Home/ Project & Developer Advisory/ Site & Title Assessment
Strategic Advisory — Project & Developer Advisory — Step 01

Know exactly what
you are buying.

A Cyprus land or property acquisition that begins without full legal due diligence is an acquisition that has already accepted unknown risk. Title issues, encumbrances, planning restrictions, and neighbour rights are not discovered during due diligence — they are resolved there, or they become your problem after the contract is signed.

The Context
Most title problems in Cyprus were avoidable. The decision not to investigate is where they begin.

We have reviewed acquisitions where the seller had good title to only part of the land. Where planning permission had been granted on the basis of a road access that was subsequently blocked. Where the property was subject to a registered mortgage that the seller's lawyer had not identified. None of these issues were invisible — they were simply not looked for.

A site and title assessment is not a box-ticking exercise. It is a systematic legal investigation of everything that could be wrong with the title, the planning position, the physical boundaries, and the legal access — conducted before any money changes hands.

An hour of due diligence is worth a year of litigation. We have never seen a client regret doing it properly.

What We Establish
Six dimensions of every site assessment.
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    Title search
    Registered owner, chain of title, and any defects or breaks.
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    Encumbrances
    Mortgages, charges, easements, and registered rights.
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    Planning status
    Permitted use, zoning, and any conditions or restrictions.
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    Permit history
    Building permits, occupancy certificates, and violations.
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    Boundaries
    Cadastral plan review and physical boundary verification.
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    Access rights
    Legal road access and any shared or disputed access arrangements.
Key Dimensions
What the site assessment examines in detail.
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Title & Ownership
We conduct a full title search at the Cyprus Land Registry — confirming the registered owner, tracing the chain of title, and identifying any defects, gaps, or anomalies. A clean title search is the foundation of every acquisition.
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Encumbrances & Charges
We search for all registered encumbrances — mortgages, charges, easements, rights of way, and any other registered interests that affect the property. A seller may not volunteer these. We find them regardless.
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Planning & Zoning
We review the planning status of the site — the applicable zoning, the permitted uses, the building density allowed, and any conditions attached to existing permits. A site that cannot be developed as intended is not the right site.
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Building Permits & Certificates
For properties with existing structures, we review the building permit history and verify that the structures were built in accordance with approved plans and that the necessary occupancy certificates were issued. Unpermitted construction is a significant issue in Cyprus.
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Boundary & Cadastral Review
We review the cadastral plan and, where necessary, recommend a physical boundary survey. Boundary disputes and encroachments are more common than they should be — identifying them before exchange is essential.
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Access & Services
We verify that the property has legal road access — not just factual access — and that the necessary utility connections and services are available or can be connected without disproportionate cost or legal complication.
The Output
What the site assessment produces.
01
A Title Report
A written title report confirming the ownership position, the results of the encumbrance search, and any issues identified — with a recommendation on whether to proceed, negotiate a condition, or withdraw.
02
A Planning Report
A written summary of the planning status — zoning, permitted use, building density, existing permits, and any planning conditions or restrictions that affect the proposed use of the site.
03
An Issues Register
A complete list of every legal, planning, or physical issue identified during the assessment — with a recommended course of action for each and an assessment of whether it is a deal-breaker or a manageable condition.
04
A Due Diligence Certificate
A formal confirmation that the title assessment has been completed and that the property is free of undisclosed encumbrances or title defects — suitable for inclusion in the transaction file.
“We do not advise you to proceed until we know exactly what you are acquiring.”
Y. Habari & Co. LLC — Project & Developer Advisory
The Process
How the site assessment is conducted.
01
Document Request
We request the title deeds, cadastral plans, planning permits, and any other documents held by the seller. We identify gaps in the documentation immediately and request them before the assessment begins.
02
Land Registry Search
We conduct a formal search at the Cyprus Land Registry — title, encumbrances, and any registered interests — and obtain certified copies of the relevant documents.
03
Planning Authority Search
We conduct a formal search at the relevant planning authority — confirming the zoning, the planning history, and any conditions or restrictions applicable to the site.
04
Title Report Delivery
We deliver a written title report within five to seven working days of receiving the full documentation. Where urgent, we can provide a preliminary verbal report within 48 hours.
Start Here
Ready to begin?
Let’s talk.

We respond within one business day. Consultations by phone, video, or in person at our Nicosia office.

Or email us at info (at) yhabarillc.com
Request a site assessment

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