Selling our villa - questions

[J B]

Long message, sorry!

We are UK based and declare all our incomes to the UK HMRC
We have a Paphos solicitor who we haven't needed to communicate with for many years.

Our villa in the Paphos area has been tenanted to a British couple for the last 15 years!
They are now of 'advanced years' and have decided to move back to the UK so we're selling up.
We've interviewed a licenced estate agent who has commented regarding the deeds:-

Title Deeds
Following inspection of the title deed documentation, it was observed that the description within the title refers to a plot rather than specifically referencing the bungalow, swimming pool, etc.
Ordinarily, title deed descriptions would more comprehensively reflect the existence of the residential dwelling and ancillary structures. It is therefore possible that the title documentation may not yet have been fully updated.
For the purposes of this valuation assessment, it has been reasonably assumed that the property is appropriately reflected and compliant, and the valuation has therefore been prepared on the assumption that no material title or registration irregularities exist.
It is considered highly probable that the title deed documentation simply requires updating, as within our professional valuers’ database and internal valuation systems the property is recorded and described as a bungalow, with the corresponding square metre measurements also available and identifiable.
Nevertheless it is highly recommended to confirm the accuracy and completeness of the title documentation.

Can anyone explain this in more simple terms?

Another comment regarding the next door property:
However, it was observed during inspection that one adjacent property appears neglected, with overgrown gardens and an unattended swimming pool containing stagnant water. The visual condition of this neighbouring property may detract to some degree from the immediate outlook and could potentially present a minor environmental or health concern, particularly during warmer seasonal periods.
It is recommended that the matter be raised with the relevant local authority or Community Council for appropriate attention and possible resolution.

I know that the council are not renowned for replying to emails, so is there another way of moving this along as we have no plans to visit till September?

If and when the sale completes, presumably we will need a CY based accountant for CGT stuff, even if our UK accountant has pointed me to this site https://www.gov.uk/tax-sell-property/se ... s-property

All thoughts, comments, suggestions gratefully received!

Thanks

[Nigel Howarth]

Hi J B

According to your Paphos solicitor, it appears that the bungalow and pool have not been added to the Title Deed (if you have details of the deed, please PM me the details highlighted in yellow in the picture below, and I'll check on the Land Registry database.)



As for sorting out the abandoned building, You could try phoning the authority/council - emailing will probably get you nowhere. (It's possible that the bank has repossessed it - your lawyer will need to check.)

It's likely your lawyer will know of an accountant you can assess your CGT liability. (You can also get an estimate yourself on line at Capital Gains Tax Calculator. Note that it is not your Main Residence)

Regards,

[J B]

Nigel
Thanks for this - will send PM

Comments are from estate agent, not solicitor. I will email him.

Thanks

J B

[J B]

Nigel

Many thanks for your comments both on here and privately - much appreciated.

We have now had another estate agent to view the property.
His comments regarding the deeds are thus
<<In addition, I have done a pleriminary research at the land registry online portal and it seems that the site subdivision to a plot with house has been completed. It shows a bungalow of 124 Sq. Meters Living Space plus 23 Sq.Meters of balconies. Also, it shows swimming pool of 25 Sq.Meters.>>
Do you think that this can be rectified when we complete the sale or is it something we ought to do now?

Another conundrum is that the first agent valued it at 450k whereas the second one came in at 355k

[Nigel Howarth]

You're welcome J B

Your new estate agent found the same information I did about your house on the DLS database.

It sounds as if your developer didn't apply to have the house added to the Title Deed. I can't say why not?

I added my bungalow to the Title Deed. It took the Land Registry 11 months to add the bungalow and it cost me €50+ - and I had to get the approved drawings, permissions, etc. and take them to the Land Registry.

If you want a more accurate valuation, I suggest you contact the Property Valuers Association. For a property priced at €250,001 to €1,000,000, it will cost €300 plus 0.1% of the value for the intermediate amount.

(I guess the Title Deed you have doesn't list the villa?)

Regards,

[J B]

If you want a more accurate valuation, I suggest you contact the Property Valuers Association. For a property priced at €250,001 to €1,000,000, it will cost €300 plus 0.1% of the value for the intermediate amount.

Would this section of their website suggest that they only have one member in the Paphos area?
https://propertyvaluers.org.cy/members/

[Pantheman]

If you want a more accurate valuation, I suggest you contact the Property Valuers Association. For a property priced at €250,001 to €1,000,000, it will cost €300 plus 0.1% of the value for the intermediate amount.

Would this section of their website suggest that they only have one member in the Paphos area?
https://propertyvaluers.org.cy/members/

There are numerous valuers not all are in the associating. Valuers come from different areas. If you need someone I can point you in the right direction.

[J B]

There are numerous valuers not all are in the associating. Valuers come from different areas. If you need someone I can point you in the right direction.

All suggestions are gratefully received!

[Nigel Howarth]

Hi J B

I'm surprised - they used to have many more valuers on their books.

One company you could try is Zyprus.

I'm sure Pantheman has others.

Cheers,

[J B]

Thanks both

Regarding the 'abandoned villa' next door, the tenant's son had tracked down the last people who were renting it and report that"they had to move out about five years ago when the bank repossessed the property"

Yesterday's estate agent suggested that we employed someone to tidy it up ourselves, which is probably the only option, unless anyone has a better suggestion?

[Nigel Howarth]

Yesterday's estate agent suggested that we employed someone to tidy it up ourselves, which is probably the only option, unless anyone has a better suggestion?

That may be a problem for you - trespass. Suggest you have a word with the bank in question to if they will tidy up the place - or allow you to do it.

Regards,

[J B]

One company you could try is Zyprus.

They've quoted €600 + vat = 714

I'm sure Pantheman has others.

If you could please @Pantheman

[Pantheman]

One company you could try is Zyprus.

They've quoted €600 + vat = 714

I'm sure Pantheman has others.

If you could please @Pantheman

Try:

1. Marios Elias - 99598101

or

2. Paul Protopapa - 99844015

or

3. Asia Valuaers - 22377004


When you cal mention me Panayiotis at FSB