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Free Guide to Hiring a Real Estate Lawyer
Real estate due diligence in Agia Paraskevi, a suburb of Athens in the Attica region, is the process of checking legal, planning, tax and technical matters before buying, selling, leasing or financing property. The goal is to confirm who owns the property, whether the property can be used as intended, whether there are debts, encumbrances or building defects, and whether any local or national legal constraints apply. Due diligence draws on Greek national law and local municipal rules, and commonly involves searches at the Hellenic Cadastre - Ktimatologio, municipal planning and building-permit departments, tax authorities and other public bodies. Because property law in Greece mixes modern cadastre records with older land registry and title documents, a careful, lawyer-led due diligence process is essential to reduce risk.
A lawyer experienced in real estate due diligence can identify and manage legal risks that most buyers or sellers may overlook. Common situations when you need a lawyer include purchases from private owners, purchases from developers or companies, property financed by a bank, properties with incomplete or old title documentation, properties near protected areas or archaeological zones, and transactions involving inheritance or multiple co-owners. A lawyer interprets land registry and cadastre searches, checks for mortgages, foreclosures or provisional measures, examines planning and building permit files, drafts or reviews sale agreements and contractual protections, coordinates with notaries, negotiates conditions and helps secure clear title at registration. Lawyers also advise on tax consequences, transfer costs, VAT issues and indemnities for latent defects.
Key legal and administrative features relevant to due diligence in Agia Paraskevi include the following. Property registration and title - the Hellenic Cadastre (Ktimatologio) is progressively replacing older land registries. Due diligence must confirm whether the property is cadastre-registered or still relies on older title deeds and registry entries. Municipal planning - Agia Paraskevi follows national and regional planning frameworks together with its local urban plan, which determine land use, building limits, permissible changes and required building permits. Building permits and legalisations - legal building status must be checked, including original permits, any subsequent approvals, and whether undocumented works have been legalised under relevant laws. Zoning and use restrictions - check the local zoning plan, building coefficients (floor area ratio and coverage), set-backs and any special provisions that affect development potential. Environmental and protected-area rules - properties near green zones, protected slopes or forested areas can face special prohibitions or clearance requirements; environmental impact rules may apply for larger projects. Archaeology - Attica has archaeological sensitivity; building works often require clearance from the local Archaeological Service. Mortgages and encumbrances - search for mortgages, liens, seizure orders, provisional attachments and other encumbrances registered in the cadastre or registry. Taxes and fees - transfer tax, municipal debts, outstanding ENFIA liabilities and tax declarations are relevant. VAT - new-builds sold by developers may be subject to VAT rather than transfer tax; the seller's status matters. Utilities and easements - confirm lawful connections to water, electricity and sewerage and check for recorded easements or informal rights of way. Energy and safety certificates - Energy Performance Certificates and other obligatory technical certifications are required for sales and leases. Local administrative practice - municipal debts, building violations reported to Agia Paraskevi municipality and any special local measures should be verified. Language and documentation - many important records may be in Greek; accurate translations and legal interpretation are essential.
The first step is to establish the seller's title: request the original title deed or ownership documents and identify whether the property is registered in the Hellenic Cadastre. A lawyer will then obtain official extracts from the cadastre or land registry and tax records, and obtain copies of building permits and other municipal files that reveal the legal status and encumbrances.
Mortgages, liens, attachments and foreclosures are registered in the Hellenic Cadastre or, for older systems, in the local land registry. Your lawyer will obtain official extracts showing encumbrances. You should also request a seller's written declaration about undisclosed debts and obtain tax and municipal clearance certificates where required.
Typical documents include the original title deed or proof of registration in the cadastre, recent cadastre or land registry extracts, building permits and as-built plans, certificates of no outstanding municipal debts, recent tax declarations (E9 and other relevant forms), energy performance certificate, receipts for utility bills, and documents proving any easements or rights of way. If the seller is a company, provide company registration and board resolutions authorising the sale.
Unauthorised works can block a sale or create liability. Some minor breaches can be legalised under specific procedures, while significant violations may require demolition or fines. A lawyer will assess whether legalisation is possible, whether the municipality has outstanding enforcement proceedings, and whether the buyer should require remedies in the contract or refuse the purchase.
Yes. A technical survey by a licensed engineer or surveyor confirms the exact boundaries, building dimensions and compliance with building permits and zoning rules. A topographic survey is essential when boundaries are unclear, when development is planned, and to avoid future boundary disputes with neighbours.
Purchases typically involve transfer tax or VAT depending on whether the transaction is a resale or a new build sold by a VAT-registered developer. Buyers also pay notary and registration fees, and may face capital gains or other taxes in certain circumstances. A lawyer or tax advisor will clarify the tax regime applicable to your transaction and estimate the total costs.
Inherited property may have unresolved succession issues, missing heirs or contested shares. Co-owned properties require the consent or proper representation of all co-owners. A lawyer will check succession certificates, probate documents and co-ownership agreements and may recommend clear title steps, partition actions or indemnities to protect the buyer.
Timing depends on the complexity of the property and the completeness of records. Simple cases with cadastre registration and complete documents may take a few weeks. Complex matters - such as resolving building violations, chasing missing title documentation, or dealing with liens - can take several months. Your lawyer will provide a realistic timeline based on the initial review.
Notaries in Greece handle the formal execution of sale deeds and ensure required documentation is presented at signing. However, notaries do not typically perform a full commercial or legal due diligence audit. For complex or risky transactions a specialised real estate lawyer is recommended to conduct a deeper review, negotiate contract protections and coordinate any remedial steps before completion.
Buyers protect themselves through contractual warranties and indemnities, retention of part of the purchase price in escrow, conditions precedent for clearing encumbrances, and representations about the legal status of the property. Title insurance is not widely used in Greece but may be available in some cases. Legal recourse after purchase depends on the contractual terms and on proving seller misrepresentation or breach.
Useful resources and public bodies for due diligence in Agia Paraskevi include the Hellenic Cadastre - Ktimatologio for title and registration records, the Municipality of Agia Paraskevi planning and building permits department for local permits and violations, the local Tax Office (DOY) for tax certificates and E9 information, the Archaeological Service for clearance in sensitive areas, the local Forest Service for environmental restrictions, and the regional Directorate of Urban Planning for zoning rules. Professional bodies to consult include the local Bar Association for a list of qualified real estate lawyers and the Technical Chamber of Greece (TEE) for licensed engineers and surveyors. Notaries public finalise deeds and registration filings. When relevant, national ministries such as the Ministry of Environment and Energy provide rules on environmental and planning law, and the Ministry of Culture handles archaeological permits. Consult official offices for up-to-date procedural requirements and certified extracts.
If you need legal assistance for real estate due diligence in Agia Paraskevi, start by gathering whatever documents you already have - title deeds, tax forms, building permits, utility bills and any sales drafts. Contact a local real estate lawyer with experience in Attica and the cadastre; ask for references and a clear fee estimate. Authorise the lawyer to obtain official cadastre or registry extracts, municipal files and tax clearances. Engage a licensed surveyor or civil engineer to prepare a technical report and boundary survey. Review a draft sale agreement with your lawyer and include appropriate warranties, conditions precedent and remedies. Allow time for resolving issues identified in due diligence and for municipal or administrative procedures where required. Finally, coordinate with a notary to execute the deed and register the transaction with the cadastre or registry. Keep all documents and official receipts in a secure file for future proof of title and tax compliance. Remember that this guide provides general information and does not replace personalised legal advice tailored to your transaction and circumstances.
