General information only — not legal advice. Always use an independent Greek lawyer/notary/engineer for your specific purchase.
Why Greece due diligence needs a “four-part” check
In Greece, the purchase only becomes secure when the deed is notarially executed and registered/inscribed in the competent registry/cadastre system. A clean closing depends on four moving parts working together:
- Title (Lawyer + Cadastre/Land Registry)
- Planning / legality (Engineer + permits / irregularities)
- Engineer file readiness (Building Identity / technical documents)
- Notary file + tax steps (digital transfer file, transfer tax declaration workflow)
Gov.gr describes a digital property transfer workflow where the notary creates the request and invites seller and buyer to authorise the notary to collect documents and prepare the deed, with property selection coming from the seller’s E9 list.
The due diligence checklist (Buyer + Lawyer + Engineer + Notary)
1) Title verification (Lawyer-led)
Goal: Confirm the seller has the right to sell, the property is correctly identified, and nothing blocks a transfer.
A) Identify the property correctly (KAEK + cadastral records)
- ☐ Confirm the KAEK (National Cadastre Code Number) for the property/right
- ☐ Obtain and review the cadastral sheet (and where relevant, cadastral diagram extract) Gov.gr provides services to get a copy of a cadastral sheet, and its cadastre services hub also lists certificates and deed-registration services.
Buyer red flag: “We don’t know the KAEK yet” with no clear alternative identification path from the notary/lawyer.
B) Confirm ownership rights and chain of title
- ☐ Seller is the registered holder of the right being sold (full ownership/percentage/usufruct, etc.)
- ☐ Inheritance/company ownership / POA cases are properly evidenced and registrable
C) Check burdens and restrictions (mortgages, claims, attachments)
- ☐ Verify any mortgages/charges, court attachments, easements, third-party rights
- ☐ If any exist: written clearance plan (who pays what, and what evidence proves release)
D) Confirm “registrability” and completion proof
- ☐ Ask your notary/lawyer what proof you will receive that the deed has been registered/inscribed
Gov.gr lists services such as “Get a certificate of registration of a registrable deed” and submission of registrable deeds to cadastral offices.
2) Planning and building legality (Engineer-led, with lawyer coordination)
Goal: Ensure the physical property matches legal/planning reality, and that technical compliance won’t block deed execution.
- ☐ Confirm the property’s built area and use match records (no hidden extensions / illegal changes)
- ☐ Identify whether any regularisation is required (if issues exist, fix before deed drafting)
- ☐ For apartments/condominiums: clarify what is common property vs exclusive use
Buyer red flag: “Don’t worry, everyone has a small extra room” — this is exactly what can stall a transfer.
3) Engineer documentation readiness (Building Identity / technical file)
Goal: Ensure the engineer can produce the required technical extracts/certificates in time for closing.
Gov.gr provides the Electronic Register of Building Identities service for authorised engineers (via the Technical Chamber of Greece), allowing them to register/modify building details and print an extract.
- ☐ Confirm an authorised engineer is appointed early (don’t leave this to the final week)
- ☐ Confirm the building/partitioned property can be processed in the Building Identity register (where applicable)
- ☐ Ensure any mismatches (sqm/plan/use) are resolved before the notary finalises the deed pack
REXE tip: Track engineer deliverables as milestones (Requested → In progress → Issued → Reviewed → Approved). Greece delays are often “engineer file not ready” delays.
4) Notary workflow (digital transfer file + coordination)
Goal: Ensure the notary can build the transfer file, gather documents, and execute the deed on time.
Gov.gr’s “Transfer your property” process explains:
- the notary creates the request,
- invites seller and buyer,
- seller selects the property from their E9 list,
- both parties authorise the notary to collect documents and prepare the notarial deed,
- and an electronic transfer file is created.
Checklist
- ☐ Notary invitation accepted by buyer and seller (no delays waiting on authorisations)
- ☐ Seller’s E9 property listing aligns with what’s being sold (to avoid workflow stalls)
- ☐ Notary confirms the full “closing pack” list and deadlines
5) Transfer tax readiness (so signing isn’t delayed)
Even though this is a “tax step,” it often determines whether the notary can proceed.
AADE states that for property transfers in Greece:
- a transfer tax is imposed,
- payment is the responsibility of the buyer,
- the rate is 3% on the taxable value.
- ☐ Confirm how taxable value will be determined for your property
- ☐ Confirm the transfer tax declaration workflow for your case (your notary will advise based on location/type)
The “don’t pay a deposit until these are true” buyer gate
Before paying a deposit or signing anything binding, your lawyer should be able to answer:
- We can uniquely identify the property/right (KAEK + cadastre docs).
- Seller’s ownership/right is verified, and key burdens are understood.
- Engineer pathway is clear (Building Identity / technical file readiness).
- Notary file is underway (authorisations accepted; E9 alignment confirmed).
- Transfer tax plan is confirmed, and the buyer is budget-ready.
How REXE helps
Greece deals rarely fail because “people didn’t try.” They fail because tasks live in inboxes and dependencies aren’t tracked.
REXE helps by:
- Keeping one Due Diligence Pack (Cadastre docs, burdens checks, engineer extracts, notary file milestones)
- Assigning owners: Buyer / Lawyer / Engineer / Notary
- Tracking the critical path to completion: authorisations → technical file → tax readiness → deed → registration proof
