by Ioannis Pasakos 
Common Problems in Property Transfers in Greece
Transferring property in Greece—whether through a sale, inheritance, or donation—is a complex process that involves multiple legal, technical, and bureaucratic steps. While the digital transition (e.g. myProperty platform) has improved efficiency, many issues still arise that can delay or even block a transaction.
✅ The most common problems include:
1. Missing or Incomplete Documentation
Many property owners do not have a complete or updated file. Commonly missing documents include:
- Municipal Tax Clearance Certificate (TAP)
- Building ID
- Building Permits
- Updated topographic plans with geospatial data (GIS)
- Declarations of unauthorised constructions (or lack of legalisation)
2. Legal Ownership Complications
Issues related to property ownership often arise, such as:
- Undivided or unclear ownership shares
- Pending acceptance of inheritance
- Property deeds not registered with the Land Registry
- Legal claims or encumbrances (e.g. mortgages, liens)
3. Inconsistencies with the National Land Registry
If the property details do not match those in the Hellenic Cadastre system, the transaction may be blocked:
- Differences in land area
- Geometric discrepancies
- Ongoing objections or corrections in the cadastral data
4. Unauthorized Constructions and Zoning Violations
Unregulated alterations or additions to a property can cause serious issues:
- The Building ID cannot be issued
- The notarial deed cannot proceed
- The buyer is exposed to future penalties or demolition risks
5. Tax and Technical Delays
Even technically sound properties can face delays due to:
- Late issuance of ENFIA property tax certificates
- Problems obtaining the seller’s tax clearance
- Missing Energy Performance Certificate (EPC)
- Issues with the online declaration process (e.g. myProperty errors)
6. Bureaucracy and Administrative Delays
Even with all documentation ready, delays may occur due to:
- Long waiting times at Land Registries and Cadastral Offices
- Delays in validating digital submissions on platforms like myProperty
- Staff shortages in government departments
📌 How to Avoid These Issues?
The key is early preparation and working with experienced professionals—lawyer, civil engineer, notary, and a qualified real estate advisor. A properly compiled file, timely correction of issues, and professional guidance ensure a smoother and safer transaction.
🖊️ Written by
Ioannis Pasakos – Real Estate Investment Advisor
📧 pasakosremax@gmail.com | 📞 +30 699 250 0005
🏢 RE/MAX Specialists Chania
