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Free Guide to Hiring a Real Estate Lawyer
Melissia is a residential suburb in the northern part of the Athens metropolitan area. Real estate transactions there follow national Greek property law combined with local planning rules set by the Municipality of Penteli and regional authorities. Important practical features include registration with the Hellenic Cadastre, compliance with building and zoning regulations, municipal permits for construction or renovation, and attention to taxes and fees that apply to property transfers, ownership and rental activity. Property matters can involve technical documentation - such as title deeds, topographic plans and building permits - plus checks for encumbrances, mortgages and outstanding debts linked to the property.
Buying, selling, renting, developing or inheriting property in Melissia can raise legal, technical and tax issues. A lawyer experienced in Greek real estate law can help with:
- Due diligence - verifying ownership, searching the cadastre and identifying encumbrances, easements or unpaid charges.
- Drafting and reviewing pre-contracts and final sales contracts to protect your interests and set clear conditions - for example payment schedules and default remedies.
- Handling notarial procedures - coordinating with the notary who executes the deed and ensuring documents are complete and compliant.
- Advising on taxes and fees and coordinating with accountants to calculate transfer taxes, capital gains and annual property taxes.
- Resolving disputes - boundary disagreements, co-ownership conflicts in apartment buildings, contractual disputes with buyers, sellers or contractors.
- Permits and planning - advising on building permits, regularization of illegal works where possible, and interactions with municipal planning authorities.
- Mortgages and financing - reviewing mortgage terms, foreclosures or creditor claims on the property.
- Cross-border or foreign buyer matters - understanding residency or inheritance rules and required documentation for non-Greek citizens.
This overview highlights key legal rules that commonly affect real estate matters in Melissia. Laws change over time, so speak with a lawyer for current details.
- Ownership and registration - Ownership is established through title deeds and registration. The Hellenic Cadastre (land registry) records property rights, boundaries and encumbrances. A cadastre search is a fundamental step before any purchase.
- Purchase process - A typical transaction involves an agreement of sale (often a preliminary contract) followed by a final deed executed before a public notary. Parties generally pay transfer taxes and notary fees before or at the time of registration.
- Building and planning rules - Building permits (oikodomiki adeia) and compliance with zoning regulations govern construction and major renovations. Municipal planning rules and regional zoning can restrict uses, heights and density. Properties near protected areas - such as forests or archaeological sites - are subject to additional restrictions.
- Condominium and co-ownership law - Apartment buildings and complexes are governed by specific rules for common areas, maintenance obligations and the formation of homeowners associations. Minutes of homeowners meetings and building regulation documents are important for buyers.
- Taxes and fees - Property transactions trigger taxes and fees such as transfer-related taxes, notary and registration fees, and the annual property tax (ENFIA). Rental income and capital gains are subject to taxation and specific reporting obligations.
- Mortgages and foreclosures - Mortgages must be registered and create priority claims on property. Foreclosure follows prescribed procedures; creditors may seek judicial enforcement if obligations are not met.
- Inheritance and succession - Property passes by succession under Greek civil law if the owner dies without valid disposal. Wills and inheritance declarations must be prepared and taxes paid to transfer title.
- Foreign buyers - Non-EU buyers may need special permits for purchases of certain categories of land, such as agricultural or forested land. Documentation and identification requirements differ for non-residents.
Yes - many foreigners buy residential property in the Athens area. EU citizens face fewer formalities. Non-EU buyers should check whether the land type or location requires special permits - for example properties near border zones, forests or protected areas. A lawyer can confirm any restrictions and assist with required documentation.
The notary is a neutral public officer who drafts and executes the final deed of sale. The notary verifies identity and capacity of the parties, confirms that legal requirements are met and ensures the deed is properly signed. After execution, the deed is used to register the transfer with the Cadastre and tax authorities.
You must obtain a formal search from the Hellenic Cadastre or the land registry and request mortgage and encumbrance certificates. These searches reveal mortgages, liens, easements and other legal claims. Your lawyer will order and review these searches before you finalize a purchase.
Unpermitted construction can complicate or block a sale. Depending on the situation, there may be options for legalization through municipal amnesty schemes or requiring the seller to remove or regularize the works before closing. A technical survey by an engineer plus legal advice is essential to assess risks and likely remedies.
Buyers pay transfer-related taxes and fees at the time of purchase. Owners also face annual property taxes and must report rental income if they lease the property. Tax rates and rules change, so consult a lawyer or tax advisor to calculate current obligations and ensure proper filing.
It is strongly recommended. A preliminary contract sets essential terms and may include deposit and penalty clauses. A lawyer will protect your interests by drafting clear conditions, ensuring due diligence is completed within agreed timeframes and addressing remedies if the other party defaults.
Timing depends on due diligence, mortgage approvals and administrative procedures. Simple transfers can be completed in a few weeks when all documents are ready. More complex transactions - involving mortgage registration, legalization of works or resolving encumbrances - can take several months.
Typical documents include proof of identity, tax identification number, the title deed or certificate of ownership, cadastre extracts, an up-to-date certificate of encumbrances, building permit and habitation certificate when applicable, energy performance certificate for buildings, and any condominium documents. Your lawyer will provide a complete checklist tailored to the transaction.
Short-term rentals are common but regulated. You must register the property for tourist rentals with the competent authorities, follow local rules on safety and zoning and pay the applicable taxes on rental income. Local municipality regulations and national tourism laws may impose additional requirements.
Start by gathering documentation: title deeds, cadastre plans and any surveys. Attempt to resolve the dispute through negotiation or mediation. If negotiation fails, file a boundary or ownership action in the civil courts. A lawyer and a licensed surveyor can help prepare evidence and represent you in court.
Contact points and professionals who can assist you include:
- Hellenic Cadastre regional office - for registration and property extracts.
- Municipality of Penteli - for local planning, building permits and municipal records related to Melissia.
- Local Tax Office (DOY) - for tax registration, transfer tax and income tax matters.
- Athens Bar Association - for listings of licensed lawyers and verification of specialization in real estate law.
- Notary public offices - for execution of deeds and certification of documents.
- Licensed civil engineers and topographers - for technical surveys, building permits and topographic plans.
- Professional accountants or tax advisors - for tax calculations and reporting related to property transactions.
If you need legal assistance with a real estate matter in Melissia, follow these practical steps:
- Prepare basic information - property address, current title documents, any draft contracts and any notices or municipal orders you have received.
- Arrange an initial consultation with a Greek lawyer experienced in real estate. Ask about their experience in transactions in Attica and Melissia specifically, fee structure, and the likely timeline for your matter.
- Authorize your lawyer to perform due diligence - cadastre searches, encumbrance checks and review of permits and certificates.
- If buying, agree on contract terms that protect you - including deposit rules, conditions precedent and remedies for breach.
- Coordinate with a civil engineer or surveyor for a technical inspection when needed - to identify illegal works, structural issues or discrepancies in area and boundaries.
- Budget for mandatory costs - transfer taxes, notary and registration fees, legal fees, and any costs needed to regularize the property.
- Keep records of all documents and receipts, and follow your lawyer's instructions for registration and tax filing after the transaction completes.
Remember - this guide is general information and not a substitute for legal advice. For tailored advice about your specific situation, consult a qualified lawyer who knows local practice and current Greek law.
