Tips for buying a property in Cyprus:
1. Determine the type of property and preferred location.
2. Consider using an estate agent to find suitable properties and get a feel for the market.
3. Always deal with a registered estate agent to ensure indemnity and national code of conduct.
4. Consider buying off-plan or without a title deed, as long as the deal is done properly.
5. Look into buying available building land plots if you prefer to build your own property.
6. Pay a small holding-deposit once an offer is accepted and the necessary paperwork is provided.
7. Use an independent lawyer to prepare and review contracts.
8. Completion must be made by the agreed date, usually within 28 days, or the deposit can be lost and the purchase cancelled.

Before you start your property search, it's important to know how much you can afford and how much you can borrow. Banks in Cyprus are cautious and require title deeds or a Bank Guarantee from the developer to grant loans. Depending on your residency status, the following rates apply:

·       Up to 80% of the property value can be obtained as a loan, with a 20% deposit required for first-time buyers who are permanent residents (i.e., those who have lived in Cyprus for the last five years). Utility bills are required as evidence of residency.
·       Up to 70% can be obtained, with a 30% deposit required, for non-permanent residents and buyers of holiday homes.
·       Up to 50% can be obtained, with a 50% deposit required, for commercial and investment properties.

Note that banks or lenders now charge 1% of the loan value as a mortgage arrangement fee. Repayment terms vary depending on the lender and your individual requirements, but can be as short as 10 years or as long as 30 years.

When buying a property in Cyprus, it's important to ensure that it has a valid title deed. This legal document proves that you are the owner of the property and gives you the right to sell, transfer, or mortgage it. Without a valid title deed, you may encounter legal issues and difficulties in the future. In terms of financing, banks in Cyprus are cautious about giving out loans and will only grant them if the property has a title deed or a Bank Guarantee from the developer.

Transfering Title Deeds:
Conveyancing a property in Cyprus involves transferring the title deed from one person to another at the District Lands Office. The buyer must produce the property's title deed, proof of tax payments, and pay property transfer fees. Transfer fees are reduced if the property is purchased in joint names. However, some situations can prevent a transfer from taking place, such as unpaid debts or planning infringements. Recent legislation has been introduced to help buyers secure a property's title deed.

Title Deeds for a new Property:
After construction is completed, the owner or developer must apply for a Certificate of Completion at the District Office. Inspections, including by the Fire Service, may be necessary. Once inspections are complete, the Land Registry can issue Title Deeds. The Survey Department checks boundaries and creates official plans and maps for the property.

Title Deeds for buyers of 'enclaved or trapped' properties
The Cypriot Government amended the Immovable Property Law in 2015 to help property owners who couldn't get their Title Deeds due to mortgages or outstanding taxes, known as ‘enclaved’ or ‘trapped’ buyers. The law allows the land registry to eliminate, transfer and cancel mortgages and impediments to help such buyers obtain their Title Deeds. To qualify, the contract of sale must have been deposited before December 31, 2014. Seek professional advice as the process can be complicated. The Ministry of Interior has a guide in English on the new law and Title Deed application procedure.
The Immovable Property (Transfer and Mortgage) Law, No.9/1965, as amended by Law 139(I)/2015

Once you have agreed to buy a property, it is important to understand the process that follows.
Between the contract signing and completion, the seller must
1.     settle all property taxes, including Local Authority Taxes
2.     Sewerage Taxes (if applicable)
3.     Capital Gains Tax.
The transfer of title requires completion of transfer forms, signed by all parties and stamped by government departments. It is the buyer's responsibility to ensure that the mortgage is in place and the bank is present during the transfer.
On transfer of title, the buyer must pay transfer fees based on the purchase price. These fees can be costly and are payable on each individual's half share if the property is purchased in joint names. The seller should pay the agent's commission fees, and the buyer should not be asked to pay anything further. Note that some development properties are sold without title deeds and may still have mortgages taken out by developers.
To calculate transfer fees, visit the Department of Lands and Surveys' transfer fees calculator. Remember that all certificates relating to the property taxes must be available for transfer of title; otherwise, the transfer cannot proceed.

Discover the taxes that may apply to your property in Cyprus and how often they need to be paid.
The charges levied on property owners vary depending on the property type and the area, and may include:
·       annual sewerage charges
·       annual charges for services such as refuse removal
·       fees for water supply every four months
·       fees for electricity supply every two months
·       monthly fees for telephone supply.

Cyprus has laws in place to protect the right to ownership of property. As of May 1st 2004, Cyprus is part of the EU and has harmonized domestic laws with EU laws. While EU citizens and legal entities are free to buy property without restrictions, non-EU citizens must apply for a permit from the Council of Ministers to acquire immovable property in Cyprus.
If you are considering buying property in Cyprus, it's important to understand the legal steps involved in the conveyancing process. Here's an overview of the steps you'll need to follow:
A. Property Reservation: Once you have found a property you're interested in, you'll need to sign a contract for property reservation and pay a reservation fee.
B. Search with the Land Registry: A property search is conducted to identify any potential charges and/or encumbrances on the property.
C. Contract of Sale Deposited at the Land Registry: The contract of sale is prepared and signed by both parties. It is then stamped by the Inland Revenue Office and deposited at the District Land Registry Office. The purchaser must pay stamp duty based on the purchase price.
D. Transfer Fees: The purchaser must pay transfer fees when the acquired property is registered in their name at the Land Registry Office.
The fees are based on a sliding scale and are as follows:
·       3% on the purchase price up to €85,000
·       5% on the purchase price from €85,001 to €170,000
·       8% on the remainder of the purchase price over €170,000.
It's important to note that conducting a search with the office of the Land Registry is crucial to reveal any potential charges and/or encumbrances on the property. It's also a good idea to include a contract clause stating that the last payment will take place upon possession, determine the amount of communal expenses you would have to pay for a flat in a complex, and conduct a company search if the seller is a company to assess their financial credibility.

In Cyprus, property disputes are common and can include disputes between landlords and tenants, nuisance complaints, trespass, and boundary disputes. To resolve such disputes, it is best to seek legal advice and follow the appropriate legal steps. For example, in tenancy disputes, landlords have the legal right to seek rent increases, but tenants can dispute them in court. Nuisance complaints can be resolved through an injunction order and/or damages, while boundary disputes can be referred to the Land Registry.