Best Conveyancing Lawyers in Kos

1. About Conveyancing Law in Kos, Greece

Conveyancing in Kos, like the rest of Greece, is governed by national property and contract law rather than island-specific rules. The process centers on due diligence, a notarial deed, and subsequent registration in the real estate registry and cadastre. Key steps include confirming title, reviewing encumbrances, drafting a notarial deed, and ensuring a valid transfer of ownership with tax and registry authorities.

In practice, buyers and sellers on Kos rely on two core institutions: notaries who formalize the deed with authenticity, and the Hellenic Cadastre (Ktimatologio) and Land Registry to register ownership and any liens or easements. For residents and investors, understanding these steps helps avoid delays and disputes when purchasing property near Kos towns or coastal areas.

Local conditions on Kos, such as proximity to protected zones, planned developments, and historic sites, can affect permits and build rights. A conveyancing professional on the island will coordinate with local planning authorities and the cadastre to confirm zoning and title status before completing a transaction.

2. Why You May Need a Lawyer

Below are concrete, real-world scenarios on Kos where skilled conveyancing legal support is essential. These examples reflect typical challenges faced by residents, expats, and investors on the island.

Title due diligence for a villa purchase in Kos Town: You find a property with a long-standing claimed garden boundary. A lawyer will verify the title at the Land Registry and cadastre, check for hidden encumbrances, and confirm whether the seller has the right to transfer ownership free of claims.

Unregistered or partially registered land parcel: You discover a plot near Kardamena that is not fully registered in the cadastre. A lawyer will assess potential risks, obtain confirmation from the cadastre, and guide you on steps to achieve reliable title registration.

Inherited property with multiple heirs: You inherit a house in Kos that has several co-heirs living abroad. A conveyancing lawyer can arrange succession procedures, consolidate ownership, and prepare a deed that all heirs can approve and sign.

Purchasing within a protected or restricted zone: A seaside villa lies within a Natura 2000 or urban-restricted area. A lawyer will check planning restrictions, obtain necessary permits, and ensure the deed reflects any restrictions on use, building, or subdivision.

Financing a Kos property with a Greek bank: If you borrow from a Greek bank, a lawyer will coordinate with the bank to prepare mortgage documents, ensure the mortgage is registered, and confirm that the security aligns with the property title and cadastre records.

Duty to disclose easements or neighboring rights: A property may have communal rights or easements (for access, water, or utility lines). A lawyer will review documents and register any easements properly to avoid later disputes with neighbors or utility providers.

3. Local Laws Overview

Conveyancing on Kos operates under national Greek law and several key institutions. While Kos follows the same statutory framework as the rest of Greece, local planning considerations and cadastre status on the island can influence timelines and due diligence tasks.

Civil Code of Greece (Asikos Kodikas): Governs contracts, property ownership, transfers, and encumbrances. It provides the main rules for how real estate deals are formed and enforced in Greece, including Kos. Changes to the Civil Code are enacted by the Greek Parliament and implemented nationwide.

Hellenic Cadastre System (Ktimatologio): The cadastre records and maps property boundaries, ownership, and encumbrances and is central to registering a transfer. The Cadastre is progressively digitizing property data to improve accuracy and speed up registrations, with ongoing updates affecting how titles are verified on Kos.

Notarial framework for real estate transactions: Real estate transfers require a notarial deed drafted and authenticated by a Greek notary. The notary ensures validity, legal form, and execution in accordance with Greek law, after which registration and tax formalities follow.

Real estate taxation and state revenue rules (ENFIA and related taxes): Taxes on real estate transfers and ownership apply to property transactions in Greece. The Independent Authority for Public Revenue (AADE) administers many of these taxes, and changes in tax rules can affect costs and compliance during a Kos transaction.

Recent trends and practical implications for Kos: In recent years Greece has intensified cadastre modernization, online filing options, and better integration between cadastre, land registry, and tax systems. These changes aim to reduce delays in island transactions such as those in Kos and improve title certainty for buyers and lenders.

“Real estate transactions in Greece rely on a chain of authentic documents and timely registration with cadastre and land registry to secure ownership.”

“Notaries play a central role in ensuring that property transfers are legally valid and enforceable across Greece, including in island markets like Kos.”

Useful government resources to understand these frameworks include the Hellenic Cadastre and AADE. See the resources below for official guidance and current procedures.

4. Frequently Asked Questions

What is the role of a notary in a Kos property transfer?

A notary drafts and authenticates the deed of transfer, ensuring legal form and consent of the parties. They also check for required documents and handle formalities before registration.

How do I confirm the title before buying on Kos?

Engage a conveyancing lawyer to search the Land Registry and Cadastre for ownership, encumbrances, and any easements. The lawyer will issue a title certificate and clearance report before closing.

What documents are typically needed to start a Kos real estate purchase?

Common documents include proof of identity, tax number, proof of ownership or sale agreement, cadastral details, and any existing encumbrance documents. Your lawyer will provide a precise list.

How long does a Kos property transaction usually take?

From initial offer to registration, most transfers in Greece take 4 to 12 weeks, depending on due diligence results, cadastre status, and any planning approvals required.

Do I need a local Kos attorney if I am a non-resident investor?

Yes. A local lawyer understands island-specific planning constraints, cadastre status, and local procedures, which improves efficiency and reduces risk for non-residents.

What is the difference between a title search and a due diligence report?

A title search confirms ownership and encumbrances, while due diligence evaluates compliance with planning law, zoning, and tax obligations and identifies risks in the transaction.

How much do conveyancing services cost in Kos?

Costs vary by property price, complexity, and the services required. Expect fees for due diligence, notarial deeds, registration, and tax filing, which your lawyer will quote upfront.

What happens if a property is not yet in the cadastre on Kos?

The property may require registration steps with the cadastre and possibly backdated title corrections. A lawyer guides this process to establish a secure title for transfer.

Is there a risk of hidden charges in Kos property deals?

Yes, if due diligence is incomplete. A lawyer mitigates this risk by reviewing all documents, confirming tax liabilities, and ensuring the deed reflects all conditions of the sale.

Can I buy a property in Kos with a mortgage?

Yes, banks typically require a notarial deed and secure the mortgage on the property. A lawyer coordinates bank requirements and ensures proper registration of the mortgage with the cadastre.

Should I obtain a separate expert report for building permits on Kos?

Often advisable, especially for older properties or builds near coastal zones. A local expert can verify permits, compliance with local planning rules, and any restrictions that affect use.

5. Additional Resources

These official resources can help you navigate conveyancing on Kos with confidence.

• Hellenic Cadastre (Ktimatologio) - Official real estate registry and cadastral mapping for Greece, including island properties like Kos. https://www.ktimatologio.gr/
• Independent Authority for Public Revenue (AADE) - Tax administration for real estate transfers, ownership taxes, and related duties. https://www.aade.gr/
• Gov Gr - Real estate transactions and notaries - Official guidance on the legal framework for property transfers in Greece, including notary involvement. https://www.gov.gr/

6. Next Steps

1. Clarify your goals and budget for the Kos property, including potential renovation costs and taxes.
2. Consult a Kos-based conveyancing lawyer for a preliminary advisory assessment and fee estimate.
3. Begin due diligence: have the lawyer review title, encumbrances, cadastre status, planning permits, and tax obligations.
4. Obtain a formal purchase agreement draft from your solicitor and negotiate terms with the seller.
5. Sign the notarial deed in the presence of a Greek notary and arrange mortgage or financing if needed.
6. Register the transfer with the Cadastre and Land Registry and file any tax declarations with AADE.
7. Collect final documents and keep copies of all registrations and receipts for future reference.

Note: This guide provides general information and is not legal advice. For tailored guidance on your Kos property matter, consult a qualified conveyancing lawyer on the island.