Do we want the Iranians or don’t we?

WITH the recent news that Russian tourist arrivals are on the up, or at least will be this summer, the government seems to have washed its hands of plans to attract Iranian tourists and investors.

Cyprus banks, in line with conforming with the US led UN sanctions imposed last year and mirroring the denial of banking facilities to Iranians in the UAE and the Gulf states, have frozen the accounts of a number of Iranians, many of whom are long-term residents or students. To overcome the problem of sending money back home or receiving student fees, individuals are resorting to money transfer services, but this is far from ideal.

The flipside here is that this problem just adds another negative to Iranians buying property here on top of the title deeds/fraud issue. Of course, our government must surely have factored that in and decided that the Cyprus property market doesn’t need new foreign buyers as the Russians will save us.

Perhaps unrelated to the sanctions, or maybe simply attributed to stupidity, there are also some cases of harassment reported at Larnaca airport of incoming Iranians who either have visitor visas or yellow slips. An associate of the Financial Mirror was held up for 20 minutes the other week when she came in from Dubai. When she showed both her Iranian passport (on which she travelled from Cyprus and exited from Tehran) and her British passport and her Cyprus Certificate of Permanent Residency, the immigration officer first tried to insist that she needed a Cypriot visa, then tried to assert that her permanent residency permit had expired and then when he got bored and ran out of excuses said “OK, you can enter”. This has never happened before in the past seven years she has been going to/from Iran from here. A really brilliant advert to go with “Love Cyprus… PLEASE!!! We’re BEGGING You!!!”

Perhaps if we rely on the Russians more, we can continue to sweep under the carpet all the property related horror stories, the latest being that Alyn Smith, the sole MEP for Scotland and its 5.2 million inhabitants, who has issued a statement that he is now advising all Scottish residents NOT to buy property in Cyprus, following years of complaints from his constituents and the failure of the Cypriot authorities to do anything.

This is probably the first specific blacklisting from an MEP and others are likely to follow suit, as the discourteous behaviour of the Cyprus government towards him has not helped. There is also a new campaign being co-ordinated by Daniel Hannan, MEP, to put pressure on both the Cyprus government and the EU Commission over Cyprus’s failure to implement the EU Unfair Commercial Practices Directive in respect of immovable property. The British High Commission has also beefed up its advice on its website; it’s the closest coded language to ‘don’t buy in Cyprus’.

The Cyprus Property Action Group returns

THE Cyprus Property Action Group (CPAG) has re-launched its website in which it provides buyers with information and advice on how to address the risks and deal with the nefarious business practices that plague the Island’s property industry.

In April 2010 CPAG closed down its original website due to the risks to those involved in its management and operation. Since that time, the organisation has been busy lobbying the UK Government and the European Union to bring pressure on the Government of Cyprus to resolve the scandalous mess surrounding Title Deeds.

In addition to information and advice, CPAG’s new website contains guidance for buyers who wish to complain to the authorities, including the Cyprus’ Competition and Consumer Protection Service, MEPs and (for UK residents) their local Member of Parliament.

A spokesperson for the group said: “None of us wish to inflict harm on the Island’s property industry or its economy, but we have been forced into this because of the government’s failure to protect the legitimate rights of property buyers.

If there is any blame to be attached for our actions, it rests solely with the government of Cyprus for its failure to regulate the property industry”.

For more information visit the Cyprus Property Action Group website.

MEP designates Cyprus a “No Buy Zone”

MEP Alyn Smith has warned Scots not to buy property in Cyprus at all after receiving a flood of complaints from constituents about their dealings in the country.

From the complaints he has received, Smith has drawn the conclusion that Cyprus has a particular problem with dubious property deals and the Cypriot authorities have clearly dragged their feet on resolving the thousands of outstanding cases.

An estimated 40,000 overseas buyers are awaiting formal legal ownership of their properties, despite having paid in full for the property and received the keys. Title Deeds, which are officially referred to as “Certificates of Registration of Immovable Property”, are the most important evidence of property ownership, but with so few people receiving the documents after paying hundreds of thousands of pounds for houses and apartments, confidence from potential buyers is at an all time low.

Last year, Smith raised a question in the European Parliament on the subject of Cypriot legal and property rights.

Smith has also written to Demetris Christofias, the President of Cyprus, asking for his assistance in this matter and had suggested that the President may wish to consider establishing a foreign investor advice service, or an impartial ombudsman to assist in such cases. After 2 letters and 6 months Smith has never heard a word back from the Cypriot President, and now advises Scots considering buying property in Cyprus to look elsewhere.

Smith said:

“Buying property abroad to live, work or retire is one of your key freedoms of EU citizenship, and many folk have a great time and good luck to them.  However, it can go wrong, and folk need to be prepared and take proper advice.

“Problems are clearly on the rise, and a lot of folk have clearly signed up to deals that aren’t half as good as they looked.  Loads of folk have come to me for help and some stories of exploitation and fraud are pretty hair-raising but the fact is there is little I or anyone else can do.  There can be dodgy property deals anywhere, but as with deals at home asking the right questions in advance can save a lot of heartache later so the guide might save some folk some problems.

“I’m afraid I have concluded Cyprus has a particular problem, and I think people should steer clear of the place.  I contacted the Cypriot President to try and resolve some of these problems and I did not even get a response, and I’m just not convinced the Cypriot authorities are treating this with any urgency at all.”

Read Euan Duguid article in the Sunday Post – Cyprus property deals leave Scots facing ruin

Interest in Mediterranean property picks up

RIGHTMOVE Overseas’ most recent report shows that UK buyers are showing more interest in countries in the southern part of Europe, with more web searches for Greece, Cyprus, Ibiza, Sardinia and Portugal.

Searches for properties in the Province of Valencia, Spain are up more than 166%. Other top searched for locations include the islands of Ibiza in Spain, where searches were up 25% and Sardinia in Italy, up 18%.

Searches for overseas property for sale in Cyprus climbed more than 5% making it the seventh most popular country, according to the report.

Amongst the biggest fallers were New Zealand -22%, Australia -18%, Canada -13%

Commenting on the climbers and fallers Shameem Golamy, Head of Overseas Sales at Rightmove said:

“The summer sun in the UK has brought out the European property hunters, as the traditional emigration destinations such as Australia and New Zealand fall away in searches. Buyers looking for reduced priced properties in traditional lifestyle and holiday hotspots have been notable during March, with the Spanish province of Valencia seeing a massive surge in searches. The current climate means that if you are a buyer, you are spoilt for choice amongst the hundreds of properties with huge price reductions available, all over the Mediterranean.

Searches for properties in countries that have been downgraded on the international financial markets have also seen an increase, with both Portugal and Greece rising sharply in searches. This could be from savvy investors looking to cash in on the economic uncertainty in those territories, or simply those looking to research property prices before flying away to enjoy the holiday season.”

Overall overseas property searches increased 1.2% last month, indicating that British buyers are gradually showing more interest in overseas property markets.

New law boost for Cyprus property buyers

PROPERTY buyers trapped because their developer has mortgaged the title to a financial institution can now obtain the title by paying the mortgage directly to the bank themselves under a new law on real estate purchases.

It was the last of a series of bills introduced under the general idea of town planning amnesty in order to solve accumulated problems in the real estate market.

The new law also provides that the sales contract shall take precedence over the mortgage.

Another bill amending the prevailing contract law was rejected by the majority of the House, with only 17 MPs of the government supporter AKEL and the Greens voting for it.

The House committee had suggested the government should withdraw the amendment bill but met with a refusal.

The rejected bill provided for all contract sales or gifts concerning real estate to be in writing and submitted to the competent land registry in order to be valid.

Editor’s comment

This is ridiculous! How many people are going to be prepared to pay for their house twice? Buyers had no idea that developers had mortgaged the land, yet this law makes them responsible for paying it.

Using some warped sense of logic buyers have to pay the developer’s mortgage because they bought the house.

It will make Aristotle turn in his grave!

Buying property in Cyprus information & advice

CYPRUS is a popular destination for British nationals wishing to retire overseas or to purchase a holiday home. Despite many British nationals purchasing property without much difficulty, the process of buying land or a property in the Republic of Cyprus controlled areas or in the north of Cyprus has many potential pitfalls.

You should be aware that if you purchase a property in the Republic of Cyprus and the title deeds are not readily available your property could be at risk. The issues most frequently raised by British nationals include:

  • Land or property may, before or after contract, have new mortgages, loans or claims placed upon it by the developer or land owner. Please be particularly careful when dealing with this type of purchase.
  • Being unable to obtain permission to purchase (north)
  • Lawyers also acting for vendors or builders therefore not independent
  • Building taking place without the correct planning permissions/building permits (e.g. electricity or water)
  • Fluctuations in currency and interest rates affecting mortgages
  • Payment plans/fees not being included in the initial contract
  • Difficulty in obtaining certificates of final completion
  • Difficulty in obtaining title deeds
  • Difficulty in obtaining redress after problems are identified

With all property purchases, we strongly recommend that you seek independent legal advice. Check lists/golden rules are available via the following website, but these are not however a substitute for taking independent, qualified legal advice.

If you have purchased a property/land and are encountering difficulties, you should seek qualified independent legal advice on your rights and methods of redress. The Foreign and Commonwealth Office and the British High Commission are not able to offer legal advice nor become involved with disputes between private parties. We can, however, direct British nationals to organisations who may be able to help and we can raise systemic issues with local authorities.

The High Commission publishes answers to Frequently Asked Questions about buying property.

You may also wish to check on the AIPP – Association of International Property Professionals website to see if the company/legal advisor you are wishing to deal with are members.

Crown Copyright 2011

Further information and advice:

From the British High Commission in Nicosia

Help for British Nationals › Living in Cyprus › Buying property in Cyprus

Help for British Nationals › Living in Cyprus › Buying property in Cyprus › Self help

Frequently asked questions buying property in Cyprus