Final planning permission

[Polemi Dave]

Hi Nigel

I know that I have planning permission on my half completed villa because the lawyer has seen it and taken a copy, I do not know if the developer has received the building permit yet (he started months before the planning permission). I guess no final building permit won't stop the transfer of the land deeds into my name which is a condition of the SP contract of the very large final payment. However it does seem that the electric supply (recently arrived with two poles on our soon to be land) may be delayed if the developer has not yet received building permission.

Is there an easy way to find out if the final building permit is in place - I am in Uk at present. Unfortunately I don't get straight answers to questions like this to the developer. While I am not worried about the structural quality of build - or building to plan, if this has not happened do you know what sort od delays I might expect after the application for building permit was made.

Thanks

Dave

PS The photos of the underfloor heating and explanation were most helpful and have set my mind at rest that they are doing it right. One point here they tried to sell be a large boiler like the Cypriots prefer but after a bit of pressure I was able to get a UK style wall hung balanced flue model from a Cyprus wholesaler. Big enough for 185 sq meters and such a big saving on space in the garage.

[Nigel Howarth]

Hi Dave,

The electricity authority will not connect your property to the supply without a building permit. It'll be difficult to find out whether a building permit's been issued from the UK. Perhaps you could ask your lawyer to check with the developer - and get photocopies?

Whether the lack of a permit will delay the Title Deed for your land is difficult to say - it all depends how the developer has gone about things.

Most of the developers build first and then get the land sub-divided. But to get the land split, they need to submit a Certificate of Final Completion for the development. And to get that Certificate, they need to have a Building Permit. (Some developers get the land sub-divided before they build, which means that the Title Deed is available before they start building work. But these seem to be quite rare).

Are poles there just to supply you with electricity, or everyone else on your development as well? If you're the only one, then there's a better chance that the developer has a building permit, otherwise the electricity authority wouldn't normally have installed the poles.

Regards,

[Polemi Dave]

Thanks Nigel

Our land is a single agricultural plot on the area plan - they have the deeds and before the SP contract was registered they had no mortages.

Two of the poles are just area high voltage (on my land ) and the third just a few meters away has a transformer with several 240V 60A supplies. My only neighbour was recently connected to one - there are no other properties in course of construction within 1/4 mile.

Interestingly, my contract has a clause that electric supply is part of specification and by implication a fundamental part of completion (bless Penelope). The Developer paid for the poles and the transformer and a bitmac road over a 1/4 mile because without it the planners would not accept the plot and witheld planning.

I have probably answered my own question - but how long does the building permit usually take in the Paphos villages?

Thanks
DAVE

[Nigel Howarth]

how long does the building permit usually take in the Paphos villages?

There have been severe delays in Paphos, I've been told up to 18 months. But they have been working through the backlog and I understand the situation has improved.

(Back in 2003, my building permit took eight weeks - but I'm in Limassol)

Regards,

[Polemi Dave]

Thanks Nigel

It does however give me a dilemma

The SP contract specifications says there will be "electric connection" and the property has to be finished to our satisfaction. While I know others put up with a generator for years the Mrs is not prepared to take delivery till it is in.
If electric is going to be a year or more away - it rather puts all our plans on hold. This is not all bad news as the final payment with the extras is a LARGE one in that I could buy an apartment outright with that amount.

Do you think the developer (under financial pressure) will be able to move things ons - particularly as it is a bunglow so not nearly so difficult to do the structural calculations on

Dave

[Nigel Howarth]

The SP contract specifications says there will be "electric connection" and the property has to be finished to our satisfaction. While I know others put up with a generator for years the Mrs is not prepared to take delivery till it is in.

Um. Unfortunately, the developer can't hurry things along. If he's submitted an application, he just has to sit back and wait (unless he has 'friends' who can pull some strings). And the same thing with the Electricity Authority - but as the poles are nearby, this shouldn't be so much of an issue. It's quite common in the more rural areas to have a supply from a transformer connected to the high tension cables.

(Some friends had to wait a couple of years for their electricity while the Electricity Authority sought permission from various land owners to erect poles on their land. IMHO this is a pretty good time waster because they don't actually need permission - they can get an order if the owner refuses - so there's little point in asking him, you might just as well tell him - nicely of course).

As for 'electric connection', that could also mean a temporary supply (such as a generator). As the industry's been deregulated, anyone can sell you electricity - including your developer.

But from what your developer has aleady done, tarmac road, etc., I think there's a pretty good chance that he's doing things properly.

Re the building permit, I suggest you ask Penelope to make enquiries on your behalf. But I think there's a pretty good chance that he has it.

Cheers,