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BUILDING PLOTS
Welcome.
Greece's
islands,
are like a
mini continent,
have
a vast array of open land areas
suitable for
development,
with some of the best sea frontage in Europe,
just
waiting for a
new
owner.
We
have many land areas
from which
to choose,
from idyllic mountain views in the roof garden of Greece, to sea views in
old fishing villages. Like
most European countries,
building
permissions vary
in Greece
depending
on
the urbanisation zoning of the village or towns. Applications
for new buildings
require
special attention in the planning stages,
in order
to achieve planning consents and building licenses. Utilising
the land to best advantage is extremely important
to achieve the best property equity results. In
Greece the land parcels are dealt in
stemmas
which are 100m x 100m = 10000 m2 = 1
stemmas.
In the old days land was sold by the number of olive trees on the land area.
In today's modern Greece land is sold by Stemmas. The first importance issue
is the land location the 2 main importance areas are the building allowances
on the land area, which can be called
urban zones,
co-efficiency zones, village or
town plan. From the central point of the village a circular or similar sharp
is produced. To this event this forms the building zone plan. Building areas
under the law, building plots inside the village
plan that
have direct roadside access via a main or secondary
road, then
permissions
can be granted for building plots
of 2,000m2,
which means on your land area you are permitted to
build a residential home on a land plot of no less then 2,000m2 is 70%
of
the total area, up to a maximum of 2 stories excluding the basement area
that can form part of the dwelling home.
If the land area is outside of the town plan, or
on the boundary of planning consents under town planning and if no
natura, archaeology or forestry
restrictions apply, then
permission can be
granted to construct a building on a land
plot area of a minimum
of 4,000m2
plot is either 220m2 or 240m2 determined on the
road frontage of the property. The actual size of building can be sort from
the local town hall or the Demos. These are the current laws that are
subject to changes.When
buying seafront land, a topography of the seafront needs to be made by
topographers. This will determine how near to the seafront it is possible to
build. This topography needs to be cleared and signed off by many government
departments. There can sometimes be a wait of some months.
Generally building permissions can be granted
for dwelling usage
relatively easily. The properties in Greece after 1972 have changed
the municipalities now keep all the property folder papers, so searches are
made easier establishing the planning permission granted originally,
comply to building regulations and licenses in the search.
In some cases,
under Greek laws certain
areas have been allocated for specific purposes
for example, for
tourism, agrological or
forestry and strict regulations apply
to building in these areas. The main drawback and
where many problems can arise from is poor investigation of the land usage
before any purchase is made.
Other situations to be aware of
are natural zones,
road community land
planning, agricultural areas, tourist development zones, archaeological
sites, restricted military zones, forestry areas, property ownership,
boundary disputes, building sizes,
dwelling area permitted,
services, environmental impact
studies
on the immediate area, National park zoning,
beach zones to Natura.
When purchasing a property on land careful investigations must be carried
out by the lawyer to establish the boundaries of the property. The seller
may have a topographic plan drawn up by a qualified surveyor, if no
topographic exists than the lawyer should insist that this plan is drafted
before any purchased is carried out. The importance of this documents is to
establish the actual size of the plot the boundaries, in the event that a
mortgage is raised on the property this forms part of the title deed, this
is also important when you sell the property in the future.
Boundary disputes in Greece are common this is where the topographic is
importance as the notary shall under registering, that this land is
being offered by the current owner with no other persons are claiming the
land along with the boundaries of the property. Wherever possible prior to
the purchasing the site should be fenced off or site survey poles erected to
plot the boundaries for all to see. In Greece it's is not uncommon for
boundary disputes to exist. This issue can be resolved by the topographic so
the lawyer or owner should have the neighbours agreements in place as to the
exact boundaries agreed by all parties.
The land shall need a visit to the Demos town hall to
establish the facts as to what can be built on the land a with a undertaking
that permission should be granted or outline permission sort.
The local Demos town hall can advise on the available
water situation. Water can be provided by water wells from the Demos or
alternatively the land can be granted a water well. In most cases the Demos
can provide adequate water to most homes but this information should be sort
before hand with an undertaking that water can be provided.
The electric companies must also be contacted along
with OTE the telephone company to take advice that these services are
available. The Demos must be also contact to assistant whether any new roads
are planned that might effect the land. If the land is within the village
plan in some areas, as Greece increases the environmental commitments with
waste water management schemes. In the event that a waste management system
needs to be incorporated within the building plots this also needs to be
established.
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During the site surveys a sub soil inspection around
the land areas designated for a building should be investigated as if a
basement, is to be added then borehole are recommended to establish if the
bedrock is close to the surface. As most of Greece especially the islands
are mountain tops that are hard rock formation this shall increase the
building costs considerable when excavating.
Property laws and fees at present can subject to the
current laws. In Greece it is not uncommon to place a deposit on the land
which is usually 10% on a pre-contact with a completion date on the main
contract. Under the law if the purchaser pulls out of the contract then the
deposit can be lost. In the event that the seller cancelled the contract
then the purchaser is initialed to compensation.
Always use a professional in the investigations of a
building plot.
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