Introduction
Selling a property does not begin when you find a buyer. It starts earlier with gathering the necessary documents required to complete the transaction without delays. You see many property owners discover at the minute that a crucial document is missing or that a certificate has expired.
When the buyer and seller have agreed on all terms the notary cannot proceed with the deed signing if the documentation file is incomplete. So to avoid all these problems you need to prepare your documents of time.
1. Documents You Should Prepare Before Finding a Buyer
Some documents should be collected before you even start marketing your property. These documents prove ownership and legal compliance. Generally do not have strict expiration dates. For example the title deed is the document proving that you are the legal owner of the property. It may be a purchase contract, parental gift deed, donation deed, inheritance acceptance deed or another ownership document. The title deed is very important because without it the transfer process cannot begin.
You will also need Land Registry or Mortgage Registry Documents. For properties located in areas covered by the Hellenic Cadastre a cadastral extract is required. For areas still operating under the system a certificate of registration from the local Mortgage Registry is necessary. If errors or pending issues are discovered in the records they must be corrected before the property can be sold.
Then there is the ENFIA Property Tax Certificate. The ENFIA Property Tax Certificate is mandatory for every property transfer in Greece. It is issued electronically through the myAADE platform. It confirms that the property has been correctly declared for tax purposes. If there are errors in your E9 declaration or outstanding property tax issues they must be resolved before signing the contract.
2. Documents Required Before Signing the Sale Contract
At this stage the focus shifts to documents that have a validity period and should be issued closer to the contract signing date. One of these documents is the Tax Clearance Certificate. The Tax Clearance Certificate confirms that the seller has no tax obligations that would prevent the transfer of the property. It is issued by the tax authority, which is also known as AADE and is generally valid for approximately two months.
You may also need a Social Security Clearance Certificate. A Social Security Clearance Certificate may be required if the seller is self-employed or has social security obligations that affect the transaction. Its validity is typically one month making proper timing important.
Another document you will need is the Energy Performance Certificate or EPC for short. The Energy Performance Certificate is mandatory for property sales in Greece. It is issued by a certified energy inspector following an on-site inspection. Classifies the property according to its energy efficiency. If a valid EPC already exists a new certificate is not required.
3. Building Identity Certificate and Unauthorized Construction Checks
The Building Identity Certificate, known as the Electronic Building Identity has become a key requirement for completing most property transfers in Greece. A licensed engineer reviews the property’s status and gathers all necessary documentation required for the certificate. The process usually includes reviewing the building permit examining floor plans and architectural drawings comparing records with the propertys current condition checking for unauthorized constructions or planning violations and issuing the Electronic Building Identity.
If unauthorized structures or planning violations have not been legalized the sale cannot be completed until the necessary procedures are finalized. For this reason it is advisable to begin the engineering review in advance. The property in this case the property in Greece needs to be checked
4. Topographic Survey and Building Permit
Depending on the type of property additional technical documentation may be required. The common documents include a topographic survey, building permit, floor plans and architectural drawings and engineer certifications where applicable. These documents are particularly important for houses, plots of land, rural properties and older buildings where documentation is often incomplete. Obtaining these documents early can save time later in the sales process.
5. How Much Do the Main Documents Cost and How Long Are They Valid?
One of the common mistakes property owners make is obtaining all documents at the same time.In reality several certificates have validity periods and may need to be reissued if they expire before the contract is signed. For example the Cadastral Extract costs generally between €5 and €10. It is often issued immediately or within a few days depending on the area and the process involved.
The ENFIA Property Tax Certificate is issued free of charge through the myAADE platform. Is typically available immediately. The Tax Clearance Certificate is also issued free of charge through AADE. Is generally valid for approximately two months. The Social Security Clearance Certificate is issued free of charge through e-EFKA. It is usually valid for approximately one month.
The Energy Performance Certificate or EPC costs generally range from €150 to €350 depending on the propertys size and characteristics. It remains valid for ten years provided that no major energy-related renovations are carried out. The Electronic Building Identity costs vary depending on the property and the complexity of the case. Completion may take anywhere from a days to several weeks.
The Topographic Survey costs and preparation time depend on the propertys characteristics and survey requirements. In some cases it can be completed within days while in others it may take weeks. The costs mentioned above are indicative. May vary depending on location the engineer involved and the specific characteristics of the property in Greece.
6. Common Issues That Can Delay a Property Sale
When a buyer is ready to proceed certain issues can significantly delay the transaction. The most common include information in the E9 declaration pending issues with the Hellenic Cadastre, unauthorized constructions that have not been legalized missing building permits or architectural plans expired tax or social security clearance certificates and delays in obtaining the Electronic Building Identity.
Preparing your documentation early is the effective way to avoid unexpected problems shortly before signing the contract. This is especially true for a property in Greece, where the laws and regulations can be complex.
7. Property Sale Document Checklist
Before starting the sales process make sure you have gathered or initiated the following documents:
- Title deed
- Cadastral extract or registration certificate
- ENFIA Property Tax Certificate
- Tax Clearance Certificate
- Social Security Clearance Certificate, where required
- Energy Performance Certificate or EPC
- Electronic Building Identity
- Topographic survey, where required
- Building permit and architectural plans
A complete documentation file allows the sales process to move forward more quickly and with fewer unexpected complications. The property sale in Greece will be much smoother if you have all these documents.
FAQs
Can I sell a property that has a mortgage or legal encumbrance?
Yes you can sell a property that has a mortgage or legal encumbrance. In cases the sale can proceed provided the necessary steps are taken to settle or remove the encumbrance. The notary and where applicable the lending bank coordinate the required procedures before the transfer takes place.
How long does it take to gather all the documents?
In cases most documents can be collected within one to three weeks. However if there are constructions missing plans or Cadastre-related issues the process may take significantly longer.
What happens if the property has constructions that have not been legalized?
The property transfer cannot be completed until an engineer has inspected the property and the violations have been legalized in accordance with regulations. This is why it is highly recommended to begin the compliance review early as possible. The property, in Greece needs to be checked to avoid any problems.