Residential Land vs Field

[Vendela]

I would sue the seller, real estate agent and the lawyer who let you run into this. Maybe alone the mentioning of it will make the whole thing legs.

[Pantheman]

Hi all, just an update on our situation.

Last summer we bought a piece of land in residential H3 zone on the edge of a mountain village. There are adjacent properties. I asked for advice on this forum and the general consensus was we could go directly to applying for a planning permit.

However, our architect said that first we need to have the land designated as a 'building plot' and the first step was to apply for "demarcation" of the land. He said it would take up to 3 months. The application was submitted on 1st Nov.

Today we rang the DLS in Limassol to check on progress of opur application and were told to phone back at the END OF THE YEAR!! We are staggered. We had hoped to start building this summer and that now seems impossible....

Did you buy a share of land or a separate plot??

If you bought a share, you should have had a distribution agreement so you can build on your bit.

If you bought the whole plot then you do not need to make into an Oikopedo. The fact that your architect said to make into a plot would suggest you bought a share. Which is it?

[Nigel Howarth]

Hi Pan & hopefulhousebuilder,

When I replied to your email on 2nd October hopefulhousebuilder, I wrote:

"You may have to build a pavement and get the services taken to the plot."

Regards,

[hopefulhousebuilder]

Hi Pan & Nigel
We have not bought a share, it's an entire piece of residential land.
There are services already to the perimeter, but no pavement. It's a tarmacked lane and I would say not wide enough for a pavement.
Do you know if "demarcation" of the land is something everyone has to do? I'd never even heard of it before now. A google search revealed little information, except that external demarcation is required before applying for a title deed. But we already have the title deed.
I wrote to the architect earlier this week and he says he'll get back to me next week...
We feel like we're being led on a merry dance and it's impossible to get accurate info from the DLS website or from anyone who works there...

[Pantheman]

Hi Pan & Nigel
We have not bought a share, it's an entire piece of residential land.
There are services already to the perimeter, but no pavement. It's a tarmacked lane and I would say not wide enough for a pavement.
Do you know if "demarcation" of the land is something everyone has to do? I'd never even heard of it before now. A google search revealed little information, except that external demarcation is required before applying for a title deed. But we already have the title deed.
I wrote to the architect earlier this week and he says he'll get back to me next week...
We feel like we're being led on a merry dance and it's impossible to get accurate info from the DLS website or from anyone who works there...

Hi,

You need a demarcation of the perimeter to ensure there is no encroachment onto adjacent plots. This is now demanded by the planning department (whereas previously it was left to developer to decide! And this has caused many issues. Your plot may extend to the road and it may extend further, you have to surrender that portion of land for paving in other words you have to fall back into your plot to make space for paving and any road network . Depending on the road width (official width, not what you see), the width of the pavement will be accordingly.

Sounds like you may need a new architect.

What area is your land in??

[hopefulhousebuilder]

Thanks Pan, we were thinking it must be a new rule because we hadn't heard of it before! Any idea how we can find out more?

And the plot thickens because the Dept Land Surveys has said we need to have our title registration updated! We have no idea why. Apparently it is this that will take a year! And I guess that demarcation will follow - unless demarcation is part of updating the title.... It gets more confusing by the minute.

The land is in the Limassol mountains, outskirts of Mandria village.

And yes, I think it's time for a new architect...

[Pantheman]

Thanks Pan, we were thinking it must be a new rule because we hadn't heard of it before! Any idea how we can find out more?

And the plot thickens because the Dept Land Surveys has said we need to have our title registration updated! We have no idea why. Apparently it is this that will take a year! And I guess that demarcation will follow - unless demarcation is part of updating the title.... It gets more confusing by the minute.

The land is in the Limassol mountains, outskirts of Mandria village.

And yes, I think it's time for a new architect...

Whenever you make any planning application you need an updated title deed. It ha to be within 6 months of issue to use it for the application.

Why it will take a year is nonsense, you can get an updated title deed in days, you can apply for it on line, they send you a pdf version with the 'original's the post.

Title update has nothing to do with demarcation, you can either get the land registry to do this or a private topographer.

An architect will be Able to advise on any other technicalities. The architect will place the property in the correct position with the necessary fall backs according to the rules and it is the planning department that determines road/paving widths.

IF I were you, I would first find another architect and then move on from there.

Good luck.

[hopefulhousebuilder]

Thank you, that's exactly what we'll do.

[Nigel Howarth]

Hi hopefulhousebuilder

Here's how my wife and I went about building our house. I hope it helps

1. We bought land and had a RIBA architect draw up plans + structural engineer.
2. Agreed design.
3. Got a quantity surveyor to prepare Bills of Quantities.
3. Issue ITTs to five building contractors.
4. Shortlisted 3 contractors
5. Inspected houses built by 3.
6. Selected contractor.
7. Made small adjustment to plans, haggled price, signed contract (JCT Standard Building Contract) plus architect's standards.
8. We bought all of the fixtures, fittings and finishes - with the exception of the sockets & light switches.
9. Subcontracted electromechanical works to specialised company.

Regards

[Vendela]

yes and today you need in addition to the architect:

Structural engineer, technical engineer, mechanical engineer, geological survey, electrical engineer, energy pass.