Understanding Delays in Estate Administration and Real Estate Transaction Cases in Greece
One of the most common question of clients, is:
“Why my acceptance of inheritance or property transfer in Greece is taking so long?”
Whether you are inheriting property in Greece, transferring ownership to family members, engaging in a real estate transaction (selling or buying or leasing) or resolving estate matters (settlement of estate with or without a Will), it is important to understand that procedures as provided by Greek Law are often far more complex than they appear.
ICS for the past 20 years has been providing solutions to all these complex affairs relating to real estate in Greece. With six (6) offices and a team of qualified professionals, ICS specializes in the provision of professional consulting services for all affairs in Greece.
ICS specifically specializes in the provision of services to non-Greek residents and citizens and has found way to navigate through a very legally complex and highly regulated system, where cultural and social considerations must be identified and addressed.
While some cases move relatively quickly, others can take a year or more, and in certain situations several years.
The primary reason is not the legal work itself but the extensive bureaucracy, history of property itself in absence of titles and certificates of location, and various required documents that must be issued from different public service authorities before a transaction can proceed.
Every Greek Property Has a Unique Legal History
Before an acceptance of inheritance in Greece, property transfer, sale, donation, or parental gift can be finalized, a thorough legal and tax investigation must be conducted.
Many properties have ownership histories spanning multiple generations, and issues that have remained hidden for decades often surface during the review process.
Common issues of concern, include:
- Missing titles/deeds
- Unclaimed property ownership rights
- Incomplete property ownership records
- Errors in existing titles / deeds
- Incorrect property boundaries
- Unregistered inheritance and property ownership rights
- Unfiled tax declarations and non-existing taxation status
- Unified cadastral surveying declarations
- Building code violations
- Legal disputes among family members
Each of these issues must be resolved before ownership can be legally transferred.
Cadastral Register (Ktimatologio) and Title Registrations at Land Register Offices Delays
One of the most significant causes of delays in property transfers is the ongoing implementation of the National Cadastral Register (Ktimatologio).
There are many discrepancies on:
- Property Ownership Titles
- Land Register Records
- Cadastral Register Records
- Property measurements
Resolving these discrepancies often requires:
- Land localization
- Tittle searches
- Legal actions
- Surveyor reports
- Property boundary verification
- Cadastral Register corrections & amendments
These procedures can significantly extend processing timelines.
Multiple Government Authorities Are Involved
A typical acceptance of inheritance or property transfer in Greece may require documentation and approvals from several different public service authorities.
Depending on the case, the processes will certainly require representation before various Public Service Authorities and the services of several Professionals, such as:
- Public Revenue Agency (DOY)
- Cadastral Register Office (Ktimatologio)
- Land Register Office (Ypothikofilakio)
- Municipality
- Court
- Notary
- Lawyer
- Engineer
- Forest Service
- Bank
- Public Utility Providers
Each authority operates independently and has its own review and processing timelines.
Even when all documents have been submitted correctly, delays can occur due to government backlogs and administrative procedures.
Missing Documentation Is a Common Problem
Many settlements of estate cases involve properties that have been passed down through several generations without actual legal titles.
As a result, important documents are often missing or incomplete.
Examples include:
- Acts of Death
- Last Will and Testaments
- Titles / Deeds
- Registrations of Acts of Civil Status, including Certificates of Family Status
- Tax records and Tax Identification Number (AFM)
- Building permits
- Surveys
- Cadastral Surveying Declarations
- Certificates of Next of Kin
Locating or replacing these records can take months or years depending on the issuing authority and relating circumstances.
Tax Issues Can Delay Property Transfers
Before a Greek property transfer can be completed, tax compliance must be verified.
Common taxation management issues, include:
- Incorrect E9 property declarations
- Outstanding taxes
- Missing tax declaration
- No-existing Tax Identification Number (AFM)
- Incorrect Tax Residency Status
These issues must first be corrected / settled before the Notary can proceed with the execution of the Deed.
Building Code Violations and Legalization of Properties
Many properties in Greece contain additions, renovations or building that were never properly registered or constricted without a valid building permit.
Before ownership can be transferred, an engineer/surveyor must:
- Inspect the property
- Draft Topographical Diagrams with GPS Coordinates
- Verify legal compliance
- Register/Declare unauthorized structures
- Pay fines, government fees and penalties for property legalization
- Issue mandatory certificates and Permits as required by law before the competent public service authorities etc
Without these approvals, the transaction may be delayed indefinitely.
Cases with Multiple Heirs Require Additional Coordination
Estate Administration cases involving multiple beneficiaries are often more time-consuming.
Delays commonly occur when:
- Heirs reside in different countries
- Powers of attorney must be signed
- Additional heirs are identified
- Family disagreements arise
- Documents must be signed abroad under legal systems
Coordinating multiple parties can add substantial time to the processes.
Why the coordination of the various professionals involved in such cases, matter?
Navigating through the Greek inheritance law, property ownership regulations, taxation requirements, and cadastral procedures requires specialized knowledge and local expertise.
At ICS, all these professionals, i.e. lawyers, accountants, notaries, engineers, surveyors, translators, contactors, tradespeople, and others are brought under one roof, and all are coordinated in house by our Firm. ICS is an one-stop-shop for your all your affairs in Greece.
Clients are no longer required to engage multiple professionals, assigning different tasks and then spending resources in trying to coordinate their actions across Greece. ICS, with its team of professionals and highly specialized staff and with a network of qualified professional across Greece, assumes this responsibility.
Everything with ICS become easier. Hassle free, cost and time efficient, confidentiality guaranteed, and legal
ICS provides the following services in Greece:
- Property Localization
- Title Searches
- Preparation of Property Status Reports and Property Evaluations
- Tax compliance reviews and full Taxation representation and management
- Issuance of Tax Identification Number (AFM)
- Banking
- Pension / Insurance Consulting Services
- Full Real Estate Transactions (Buying – Selling – Leasing)
- Full Property Management
- Real Estate Development & Investment
- Cadrastral Surveying Declarations (Ktimatologio)
- Legalization of Building Code Violations
- Document procurement
- Certified Translation and Interpretation Services
- Execution of all Notarial Documents, including Powers of Attorney
- Representation and facilitation before all competent public service authorities, government agencies, private corporations, banks and courts
- Registration of Acts of Civil Status
- Immigration & Hellenic Citizenship/Nationality Consulting Services
- Incorporation of Business
- Legal Representation
The Reality with pending Cases in Greece
It is important to understand that delays do not necessarily mean that nothing is happening.
In many cases, substantial work is being carried out behind the scenes to resolve legal, tax, cadastral, or administrative issues that may have existed for years—or even decades.
Every case is unique. Some acceptances of inheritances and property transfers in Greece can be completed relatively quickly, while others require further review and problem-solving before property ownership can legally change hands.
Need Assistance with an Acceptance of Inheritance (Settlement of Estate) or Real Estate Management affair in Greece?
ICS provides professional assistance with all your real estate needs in Greece, including:
- Acceptance of Inheritance (Settlement of Estate)
- Real Estate Transactions (Buying – Selling – Leasing)
- Estate Administration
- Property Management
- Real Estate Development (Building – Renovation – Repairs)
- Taxation Representation & Management
- Issuance of Tax Identification Number (AFM)
- Execution of all Notarial Documents, including Powers of Attorney
- Cadastral Surveying Declarations (Dilosi Ktimatologiou)
Contact our team today to discuss your case and learn how we can help you with your affairs in Greece and guide you through a very complex and highly regulated legal and administrative system.
