The Cyprus Property Buyer’s Pack

The checks that decide a Cyprus purchase, done before you pay a deposit

In short

A fixed-fee pre-purchase report on one property: title, encumbrances, planning, the developer, and the true cost.
Written before the deposit is paid, when walking away still costs nothing.
The fee is credited in full against our conveyancing fee if you go on to buy through us.

Most of what goes wrong with a Cyprus purchase was knowable before the buyer signed: a title that could not be transferred, a mortgage the developer took over the whole block, a deposit that was never protected, a building without a final approval. The Buyer's Pack is the diligence that surfaces those things while you can still act on them, set out in one written report on the property in front of you.

It is deliberately a product, not an open-ended retainer: a defined scope, a fixed fee, and a report you can read. If you decide to proceed, the same firm does the purchase and the pack fee comes off the bill.

How it works

Send the property: a listing, a plot and sheet or plan reference, or a draft contract. We quote a fixed fee within one business day, and deliver the report within a few working days of the searches coming back. If you buy through us, the fee is credited in full against the conveyancing. Please do not send anything confidential until we confirm we can act.

Ask about a property

The hero risk

The deposit, and the trapped-buyer trap

The single most expensive mistake in Cyprus property is paying a developer for a home whose title cannot yet be transferred, because the developer's own bank holds a mortgage over the land. Buyers who did exactly that spent years as trapped buyers. The mechanism that protects them was rebuilt by Law 110(I)/2025, with strict cut-off dates and a court route where consent is refused, but the cleaner answer is not to fall into the trap in the first place.

The pack does two things about it. It establishes whether the property has a separate title deed or is still part of the developer's parent title, and it confirms whether the contract of sale is one that will be deposited at the Land Registry under the Sale of Immovable Property (Specific Performance) Law, which is what preserves your right to the specific property against later dealings. A deposit paid before those two things are known is a deposit paid blind.

What is in the pack

Five things checked, one report

Title and ownership. Whether a separate title deed exists, who is registered as owner, and whether what is being sold matches what is registered.
Encumbrances. Mortgages, memos, prohibitions and other charges on the property or on the developer's parent title, and what each means for a clean transfer.
Planning and permits. Whether the planning permission and the building permit exist and match what stands, and whether a certificate of final approval has issued, so you are not buying an approval risk.
The counterparty. A search on the seller or the developer, its solvency signals and any registered charges, because who you are buying from decides how much the paper protects you.
The true cost. Transfer fees or VAT as they will actually fall on this purchase, with our transfer fees calculator applied to the real figures, plus the deposit, stamp and Land Registry costs to expect.

The report says, in plain terms, whether the property is safe to proceed on, what to fix in the contract first, and what to walk away from.

The credit

Diligence you do not pay for twice

The pack is a fixed fee, quoted on the property before any work starts. If you decide to buy and instruct us for the purchase, that fee is credited in full against our conveyancing fee, so the checks you paid for become the first part of the work you were going to pay for anyway. If you decide not to buy, you keep the report and owe nothing further: it has done its job by stopping a bad purchase.

This is the pre-purchase step, not the purchase itself. The full conveyancing, from contract to deposit at the Land Registry to transfer, is set out on ordinary purchases and sales of property, and buyers acting from abroad will also want buying in Cyprus from abroad.

Common questions

What does the Buyer's Pack cost?

A fixed fee, quoted within one business day of the property details, because the fee depends on the property rather than on how long the work takes. If you go on to instruct us for the purchase, the pack fee is credited in full against the conveyancing fee, so you are not paying for the diligence twice.

Is this the same as the conveyancing?

No. The pack is the pre-purchase diligence: the report that tells you whether to proceed and on what terms. The conveyancing is the purchase itself, from contract to depositing the contract at the Land Registry to transfer of title. The pack fee is credited against the conveyancing if you proceed with us.

How does it protect me from the trapped-buyer problem?

By checking, before you pay, whether the property has its own title deed or is still part of the developer's mortgaged parent title, and whether your contract will be deposited at the Land Registry under the Sale of Immovable Property (Specific Performance) Law. Those two facts decide whether a deposit is safe. Law 110(I)/2025 rebuilt the rescue mechanism for buyers already caught, but the pack is aimed at not being caught.

Can you check a property I have not reserved yet?

Yes, and that is the point: the pack is most valuable before a reservation fee or a deposit is paid, when the cost of walking away is nothing. Send the listing or the plot reference and we start from the public registers.

I am buying at auction. Is this the right product?

For an auction lot the closest product is the auction and tender legal pack review, which works to the auction timetable and the legal pack the platform publishes. If you are bidding on BidX1 or another platform, start there; for an ordinary private purchase, the Buyer's Pack is the right one.

Do I have to use you for the purchase?

No. The report is yours to act on however you choose. The credit is simply an incentive: if you do instruct us, the pack fee comes off the purchase fee, so the diligence effectively costs nothing on a completed purchase.

Trapped Buyers and Law 110(I)/2025

Guide

Ordinary Purchases and Sales

Conveyancing

Buying in Cyprus from Abroad

Guide

Transfer Fees and VAT Calculator

Free tool

Law 110(I)/2025 and the Sale of Immovable Property (Specific Performance) Law were read in the primary texts, recorded in the register of sources, and are applied to each property from the Land Registry searches rather than from the particulars.

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Tell us briefly how we may assist

A few sentences is enough: what the company does, who the parties are, and any date by which it has to be in place. We reply within one business day. Please do not send confidential documents until we confirm we can act.

Request a consultation

Or write to us directly at office@kleanthousplatis.com, or call +357 22 680 330.