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Free Guide to Hiring a Real Estate Lawyer
Real estate transactions in Vouliagmeni operate under Greek civil law and the same national framework that applies across Greece, with local urban planning rules and coastal protections that are highly relevant in this seaside area. Buying, selling, or leasing property typically centers on a notarial deed, careful due diligence at the Hellenic Cadastre or Land Registry, compliance with zoning and building regulations, and properly structured contracts to protect both parties. While Vouliagmeni is part of the Municipality of Vari-Voula-Vouliagmeni in the Athens Riviera, the contractual and procedural steps are rooted in national legislation, supported by local authorities for planning and permits.
Transactions are formalized by a notary, who drafts and executes the deed and ensures payment of transfer taxes. Lawyers, although not mandatory, often manage due diligence and negotiations, check title and encumbrances, coordinate with engineers for technical certificates, and structure deposits and contingencies. Attention to coastal law, condominium rules, and engineering certifications is particularly important for properties in Vouliagmeni.
You may need a lawyer if you are negotiating price and terms, handling deposits, or drafting a reservation agreement or preliminary agreement. A lawyer can structure penalty clauses, conditions precedent, and a timeline that protect your interests and reduce risk from delays or non-performance.
You may need legal help for due diligence. This includes title searches at the Land Registry or Hellenic Cadastre, checking liens, mortgages, and prenotations, reviewing the chain of title, verifying building permits and the Digital Building Identity, and confirming that there are no unauthorized constructions or zoning violations.
You may need a lawyer if your property is near the shore or in a protected area. Coastal laws, shoreline and beach delimitation, forest maps, archeological restrictions, and setback rules can significantly affect what you can buy or build in Vouliagmeni.
You may need assistance with tax and regulatory compliance. This includes transfer tax or VAT where applicable, ENFIA registration after purchase, anti-money laundering checks, and obtaining a Greek tax number. A lawyer can coordinate with your notary and accountant to keep the process compliant and on schedule.
You may need representation for disputes and negotiations. Common issues include hidden defects, undisclosed encumbrances, boundary disagreements, common area use in condominiums, lease defaults, and off-plan purchase delays. A lawyer can help prevent disputes with contract wording and can represent you in mediation or court if needed.
You may need support as a foreign buyer or seller. Non-Greek speakers generally require official translations or interpreters at the notary. A notarized power of attorney can allow your lawyer to act on your behalf if you are abroad.
Contracts and title transfers are governed by the Greek Civil Code and must be executed before a Greek notary. The notarial deed is the instrument that conveys ownership, and it must be registered at the Hellenic Cadastre or, where still applicable, the Land Registry. Registration is essential to perfect ownership and priority against third parties.
Deposits and penalty clauses are common. Parties often use a reservation agreement or preliminary agreement to hold the property and set a deposit. Greek law recognizes arrangements where a deposit can function as earnest money with agreed consequences if either party withdraws. Clear drafting is critical to avoid disputes over forfeiture or double return of the deposit.
Due diligence is multi-layered. A thorough search checks for encumbrances, easements, court orders, unpaid common charges, and compliance with planning rules. In Vouliagmeni, engineers typically review building permits, legalization status of any past alterations under building regularization laws, the Digital Building Identity, and topographic plans with coordinate systems compatible with national standards. An engineer must issue a certificate that the property has no unauthorized constructions or that any have been lawfully regularized.
Coastal and zoning rules carry extra weight in Vouliagmeni. Greek coastal law regulates the seashore and beach as public domain, with defined boundaries and setback requirements that affect building rights and fencing near the sea. Local urban planning of the Municipality of Vari-Voula-Vouliagmeni sets uses, building coefficients, heights, and protections. Properties near forests or archeological zones may face additional restrictions.
Condominiums and complexes are regulated by Law 3741-1929 on horizontal property and the building regulation of each condominium. Buyers should review the regulation, co-ownership shares, exclusive-use areas such as gardens or parking, pet and short-term rental rules, and any pending assessments for building works.
Leases are governed by the Civil Code and specific statutes. Residential leases generally have a statutory minimum duration, and commercial leases have default terms unless parties agree otherwise. Short-term rentals are regulated, and hosts must comply with registration, taxation, and building rules, while condominium regulations may impose limitations.
Taxation depends on the property and timing. Before the deed, the buyer usually pays property transfer tax, and in certain cases VAT may apply to new constructions. There have been periods of VAT suspension on new properties, so parties should confirm the current status. After purchase, owners must register for annual property tax. Sellers should check the current status of any capital gains tax rules that have been suspended or modified over time.
Dispute resolution often includes mediation. Greek law provides for mediation in many civil disputes, and an initial mediation session is mandatory for certain property cases. Courts in Athens have jurisdiction for most disputes arising in Vouliagmeni.
Yes. A Greek notary is mandatory for the purchase and sale of real estate. The notary drafts and executes the deed, verifies the transfer tax payment, and ensures that the deed is suitable for registration at the Hellenic Cadastre or Land Registry.
A lawyer is not legally required, but it is strongly recommended. Your lawyer conducts legal due diligence, negotiates and drafts documents, coordinates with the notary and engineer, and protects you in case of issues such as hidden encumbrances or planning violations.
Deposits commonly range around 10 percent but are negotiable. Contracts often provide that if the buyer defaults, the deposit is forfeited, and if the seller defaults, the seller returns double the deposit. The effect depends on the exact contract terms, so careful drafting is important.
Your lawyer requests certificates from the Hellenic Cadastre or Land Registry, reviews the chain of title, and checks for mortgages, liens, prenotations, seizures, and other encumbrances. Engineers review technical compliance and the Digital Building Identity, which is required for transfers.
Buyers typically pay property transfer tax before signing the deed. In specific cases, VAT may apply to new properties, subject to any current suspension measures. Notary and registration fees, as well as lawyer and engineer fees, are also part of closing costs. Annual property tax applies after purchase.
Yes. A notarized power of attorney can authorize a lawyer or trusted person to sign documents, pay taxes, and complete registration on your behalf. If you attend the signing, an interpreter is required if you do not speak Greek, and official translations are used for key documents.
Yes. Coastal law defines the seashore and beach as public and sets building setbacks and use restrictions. Buyers should verify shoreline and beach delimitation, any coastal protection zones, and whether the property boundaries and fencing comply with the law.
Typical documents include title deeds, cadastral extract or land registry certificates, engineer certificates regarding unauthorized constructions, the Digital Building Identity, building permits and plans, tax clearances and proof of ENFIA compliance, and condominium regulation documents if applicable.
Key items include the purchase price and currency, deposit amount and treatment on default, a clear timeline, due diligence scope, financing or valuation conditions, representations and warranties, allocation of taxes and fees, and a mechanism for resolving disagreements and extending deadlines for good cause.
Greece offers investment-based residence permits for property purchases that meet specific thresholds, which vary by area and are subject to change. Vouliagmeni is within the wider Athens area, where thresholds have been higher than in other regions. Always verify the current requirements and timelines before relying on this route.
Hellenic Cadastre - Local cadastral office for Athens area, where property rights are recorded and cadastral extracts can be obtained.
Notarial associations - Professional bodies for notaries in the Athens region that can help you locate a notary with real estate experience.
Athens Bar Association - Provides lawyer directories and professional guidance for selecting a real estate attorney.
Municipality of Vari-Voula-Vouliagmeni - Urban planning and technical services that handle zoning, building permits, and local planning information for Vouliagmeni.
Independent Authority for Public Revenue - Tax administration responsible for property transfer tax, VAT where applicable, and ENFIA registration and compliance.
Technical Chamber of Greece - Professional organization for engineers who issue required certificates and review building compliance and plans.
Greek Ombudsman and Consumer Protection services - Public bodies that provide information on citizen rights and complaint mechanisms.
Mediation and arbitration centers in Athens - Institutions that can assist with alternative dispute resolution for property disagreements.
Clarify your objectives and budget. Decide whether you are buying, selling, or leasing, and outline your desired timeline and any financing needs. If you are a foreign party, obtain a Greek tax number and prepare identification and proof of funds for anti-money laundering compliance.
Engage local professionals early. Select a lawyer experienced in property transactions in Vouliagmeni, a notary familiar with coastal and condominium issues, and an engineer to verify permits, plans, and the Digital Building Identity. Consider using a power of attorney if you are abroad.
Negotiate with protection in mind. Use a written reservation or preliminary agreement that sets the deposit, milestones, and contingencies. Include clear default rules, disclosure duties, and a closing checklist. Agree on escrow or controlled payment methods for safety.
Complete full legal and technical due diligence. Obtain cadastral or land registry certificates, confirm no liens or prenotations, verify boundaries and coastal setbacks, review the condominium regulation, check for unauthorized constructions, and ensure that all tax and municipal certificates are available before signing.
Plan for taxes and closing costs. Confirm whether transfer tax or VAT applies, estimate notary and registration fees, and arrange payment so that the notary can proceed without delay. After completion, ensure your ownership is registered and update tax records for ENFIA.
Prepare for after-closing obligations. Transfer utilities, register the lease if you are renting out the property, comply with short-term rental rules if applicable, and maintain records of all permits, certificates, and the final deed.
If a dispute arises, act promptly. Consult your lawyer about negotiation, mediation, or court action. Many property disputes benefit from early mediation in Athens, which can save time and costs compared to litigation.
This guide provides general information only. Greek property law and tax rules change and local planning conditions in Vouliagmeni can be highly specific. Always seek advice from qualified professionals before making decisions.
