Cyprus Property Forum for Buyers, Sellers & Investors

I live in the U.S. and my grandmother talked about owning property in Cyprus. I know at one time the family definitely did, she insisted up to her death early this year that there was property in her name. She has left everything to my son in her Will, how can I find out if there is property that he has a right to in Cyprus without spending too much.

Hi dcreacy and welcome to the forum,

The Land Registry here in Cyprus maintains records of property and its ownership. If she had a Title Deed for the property then the land can easily be traced through the Land Registry. If she didn't, then finding it could be a problem.

Was your grandmother Cypriot? Do you have her Birth Certificate and have you any idea where the land is located?

If she was Cypriot then other members of your family may own a share in the land due to the laws of inheritance. This is because Cypriots, along with most other foreign nationals, cannot disinherit their children. As a consequence you, your brothers and sisters, your uncles and aunts, and your cousins may own a share in the land - even though your grandmother Willed it to your son.

Here's an extract from some information I have on the law:

Cypriots cannot dispose by will of the whole of their estate if they have a spouse and/or children . The undisposable (statutory) portion is one half of the estate if the deceased leaves a spouse or parent but no children and three fourths of the estate if he leaves children. British subjects, however, are exempt from this rule and they may dispose by will of the whole of their estate. The law applicable in all such situations would be that of Cyprus.

Regards,

In addition to nigels comments, I assumed (rightly or wrongly) that if you live in the US, you are a US national as so may be your son??? I ask because as non cypriots or EU nationals, the most property that you could own is a single apartment, or Villa or 4017m2 of land to build one residential property.

This may narrow down your search.

However, you will have to visit the land registry here in cyprus, with your mother's death certificate, your passport and you may need some written certificate (maybe from your embassy) to say you are the child of the deceased.

Then with this you can do a seach for any property against your grandmathers name.

Now, if any property is found in her name you are going to have to transfer it to the next generation before your son can get it as all of your grandmothers children are entitled to and equal share.

These situations can get quite complex as the land registry will not transfer anything without the rightful owners written consent.

Parhaps if you could give us a little more of the family make up we may be able to give further advice.

Good luck.

pan