Limitation time bomb awaits British home buyers

Foreign currency mortgage Cyprus time bombIN A MOVE which has gone largely unnoticed in Cyprus, a new limitation law “The Limitations Law (66(1) 2012)” came into force in the Republic of Cyprus on 1st July 2012.

The awkward drafting of the act has had Cypriot lawyers scratching their heads to work out the interim provisions, but essentially the new act has stated that any party wishing to bring an action for a breach of contract (including a counterclaim) must do so within 6 years of the contract (the primary limitation period).

As many foreign currency loans were entered into from 2006, some even before that, people who have not tackled their foreign currency predicament by issuing proceedings will find the door closed to them after the expiry of six years. Likewise people who are “waiting” in the hope that a solution will come about through existing litigation will lose their rights even if some remedy does arise subsequently.

The change in law – which some cynics might suggest was prompted by a desire to stem the flow claims currently flooding the Cypriot courts – is bound to give rise to human rights issues for those who will find themselves shut out. However the laws of most countries require a party to bring an action as soon as it comes to their attention, and litigants who delay in bringing actions may find themselves locked out in the cold.

Moreover as the law applies to counterclaims, it means that people waiting for banks to bring claims first before doing something will find themselves in dire straits. The law does not apply to a bank bringing a claim on a running bank account – so the banks could wait until a party is “beyond limitation” before bringing their claim, safe in the knowledge that under the new law, the borrower will not be able to bring a counterclaim or defend.

The advice of Christofi Law to anyone who thinks they are approaching limitation is to issue proceedings as soon as possible to preserve their position, and in any event within the six year limitation.

About the author

Chris Christofi is a solicitor of the Senior Courts of England and Wales and a partner in the law firm of Christofi Wells Strong, which operates from Temple which is in the traditional legal and business sector of London – often referred to as “the City”.

Editor’s note

To avoid possible confusion, the law does not seek to prevent claims being made in actions which had not been started before the law was passed.  For this reason the limitation period will not expire before July 2013 in any case.  Effectively, a one year grace period was given when the law came into effect last year.

Furthermore, the time period runs from the date the cause of action arose, which is not necessarily the date the contract was entered in many cases.

UK tax man targets second home sellers

HMRC property sales campaignTHE PROPERTY Sales campaign is an opportunity for you to bring your tax up to date if you have sold a residential property, in the UK or abroad, that’s not your main home.

If you made a profit but have not told HM Revenue & Customs (HMRC), you might not have paid the right amount of tax. To take advantage of the best possible terms you must voluntarily disclose your income or gains and pay what you owe by 6 September 2013.

After 6 September, HMRC will use the information it holds to target those who should have made a disclosure under this campaign and failed to do so.

Who can use this campaign?

This campaign is for you if you’ve sold, or disposed of, second or additional residential properties either in the UK or abroad. These could include a holiday home or a property that you rented out. You may also be able to use this campaign where you have sold your main home. This would normally qualify for Private Residence Relief but in some circumstances the relief is restricted. Where the entitlement to this relief is restricted Capital Gains Tax may be due if you are liable to UK taxes.

If your circumstances meant that Capital Gains Tax was due on the sale of your main home you may be able to use this campaign.

Even if you didn’t originally purchase the property you may still be liable to pay tax on the gain if you acquired the property another way. For example you may have inherited it or it may have been a gift.

Only certain people can use this campaign. It is not for you if you:

  • Buy and sell property as a business. These sales are subject to Income Tax rather than Capital Gains Tax.
  • Need to disclose a gain made by a trust, company or partnership.

If you take part in this campaign and tell HMRC about any gain that you haven’t previously disclosed:

  • you can assess the correct level of penalty to reflect why you have not paid the right amount of tax in the past
  • if your circumstances warrant it you may be able to pay what you owe by instalments

If you are eligible to take part in the campaign you must also tell HMRC about any other income or gains that you haven’t previously disclosed. This could include:

  • income from property or land rental (less the expenses relating to that income)
  • earned income not taxed before you receive it, for example, profits from another business
  • investment income not taxed before you receive it, for example, interest
  • taxed income where additional tax is payable
  • capital gains on the sale of other assets or properties

This is a chance to get things right now and know exactly how much it will cost to sort out your tax for earlier years.

Further information at Property Sales campaign

Brilliant concept for Cyprus carnival king

chinese_carnivalSOMETIMES I wonder how decisions are made; perhaps following a healthy discussion on the pros and cons of different courses of action with colleagues, on the flip of a coin, or perhaps someone gets a brilliant idea.

Well someone in Paphos has had a brilliant idea, according to a report by Lucie Robson in the current issue of the Cyprus Weekly.

As the town strives to become the 2017 European Capital of culture, culture lovers will be delighted to hear that, this year, the town’s Carnival King will be dressed as a Chinese Investor!

Since moving to Cyprus more than ten years ago, I have heard and read about many brilliant ideas. The first, as I recall, was to build a fifty foot high statue of Aphrodite at Petra tou Romiou (Aphrodite’s rock), where the mythical Greek goddess of love is said to have emerged from the sea.

In 2009 the Greek-language newspaper Politis revealed plans to build a Disneyland-style tourist theme park at Pyla. Situated in the UN buffer zone and covering an area of some 80 hectares, the project has get to get off the ground.

A couple of years ago a plan to build the world’s tallest statue at Pentakomo/Monagrouli on Cyprus’ southern coast emerged. Funded by a Russian philanthropic group, the plan was to build a conference centre that would have incorporated a record-breaking 135 metre high statue of an angel.

Just over a year ago a there was Russian backed scheme to build sandy beaches and a sea-plane port at Kato Paphos. The scheme was to include a small marina and two areas for seaplanes, travelling to and from the Greek islands, Egypt, Israel and around Cyprus.

I can imagine what a fifty foot high statue of Aphrodite would look like and a sea-plane terminal – and I’ve seen an artist’s impression of the 135 metre high statue of the proposed angel and the Disneyland-style tourist theme park planned for Pyla.

But I have to say in all honesty that try as I might, I cannot imagine what a Carnival King dressed up as a Chinese investor would look like.

But as Lucie Robson points out in her article – we will all find out find out next Thursday when he enters Paphos on a float to mark the start of the Carnival festivities.

Cameras and camcorders at the ready!

Talk of visa-free EU travel tempts Chinese investors

CYPRUS along with Spain is offering the possibility of non-European Union nationals acquiring residency visas if they buy property worth more than €300,000 (Cyprus) and €160,000 (Spain), in attempts to revive their property markets.

Portugal has a similar scheme for non-EU nationals investing more than €500,000 in the country under a set of laws introduced in October 2012.

The rules for Cyprus are quite straightforward:

  • Non-EU nationals of good character have the right to apply for a residency visa if they purchase property costing at least €300,000 excluding VAT and/or Property Transfer Fees. Note that on 12th December 2012, the Interior Ministry announced that third-country nationals (non-EU nationals) could acquire two residential units or a house and another building – read the announcement on the Ministry of Interior’s website.
  • Of that €300,000 the non-EU national must show that he has already paid €200,000 towards the cost of the property when they make their application, and that it has to come from abroad.
  • The balance of the purchase price can come from local funds or funds from abroad.
  • In addition, the visa applicant has to show that his income is not less than €30,000/annum – plus a further €5,000/annum for each of his dependents. He must also deposit at least €30,000 in a Cypriot bank for a minimum of 3 years and although he may withdraw any interest earned on the money, the account balance must not fall below €30,000.
  • The residency visa (if granted) includes the applicant’s dependents, such as his wife and children under 18 years of age. Children over the age of 18 have to apply for a separate visa and must comply with all the requirements (although their application will be examined bearing in mind the family circumstances).

The residency visa may be withdrawn if (a) the visa holder and his dependents do not visit Cyprus for two consecutive years or (b) if he becomes a permanent resident of another country or (c) if he sells the property.

Misleading press articles

THERE have been media articles claiming that Chinese investors be able to travel freely throughout the EU once they have acquired a Cyprus residency permit.

One such article appeared in the Guardian newspaper entitled Promise of visa-free EU travel prompts influx of Chinese to Cyprus; it was also carried by media sources in counties including Cyprus, China, Spain and Russia.

The article claimed that “A house in Cyprus means travelling freely in Europe, which is great for young people” and that “older Chinese who obtain permanent EU residence can put their children into European schools and visit them without difficulty.”

This is not the case. Even though Chinese and other non-EU nationals may hold a Cyprus residency visa, this does not give them the right to travel freely throughout Europe.

Non-EU nationals holding a Cyprus residency visa who wish to visit EU countries in the Schengen area for a short stay of up to 90 days per six months, need to apply for a short-stay Schengen Visa (tourist or business). If granted, this visa does not entitle its holder to permanent residence in the country being visited, whether for study, employment or settlement.

Non-EU nationals holding a Cyprus residency visa who wish to visit EU countries outside the Schengen area, need to apply for a visa at the embassy of the country they wish to visit.

The article also claimed that “an official survey published last month [January] found that between last August and October more than 600 properties were sold to Chinese buyers, 90% of which were in Pafos.”

According to the official statistics published by the Department of Lands & Surveys, a total of 263 contracts in favour of both EU and non-EU nationals to purchase property were deposited during the three months in question, 83 of which were in Paphos.

Needless to say one of the contributors to the article is allegedly an agent operating out of Beijing and is hopeless at mathematics!

We have also read a report of a Chinese immigration agent who is charging his clients €20,000 for visa applications as well as receiving a 20% commission from the developers in Cyprus. The report also says that the “Chinese embassy is making investigations”.

Renting your property

IF YOU wish to make an additional income, renting your property in Cyprus can be an excellent source of revenue. However, the benefit of an easy income must be weighed against the potential stress that rental can create when things go wrong.

As a landlord, you need to ensure that you avoid some of the potential problems that can arise by thinking ahead. Here are some simple steps you can take to make sure the relationship with your tenant remains a good one.

Get it in Writing

The simplest step you can take as a landlord to protect you and your property is to ensure that your relationship with the tenant is embodied in a comprehensive rental agreement which sets out all of the pertinent details concerning the rental.

Not only should the rental agreement record the tenant’s full contact details and all of the salient points regarding the property, term of the rental, rent payments etc., but it should also cover all of the responsibilities of the parties.

You need to consider who will be responsible for payment of utilities, telephone, council taxes, insurance and other payments concerning the property and ensure this is clearly set out in the agreement.

It is also wise to include provision to the effect that the tenant will arrange and pay for all such bills to be transferred into his name.

If you, as landlord, are responsible for insuring the property, the onus should be placed on the tenant not to do anything that might render the insurance void.

Inventory

If you are renting a property that is fully furnished then you should prepare an inventory that lists all of the items left in the property and their current state of wear and tear.

The best way to ensure an accurate record is made is through photographic evidence, which is co-signed by the tenant and appended to the rental agreement.

You need to make sure that the tenant is under an express obligation to return the property at the end of the term with all of the items still there and that any damaged or missing items are adequately replaced or repaired.

Deposit

It is common practice for the landlord to take a deposit for the property, which is his guarantee against non-payment of rent and/or damage to the property.

To avoid confusion, it is recommended to clearly stipulate in the written agreement the circumstances under which the deposit will be forfeited and by whom/how the deposit will be held.

Rent Review

If you rent your property out for a longer term, then you should consider the possibility that you may wish to increase the rent.

You should ensure that provision is made in the rental agreement that stipulates the circumstances under which the rent may be reviewed and the proportions by which it may be increased.

Tax

As a landlord, you should be aware of and take advantage of any tax provisions designed to benefit landlords. For instance, subject to certain conditions, the rental income of preserved buildings is exempt from income tax.

Moreover, the expenses attached to the rental of buildings (up to 20% of the rental income) can be deducted from the calculation for the purposes of income tax and so can interest in respect of acquiring a building for the purposes of rental.

Conclusion

As a landlord it is easy to fall into the trap of thinking that the property belongs to you and therefore you have complete control over the relationship with any potential tenants. In fact, the law provides a considerable degree of protection for the tenants and therefore it is very important to work according to a fair agreement that outlines all of the responsibilities and rights of the parties in advance.

Attachment of an appropriate inventory and clauses dealing with deposits and rent review will both also guard against some of the common problems faced by landlords.

Finally consideration of your tax position will also assist in ensuring that the process of renting your property out is a positive one.

About the author

Louise Zambartas is the Head of Private Client Department of L.G. Zambartas LLC, Law Offices; one of only ten lawyers on the list published by the British High Commission in Nicosia.

Property sales in 2012 reached €1.9 billion

PROPERTY sales in Cyprus totalled more than €1.9 billion in 2012, according to Department of Lands and Surveys’ figures released last Monday, with the value of sales in the fourth quarter reaching approximately €571 million.

The total value of voluntary sales amounted to €1,903,530,424; forced sales reached €10,203,897.

During the fourth quarter of 2012, voluntary sales amounted to €568,563,913; forced sales amounted to €2,341,650.00.

There were 10,846 voluntary sales and 184 forced sales during the year of which 2,968 voluntary sales and 60 forced sales took place during the fourth quarter.

Also during 2012 a total of 101,896 Title Deeds were issued, of which 24,565 were issued during the fourth quarter of the year.

Forced sales

The term “forced sales” means any sale of property by public auction performed in pursuance to a statutory provision or as a result of the execution of a writ of sale of immovable property, judgement or order issued by a competent Court. Such forced sales may be divided into two categories:

  • Sales regarding the settlement of a debt, the main ones being:
  • sale of properties under mortgage upon an application filed by the mortgagee;
  • sale of properties under mortgage upon judgment issued by a competent Court;
  • sale of properties upon the execution of a writ of sale issued by the Court;
  • sale of properties upon an application filed by a judgment creditor.
  • Any other sale; the sale of properties held in undivided shares being the most common.

(Sales by public auction are carried out by auctioneers appointed by the Director of the Department of Land and Surveys).