, and any local municipal charges. Sellers may face capital gains tax in some circumstances. Exact rates change over time and depend on the property type, so obtain a detailed cost estimate from your lawyer or tax advisor before proceeding.
The notary prepares and executes the final deed and certifies the transaction. Notaries are impartial public officers and do not represent either party. A lawyer provides representation and advocacy for your interests, performs comprehensive due diligence, negotiates contractual protections and can handle issues that arise before, during and after signing.
Unregistered properties require careful investigation. Your lawyer will check the older land registry or mortgage records, verify historical deeds and work to secure registration in the cadastre when necessary. Transactions involving unregistered land carry higher risk and may require additional protections or indemnities.
Yes. Non-EU nationals can generally purchase property in Greece subject to certain restrictions in border areas and specific zones. Non-EU buyers must obtain an AFM and comply with tax and administrative requirements. A local lawyer can advise on any special permissions that may be needed for the specific plot you are considering.
Your lawyer will perform searches at the cadastre if the property is registered, or at the local mortgage/land registry if not. These searches reveal mortgages, liens, easements, court orders and other encumbrances that may affect the transaction. Any outstanding charges should be cleared or documented before completion.
Use a narrowly drafted power of attorney limited to the specific transaction and time period. Ensure it is correctly legalized, apostilled or consularized where required, and professionally translated if needed. Trust only a lawyer or notary-expert to prepare and verify the power of attorney to avoid fraud or improper authorization.
Useful authorities and professionals for conveyancing matters in Acharnes include:
- Hellenic Cadastre - for property registration and cadastral maps.
- Local Land Registry or Mortgage Office - where cadastre has not yet taken over.
- Municipality of Acharnes - for planning, building permits and local tax matters.
- Independent Authority for Public Revenue - for tax identification and tax matters.
- Local notaries and the Athens Notaries Chamber - for execution of deeds and advice on notarial formalities.
- Athens Bar Association and local lawyers specializing in real estate - for legal representation and due diligence.
- Licensed surveyors, architects and engineers - for boundary surveys, structural and planning compliance checks.
If you need legal assistance with conveyancing in Acharnes, follow these practical steps:
- Gather the basic documents you already have: ID or passport, any available deeds or purchase documents, and recent property tax notices. This will help a lawyer assess your position quickly.
- Contact a local lawyer experienced in property transactions in Acharnes or the wider Attica region. Ask for a written engagement letter that outlines services, timelines and all fees and costs.
- Authorize due diligence immediately - title searches, cadastre checks, tax and municipal liability searches, and verification of planning approvals.
- Request a full cost breakdown - taxes, notary fees, registration fees, and legal fees - before signing a preliminary agreement.
- If you cannot attend signings in Greece, arrange a properly drafted and legalized power of attorney with your lawyer to act on your behalf.
- Keep copies of all documents and receipts, and insist that key agreements and the final deed are registered promptly in the cadastre or land registry.
Working with a local, experienced conveyancing lawyer will help you avoid common pitfalls and complete your property transaction in Acharnes smoothly and in compliance with Greek law.
