Q.: I
have watched you in two t.v. interviews regarding the
global economic situation and its affects on the Cyprus
property market. Why don’t you publish your thoughts Mr
Loizou in this paper. I am sure many people would like
to know since your opinion is valued.
George Karakannas
A.: Your requirement is under preparation George. Be a
little patient. Thank you for your support.
A.P. Loizou
Q.: I note what you say on the British market and the
reduction of this market source. Should Cyprus look at
other foreign markets not so much affected?
Georghia Kisling
A.: You are quite correct. I suggest that countries
worth exploring, are Sweden and Norway, whereas recent
information has indicated Iceland (!!) as being a
possible target. Russia apart, Ukraine is another
target, especially now that it has some political
problems. All these “new” markets need money and
patience since these markets are not necessarily
familiar with Cyprus on this count. We, as an Office,
invested a lot of money in Holland with practically no
response. Similarly in Belgium and Germany with little
results.
A.P. Loizou
Q.: We have a plot of land with a building density of
10%. We have a difference of opinion as to whether we
should build a single or a two storey house. Could you
please help us out by indicating your views. Your
opinion, for us, will be the catalyst of our difference.
A & J Clerk
A.: I must thank you for your trust in me, but you put
me an almost impossible question to answer. Anyway I
will say that it will depend on the plot size. So if
your plot is large, say over 2.000 sq.mts., I would opt
for the single storey option, not for anything else
other than age. It will also depend on the views that
the future house could offer. Opt for a two storey house
if you can exploit some views. Constructing a two storey
house costs slightly less (say 3%) and it can offer a
more attractive design. Coming back to age, if it is a
two storey house, make provision for a small lift,
especially if you have a basement. If you are a bit
untidy, opt for the two storey house (the two levels are
quite separated as opposed to a single floor) – I hope I
was of some help, but at the end it is a matter of
personal judgment/taste my friends.
A.P. Loizou
Q.: You stated in a past article that any plot with a
public road access can secure a building permit. Yet,
notwithstanding the fact that my property has a public
access, my application was refused, due to lack of
“satisfactory” access. What is a satisfactory access Mr
Loizou?
Michael Jerald
A.: Your architect ought to have checked the access
parameters prior to submitting the application. A
satisfactory access means a public access in reasonable
repair (must be passable) and of a width not less than
4.0 meters wide (as this is shown on the Lands Office
plans not on spot). Regarding now your first paragraph I
have never made the statement that you made. For from
it, I have given a detailed analysis in a recent article
what is an access, how this is interpreted depending on
whether the plot is within a local plan or “dilossis
politikis” etc etc.
A.P. Loizou
Q.: I was told that the electricity supply and the
telephone service is provided as a duty of the two
public bodies. Is this true, can I demand a telephone
line where I wish?
Dinos Mariam
A.: Regarding electricity and provided you have a
building permit the EAC will provide you with the
required electricity. It takes some time but yes it is
within your rights to demand it. Regarding the telephone
service however, this is another matter. There must be
lines available and the authority may refuse to provide
if it is not within its immediate plans for the area (I
refer to agricultural areas). Even if your property is
within a developed locality, no telephone lines may be
available. So I do suggest to check the lines
availability.
A.P. Loizou
Q.: Our home abuts onto an earth public road. Every time
a car passes it raises a lot of dust, whereas in the
winter when it rains, we have added problems. We have
decided to asphalt the road in front of our home at our
expense, but we want to be correct Mr Loizou. Is this
legal?
Aspa Svelou
A.: Strictly speaking it is illegal, but if I were you,
I would have done it a long time ago. The worst that can
happen to you is that the local authority will ask you
to remove it (a chance of 1%). Depending on your cash
availability make up the road as much as your like.
A.P. Loizou
Q.: I own a building plot with my sister in ½ shares. I
wish to build but she does not. What do I have to do,
can I go ahead on my own without her permit?
Stelios Stylianou
A.: First of all I do suggest that you agree amongst
yourselves who owns what share. Make a proper agreement
and deposit the same to the Lands Office (named
voluntary division). Even after this, applications etc
must be signed by both shareholders, notwithstanding the
fact that you will build within your own share. If it is
a building plot having a size not less than 5.600 sq.
feet and a road frontage of not less than 70 feet, you
can apply jointly to the Lands Office to divide the plot
into two plots, so that you become a whole share owner
of the today ½ plot.
A.P. Loizou
Q.: We are buying a two bedroom apartment in a block of
30 units having a common pool, garden etc. What do you
think it is a reasonable common charge for this
apartment?
Yiolandella Maniani
A.: A very open ended question, since it will depend on
many factors i.e. whether it has extensive gardens, if
you employ a pool cleaner, gardener, administrator, a
sewage plant, a guard etc etc. But just to give you an
indication, I will say a charge of around £30 p.m. will
be within reason.
A.P. Loizou
Q.: I have been sued by Nicosia Sewage Board because I
did not pay the sewage charges over the last 2 years.
Yet the Board never sent me any bill. Now not only I
have to pay the bill, but in addition, interest, penalty
and the Board’s legal fees. Do you think that this is
logical Mr Loizou?
Costas Constantinou
A.: No, but this is another one of these things in
Cyprus. The charge is mounted on the Board’s office and
published in the press and it is up to the public to
take notice. A most unsatisfactory situation.
A.P. Loizou
Q.: I understand that international footballers are
becoming “estate agents” using their name and contacts.
What do you think of this Mr Loizou. Another cowboy
classification?
Andreas Shellis
A.: Not an uncommon practice worldwide. A new project
under way at Paralimni comprising of more than 300 units
is issuing a well known British footballer. For this
purpose a similar situation exists in Dubai and other up
market holiday home destinations. International
footballers get so much money Andreas and move in such
jet-set circles that they are useful to have.
A.P. Loizou
Q.: We have a small patch of garden and being used from
Holland we would like to have it grassed. Yet the
expense of having it and the water shortage that we
face, places us in a dilemma. Any solution Mr Loizou?
Love your articles and care.
Tina Verner
A.: If it is very small, I would recommend to opt for
the plastic grass. Order the type with a net so that
water, dirt etc goes underneath. If it is large (say in
excess of 50 sq.meters) I would tend to avoid it (at
least try it with the first 50 sq.mts. and see the
problems and take it on from there). No satisfactory
situation I am afraid.
A.P. Loizou
Q.: We are permanent residents in Cyprus and of some
age. We can afford to employ a foreign maid to look
after us, especially with respect to our garden. Are we
allowed Mr Loizou, notwithstanding the fact that we are
not Cypriots?
J&L
A.: Not a real estate question but I will answer in so
far that it relates to the garden. Yes you have all the
rights that a Cypriot has. Get proper advice however
since the procedure is not as easy as one might think.
A.P. Loizou
Q.: Dear Mr Loizou
We read your page in the Cyprus Weekly every week and
find it very interesting and useful.
We have read in the Larnaca News, that there is a
minimum size for under cover parking spaces of 2.3M x
4.6M. Our space is 3.3M wide, but only 3.4M long, which
doesn't cover our car completely, and we have had
problems with bird droppings on the front of our car.
Before we contact the developer, we wondered if you
could please confirm that this minimum size is correct,
or let us know otherwise, and whether you think it would
get us anywhere to contact the developer, or would it be
a waste of time.
Just for your information, we bought our apartment three
years ago, but only moved here permanently 1 year ago,
so were unaware of the problem until this spring when
the birds started building their nests - we live in
Oroklini.
Thanking you in anticipation
Regards
C & A John
A.: Your parking is correct (it does not mean that the
whole parking must be covered) and should be based on
the building permit. On many occasions cars are not
completely covered. I suggest you cover the uncovered
space with a tent or by other means, but I do suggest
you discuss this prior with the developer.
A.P. Loizou
Q.: So that your readers know, I wish to thank you
for a prompt reply, which I received within 10 hours for
the question in my private email. The same Q+A was
repeated in the Cyprus Weekly three weeks later. So
based on my experience, I wish to inform your readers of
this lovely paper that they will get a near immediate
answer. Thank you Mr Loizou for the personal care.
Jackie Stewart
A.: Thank you Jackie and I publish your letter so that
the readers know.
A.P. Loizou
Q.: I have read in the Greek press about the Spanish
housing market and the causes of its downfall and the
similarities about Cyprus. Don’t you think that you
should publish the same in the English speaking press?
George Stylianou
A.: My dear George, it is just a matter of time. I
appreciate the fact that you read our articles in the
Greek press, as well as in the English ones. Many
thanks.
A.P. Loizou
Q.: This is my 3rd letter to you Mr Loizou. I got two
replies most satisfactory from you, but please bear with
me. I am anxious to know what is the situation on the
Larnaca and Ayia Napa marina?
Leslie Clark (Mrs)
A.: The Ayia Napa is under negotiations with the only
one bidder. The Larnaca marina and port will be decided
shortly, since, although it has been awarded to one of
the bidders, the second one in line has objected to it.
A decision will be taken within next month. We will see.
A.P. Loizou
Q.: Don’t you think that Cyprus being what it is, all
homes should have a fly screen Mr Loizou? I cannot
understand that with so many flies around this not a
standard feature to have.
Yioula Jennings
A.: Perhaps you are right, but not everywhere there are
flies. The standard aluminium frame can accommodate a
fly screen. The best way to get rid of the flies is to
have roof mounted fans. So that you can get the best of
both ways (no blocking of view and no flies). This is an
old British Colonial recipe, well worth to follow.
A.P. Loizou
Q.: Dear Mr Loizou,
I hope that I can submit a question to you by email for
your regular column in The Cyprus Weekly. If not please
could you advise me of the correct route.
Question: Firstly, thanks for an excellent weekly
column. I have learnt so much about Cyprus property
matters from it during my short time on the island.
I modified my house design slightly a few months after
signing the original contract with a small developer.
However, he had by then already submitted the Planning &
Building Permit applications and advised me that it
would be best to proceed with the build against these
and to re-submit applications after the property was
completed. The house is now finished and I have been in
possession for over a year.
The Building Permit for the original design was issued
by the Lands Office several months ago and I have been
pressing both the developer and his architect ever since
to apply for Cover Planning and Building Permits for the
amended design, as I am keen to get the Certificate of
Final Approval and title deed as soon as possible.
However, the architect has been stalling (too busy) and
the developer seems powerless to get him to attend to
the matter as he has already paid him! I know that this
is Cyprus but I am getting increasingly frustrated with
the situation and feel that I must insist that my
developer employs another architect / engineer to take
over the work. I know that he will be extremely
reluctant to do this and will likely refuse to pay for
any new fees so that I will have to dig yet deeper into
my pocket. Can you recommend any other course of action
to resolve the situation?
Mr DCB
A.: The developer has followed the correct route. It is
the developer’s responsibility to pay for the added
architect’s fee. However should you choose to follow a
different route, you can appoint another architect (or
the developer) to submit the cover permit. In this case
the new architect must secure (or the developer) a
release from the original architect (stating that no
amount is outstanding for his fee etc). I am of the
opinion (being quite in the dark) that the added fee
will not exceed £1.000 (depending on the alterations you
have carried out – I adopt that these are minor).
Regrettably there is no other way since we have to
follow the Technical Chamber’s regulations.
A.P. Loizou
Q.: Dear Mr Loizou,
Further to my earlier e-mail to you regarding immovable
property tax.
I would welcome your comments on the following exchange
with my lawyer regarding IPT.
Me: I assume that the immovable property tax does not
apply as our property would have been worth under
100,000 CYP at 1.1.80
Reply: The immovable property tax is an obligation you
have despite the fact that the purchase price is below
100.000 CYP. The reason being that your property ,for
the period you take possession until the issue of the
separate title deed it is considered as a value being
part of the total value of the builders property.
regards
Peter Denyer
A.: Your lawyer is correct. Of course you can claim the
tax you pay from the Income Tax Office provided you have
deposited the sales contract with the Lands Office and
just after the transfer of title.
A.P. Loizou
www.aloizou.com.cy
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