INFORMATIONS
Vrazki s
xalkidiki
Firmata za
nedvijimi imoti
Predlaga za
vashe ulesnenie
1)
Pokupka
na imot napravo ot prodavacha.
2)
Prodajba
ot prodavacha kam nedvijimi imoti
3)
Reklama e
zashtitena za klienta.
Vsichko koetovi
interesuva, mojete da go vidite na video ili na e-mail zapazete chas edin den
po-rano s brokera.
GREEK = www.1mre.gr
GREEK = www.realestatehalkidiki.gr
GREEK = http://www.realestatehalkidiki1.blogspot.gr/
SERBIA = http://1halkidikinekretnine.blogspot.gr/
GREEK = www.realestatehalkidiki.gr
GREEK = http://www.realestatehalkidiki1.blogspot.gr/
SERBIA = http://1halkidikinekretnine.blogspot.gr/
ENGLISH= http://mariapropertieshalkidiki.blogspot.gr/
FYROM =http://1halkidiki-imoti.blogspot.gr/
Αdressi office: Kulata-promahon - Bulgaria
Skype: cmfrei.angelmary
Facebook: mariapropertieshalkidiki
Αdressi office: Kulata-promahon - Bulgaria
Skype: cmfrei.angelmary
Facebook: mariapropertieshalkidiki
CMFREI.GREECE@GMAIL.COM
1.Choose your property and finalize the price agreement (1ST STEP)
First thing you have to do is to contact an official professional real estate agent who is working in the area where you are interested in. Check how many properties he has in his website and also the quality of information he provides (prices, photos, sizes, distances etc.). That’s the time to determine what you are looking for. Below you will find the most important factors you must determine in order to help the agent understand your needs.
• Type of property ( apartment, maissonette, detached house in a complex, complete detached house, luxurious villa, land for private or business use etc)
• Maximum available budget
• Sea view or if it’s not necessary
• Walking distance from sea or if it’s not necessary
• Preferable areas in priority line (if you don’t know the areas you can describe what you prefer. Quiet place or cosmopolitan areas etc...)
• Minimum number of rooms if you are searching for a house
• Determine the area of the private land use
• How many square meters you want to build if you are searching for a land
• Under construction project or finished only
• Cash payment or loan
All the above factors are necessary in order to send you the best offers always matching to your criteria. Then the agent will give you offers of the property list. Next step is to choose the properties you want to visit and organize a viewing trip. Ask the agent not to show you only the houses but the closest areas – villages or cities, too. This will help you understand better the area and the place you are going to spend your holidays or where you are going to live! If you are specific with you criteria you don’t need more than 2-3 days in order to see all properties and choose the best option for you. Before you do your final choices ask from the agent to inform you about the total extra final costs regarding the properties. Maybe a house has lower price than another but after calculating the extra costs finally it becomes more expensive! So we suggest always if you are about to decide between 2-3 properties, ask for all of them the final extra costs analysis. Visit once again the property you liked more and do a careful inspection for any possible technical problems. Congratulations! You’ve done your choice! Now you are ready to negotiate the price! Do a better offer and let the agent negotiate it with the seller! Usually a 5% - 10% discount is acceptable! In Greece we have 2 types of sellers! Most of them publishing a higher price in order to do a better discount at the end but on the other hand there are some sellers (the most honest if you ask me) who are publishing their best possible price without further negotiation. It is important is to see a lot of properties in order to compare. Many factors are important like distance from sea, exact area, property age, quality of construction, private land use etc…) In 2-3 days you will have a very good opinion about critical differences between properties and you will be in position to understand if a property is a good offer or not!
2. Price pre - agreement signing – deposit – legal control (2nd STEP)
Agree the price with the agent and organize a meeting to sign the pre-agreement. In that agreement all critical information must be shown like (final price, extra costs, which furniture or electric devices the seller leaves in house if is such a deal is completed, way of payment, guarantee from seller to hold the property and don’t sell it to someone else till the legal control is done, 10% deposit for the house ). Deposit must be hold from the agent till the lawyer gives a final report that the property is clear and could be sold without any title problems. Big real estate companies always have a lawyer who has excellent knowledge of property law and they specialize in buying terms for foreigner clients. If the real estate company doesn’t have someone to suggest you, you could choose a lawyer easily by receiving a list with lawyers contact information from the local lawyers association. A very important factor that usually helps a buyer to feel safer is that the lawyer speaks the client’s native language. As of that he will be able to explain all terms and process in a better way. Be careful! With the agent’s help, try to find a lawyer who specializes in properties! A lawyer needs 1-2 days to complete his legal control. After he gives the final confirmation, the agent gives the deposit to the seller and the seller signs on the pre agreement also. If the lawyer says that there are legal problems on the property, the agent must return the whole deposit to the interested buyer except 300 euro which is the cost of the legal control. This is the only risk that an interested buyer takes. 300 Euros for the legal control. If everything is ok we are ready to collect the necessary documents for the purchase.
3. Private TAX number – New bank account in a Greek bank (3rd STEP)
The Agent must provide an accountant or an assistant who will go with the buyer to local authorities in order to issue a personal tax number for him. This procedure could take from 2-3 hours to maximum 2 days. Generally it depends how busy are the local authorities at the moment. Tax offices in Greece accept TAX number issues from Monday to Thursday only. Not on Fridays. After you receive the tax number you are going directly to a Greek bank and there you need the following documents in order to issue a bank account:
• Passport
• New TAX code (already received from TAX office)
The following document must be translated by using the international Apostile system. More information you could find in the Embassy or Consulate of Greece in any country!
• Latest Annual money statement proof (must be shown full name)
• Residence certificate (must be shown full name and full address)
• Latest Job certificate (must be shown full name)
It is very important to open also an e-banking account in order to check if the money which you are going to send in the future arrived on time and generally control the statement of the account. This private account is absolutely necessary if you want to buy a property in Greece. To this account you are going to send your money from your account in your country. Then through e-banking you will check if the money has arrived. Usually this takes 2-3 days. Also this account will help you in the future to pay automatically electricity bills etc…
4. Asset or objective value explanation (4th STEP)
This is not exactly a step but it is very important to understand exactly what asset or objective value means and what it exactly is. The asset or objective value it is not a value which you are going to pay! In Greece we have 2 values for every property. The sale price (how much you will buy the property) and the asset value (how much the tax office accepts as property value). The asset value is the minimum price which you can use in the contract. Let’s say that a house costs 100.000euro and it has 50.000euro asset value. That means, that the property costs 100.000euro but the minimum value you can use in the contract is 50.000euro. That usually happens because all the extra costs like (lawyers, notaries, taxes etc...) are calculated on a percentage based upon the contract-asset value. For that reason clients usually prefers to sign contracts using the asset value, because its lower so all extra costs will be lower. The legal way is to use the real value in the contract but you will pay more expenses calculating upon the real value so for our example that means double! For every property we request the asset value from tax office and after we receive a response from there we are ready to calculate all the extra costs accurately.
5. Extra costs analysis calculation (5th STEP)
Remuneration of Lawyer:
Based on the Article 42 paragraph 1 of the Code of Lawyers in the presence of legal drafting and signing the property purchase contract is obligatory when the contract price is more than 11.739 €. The minimum fees for legal representation and signing the contract is defined as follows:
For a contract price 44.020 € 1%
For contract price of 44.020 € to 1.407.351 € 0,5%
For contract price from 1.407.351 € to 2.934.702 € 0,4%
The legal control of property and any additional work is billed separately and it costs around 250-300 euro
Remuneration of Notary:
The remuneration of the notary is 1% + VAT of asset value of the contract. You will need to pay for the additional costs such as notary stamps, fees, preparation of tax returns and summaries, copies of contracts, the second leaf, etc. In addition, the extra costs can’t be over 1000 €.
Remuneration of Real Estate agent:
The real estate consultant fee, typically is 2% to 4% + VAT over the actual - real value of the property. Caution: If you find out that the real estate agent that mediates without license, that means he is a broker operating illegally and therefore you have no legal obligation to pay him.
Registration of a property:
The fee for registering you property to your name is 0.5% + VAT of the value of the contract. The property registration office is the responsible authority. At a Maximum of 10 days after the contract signing the buyer receives an official document which finally proves that the property is registered to his name.
Tax Expenses:
To complete a sale to specific categories of property the buyer is required to pay F.M.A. (Property Tax)
Up to 15.000 € 9% or 7% if the property is in an area that has no FB
From 15.001 € 11% or 9% if the property is in an area that has no FB
VAT 23% for newly constructed building with license after 01/01/2006, If it is a constructor or company who sells the house. If the house is sold by a private individual there is no VAT.
Translation services and interpretation:
If you want, the easiest and cheapest way is to hire an official interpreter who will translate on contract time the critical terms of the contract. The Interpreter costs around 150 – 250 euro and signs on the contract that he did a correct translation and takes the responsibility for it. Otherwise you could hire an official translator who will official translate the contract for you in your native language. From our experience a contract of 50 pages costs around 1000 euro.
Construction Supervision (optional):
If there is a project under construction some agencies providing a service for foreigner buyers who want to know if the progress of the project is on time. So, this service usually costs 1% -2% + VAT of the real value and it has reports (technical report, photos, and videos) every 15 days. Like that the buyer could check from abroad the process of the works without being there.
6. Tax Payment (must be done 2 days before final contract -6th STEP)
Taxes must be paid minimum 2 days before the final contract. We suggest a bank transfer from buyer’s bank account to agent’s bank account with the amount of TAX. The agent must go to TAX office, pay the tax and prepare all necessary documents for the contract.
7. Final contract signing (7th STEP)
You are ready to buy a dream property in Greece. That’s the easy part of the contract. If everything is organized well from the beginning and you follow the steps as mentioned above the final contract signing will be a pleasure. On the Same day before the final contract signing you should go with agent’s assistant to the bank in order to issue the checks. Then you should go directly to the notary office for contract signing. And that’s all! All extra expenses from article 5 must be paid on contract time. On the Next day or after 3 - 4 hours the buyer receives an official copy of the contract. On the Next day buyer’s lawyer is responsible to go in Property registration office to register the property in the new name. After 5 to 10 days Property registration office issues an official document which refers that the property ownership has official been transferred to the new buyer.
BUY PROPERTY IN GREECE GUIDE IN 7 STEPS