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Due diligence is the process of checking legal, factual and financial information before you complete a significant transaction or take on legal responsibility. In Acharnes - a municipality in the Attica region near Athens - due diligence is commonly required for real estate purchases, property development, business acquisitions and lease or financing arrangements. Greek law requires certain formal steps for transfers of real estate and company assets, so a careful pre-transaction review reduces risk by confirming title, permits, taxes, encumbrances and regulatory compliance.
In Greece, real estate deals normally require a notarized contract and registration with the relevant property registry - either the Hellenic Cadastre or older land registry records - and many transactions must satisfy tax and municipal obligations. Local features that make due diligence important in Acharnes include municipal planning rules, zoning and building permits, the possibility of archaeological restrictions in some plots, and ongoing cadastre modernization across the country.
You should consider hiring a lawyer when you face legal complexity or risk that you cannot assess alone. Common situations in Acharnes where legal help is essential include:
- Buying or selling property - to verify ownership, title history, mortgages, easements, building permits and possible illegal constructions.
- Acquiring or selling a business or shares - to review corporate books, contracts, tax liabilities, employment issues and regulatory obligations.
- Financing or refinancing property - to ensure the loan and mortgage documentation protects your interests and to confirm priority of charges.
- Leasing commercial premises - to draft and negotiate lease terms and check zoning and permitted uses.
- Starting a construction or renovation project - to confirm permits, compliance with building codes and environmental or archaeological constraints.
- Resolving disputes - to handle litigation, mediation or negotiated settlements involving property or corporate matters.
Key legal aspects to understand when conducting due diligence in Acharnes include:
- Property transfer formalities - Transfers of real estate typically require a notarized contract and registration in the Hellenic Cadastre or the land registry. Registration secures title and priority against third parties.
- Hellenic Cadastre and land registry - Greece is implementing a nationwide cadastre. Some properties are already recorded in the Hellenic Cadastre; others remain under the older land registry system. Each system has different search procedures and documents.
- Building and planning law - Municipal zoning, approved building permits and the local urban plan determine permitted uses and permissible building rights. Illegal constructions or missing permits can create major liabilities.
- Environmental and archaeological rules - Certain sites may be subject to environmental protection or archaeological restrictions. Works in protected zones require special approvals from national or regional authorities.
- Registration of mortgages and encumbrances - Mortgages, liens, easements and court attachments must be checked in the Cadastre or land registry. Registered charges affect the transferability of property.
- Tax and municipal obligations - Sellers routinely must obtain tax clearance certificates and show payment of municipal fees, utility bills and local assessments. VAT, property transfer tax and capital gains tax rules can affect the transaction.
- Company law and corporate records - For business transactions, review articles of association, shareholder registers, board resolutions, audited accounts, tax filings and ongoing contractual obligations.
- Anti-money-laundering and identity checks - Greek notaries and many legal professionals are subject to AML rules, carrying out identity verification and sometimes requesting proof of source of funds.
Property due diligence typically covers title and ownership verification, searches for mortgages or liens, verification of building permits and zoning compliance, checking for illegal constructions, confirming the land area and boundaries, tax status and debts, any pending litigation or expropriation threats, and checks for archaeological or environmental restrictions.
Timing varies by complexity and whether the property is in the Cadastre or old registry. A simple property check can take 1-2 weeks. More complex cases - involving missing permits, corporate targets or multiple encumbrances - can take several weeks to a few months. Corporate due diligence for a business acquisition often takes 2-6 weeks depending on document availability and depth of review.
Costs depend on the scope, urgency and the lawyer or firm you hire. Fees may be a fixed amount for a specific package, hourly rates, or a percentage of the transaction in some cases. Additional official fees apply for certificate requests, cadastre extracts and notarization. Ask for a written fee estimate and a clear description of what is included before you engage counsel.
For property matters bring any title deeds, previous sale contracts, identity documents, any available cadastral or survey plans, copies of building permits, recent tax bills or certificates, and utility or municipal bills. For business deals bring corporate documents, financial statements, contracts, employee lists and tax filings. The lawyer will provide a detailed checklist tailored to your case.
Properties not yet in the Cadastre will be under the older land registry system with different search procedures. Title proof may rely on a chain of earlier transfer deeds. Lack of Cadastre registration increases the importance of documentary review and additional searches. A lawyer will advise on whether registration is needed before or after the transaction and on the risks involved.
You should not rely solely on the seller's verbal or written statements. A thorough independent check is necessary. Sellers may be unaware of undisclosed liens, planning violations or outstanding debts. Your lawyer will obtain official certificates and registry searches that confirm or contradict seller representations.
Illegal or incomplete permits are relatively common across many Greek municipalities. If unauthorized works exist, you may face fines, demolition orders or difficulties obtaining a legal transfer. Options include negotiating a seller remedy, obtaining retrospective permits where possible, or adjusting the deal price to reflect risk. An experienced lawyer can assess feasibility and likely costs.
Yes. Notaries play a central role in real estate transfers in Greece. The contract of sale for property must be executed before a public notary who certifies the act, prepares the transfer deed and often assists in arranging the registration in the Cadastre or land registry. Notaries also check identity and basic formal requirements but they do not replace the need for detailed legal due diligence by your lawyer.
Key tax issues include property transfer tax or VAT on certain sales, capital gains tax upon resale by the seller, outstanding property taxes and municipal charges, and any tax liabilities of a business target. Tax clearance certificates are often required at closing. A lawyer will coordinate with a tax advisor to estimate payable taxes and ensure compliance.
Foreign buyers should confirm whether the property is within any restricted area, obtain a Greek tax number, prepare certified translations of documents if needed, consider currency transfer and AML checks, and expect to work with a Greek lawyer and notary. Language barriers make it important to have clear explanations and translations of key documents before signing.
Hellenic Cadastre - the national property registry that holds cadastral records for many areas of Greece and provides extracts showing ownership and encumbrances.
Independent Authority for Public Revenue - for tax certificates, VAT and other tax-related queries and clearance certificates.
Municipality of Acharnes - for local planning, building permits, municipal fees, zoning and building code compliance.
Ministry of Environment and Energy - for environmental and planning regulations that may affect land use and permitted works.
Hellenic Ministry of Culture - Archaeological Service - for advice and permits where archaeological protection applies.
Local notaries - required for executing and certifying property transfer deeds.
Athens Bar Association or local bar organizations - to find qualified lawyers and to check professional standing.
Local Chamber of Commerce - for business-related due diligence and contact information on local enterprises.
1. Collect available documents - gather deeds, contracts, permits, tax bills and any corporate records related to the property or business.
2. Seek an initial consultation - choose a lawyer experienced in property or corporate due diligence in Attica and ask for a scope-of-work and fee proposal.
3. Authorize searches - instruct your lawyer to obtain cadastre or land registry extracts, certificates of encumbrances, tax clearance certificates, municipal records and any necessary planning or archaeological searches.
4. Review findings and negotiate - use the due diligence report to negotiate price adjustments, seller remedies, escrow arrangements or contract clauses that allocate risk.
5. Prepare formalities - arrange notarization, obtain required tax or legal clearances, satisfy AML and identity checks, and complete signing and registration.
6. Post-closing tasks - ensure registration of the new title, payment of taxes, update utility accounts and, if applicable, register the change with local authorities.
If you are unsure where to start, request a brief initial meeting with a local lawyer to explain your situation, get a checklist of documents and obtain a realistic timeline and cost estimate. Professional legal guidance early in the process helps prevent surprises and protects your legal and financial interests.
