Before any real estate sale, following a prior written agreement between our firm and the prospective buyer, our specialized associates conduct a complete, thorough, and detailed title verification of the property, both at the Land Registry Office and the Cadastre. This process ensures that the property to be purchased or transferred is free of legal burdens, pending issues, or restrictions, making it fully safe to buy or transfer.
The title verification we perform includes the following stages:
A] Verification at the Land Registry Office
The Land Registry Office maintains handwritten or electronic records where all transactions related to a property are registered. The verification includes:
- Title Search – Examination of all previous transfers of the property to confirm the uninterrupted and legal succession of ownership titles.
- Encumbrance Check – Investigation to determine if the property has mortgages, pre-annotations, seizures, or other encumbrances (e.g., legal disputes).
- Claims Check – Review of whether there are lawsuits or claims by third parties on the property.
It must be noted and emphasized that if there is a seizure on the property, its transfer is invalid in favor of the party who executed the seizure.
B] Verification at the Cadastre
The title verification at the Cadastre includes, among other checks:
- Verification of the National Cadastre Code (ΚΑΕΚ) – Cross-checking that the property is correctly registered in the Cadastre.
- Ownership Check – Confirming that the declared owner is the lawful holder.
- Encumbrance and Pending Issues Check – Searching for any mortgages, pre-annotations, seizures, or other restrictions.
- Verification of Geometrical Data – Cross-checking the property boundaries and any discrepancies with neighboring properties or the State.
C] Examination – Evaluation of the Need for Issuing a Certificate of Inheritance
Depending on the findings during the title verification process, it may become necessary for the seller to issue a certificate of inheritance, especially in cases where there has been a recent death affecting the chain of ownership. The certificate of inheritance can be national or European, simple or multiple, depending on the particular needs of each case.
Why is a thorough title verification necessary and important?
- It ensures that the property is free of encumbrances and can be legally transferred.
- It prevents problems for the buyer and avoids involvement in legal disputes with other owners, neighboring property owners, financial institutions, creditors, etc.
- It is essential for loan approval by banks.
D] Title Verification Report
Following a written agreement, as a culmination of the thorough title verification and to further secure the buyer, our firm prepares and signs a Title Verification Report for the property to be purchased. This report details the findings of the verification and formally assures our client that the property is free of encumbrances. The lawyer signing the report and our firm bear full responsibility for the contents of the Title Verification Report.
