The Notary, the Lawyer and the Engineer in a Greek Transaction: Who Is Responsible for What and What Each Costs

1Who does what in a real estate transaction in Greece?

In a Greek transaction responsibility is divided among three professionals: the notary drafts and certifies the deed, the lawyer checks the legal status of the property and represents the buyer, and the engineer confirms that the construction is legal. Many Israeli buyers assume that the notary "checks everything", because that is how they know the role in other countries. In Greece this is a dangerous assumption.

2What is the notary's role in Greece, and what is he or she responsible for?

The notary is a public officer who drafts the deed of sale and certifies it. Without a notarial deed there is no transfer of ownership. The notary makes sure the parties are identified, that transfer tax has been paid and that the documents required by law have been attached: tax certificates, the engineer's certificate, the owners' declarations and more. He or she then submits the deed for registration in the cadastre.

It is important to understand the limit: the notary's responsibility is limited to what the law imposes on him or her, and the notary does not carry out an in-depth check of the chain of ownership and of pledges for the buyer. If there is a pending claim, a problematic easement or an error in the cadastral registration, this will not necessarily come up with the notary. A separate lawyer is therefore engaged.

3How much does a notary cost in Greece?

The notary's fee is fixed by a graduated tariff according to the value of the transaction, as set in Decision 111376/2012 and updated in 2015. Each rate applies only to the portion of the value that falls within its bracket. To the proportional fee is added a fixed fee of EUR 20 per deed, and a charge per page and per copy (as of October 2026):

Example: in a EUR 250,000 transaction the calculation is 0.8% on EUR 120,000 (EUR 960) plus 0.7% on EUR 130,000 (EUR 910). The proportional fee reaches EUR 1,870, to which are added the fixed fee, a charge for additional pages (EUR 5 per page) and for copies (EUR 4 per page), and VAT. In practice, the total amount is usually slightly higher than the stated rate.

4Why do you need a lawyer in Greece if there is a notary?

Because the legal due diligence is the lawyer's role, and only the lawyer's. The buyer's lawyer checks the chain of ownership, usually over at least the last 20 years. He or she also checks the cadastre registration, mortgages, notes, attachments, legal proceedings and the rights of third parties. Since 2024, certificates that a lawyer issues on transfers, ownership, pledges and claims in properties within the cadastre area are equivalent to a certificate of the cadastre office for all legal purposes (Law 5142/2024).

Beyond the checks, the lawyer is the one who represents your interest. His or her main roles in an Israeli's purchase:

• Obtaining a Greek tax identification number (AFM), without which a transaction cannot be completed, and sometimes also assisting in opening a bank account in Greece.
• Drafting a preliminary agreement (Προσύμφωνο) or reviewing an agreement prepared by the seller: conditions precedent, refund of the deposit, seller's representations and compensation for breach.
• A power of attorney adapted for signing remotely. It can be signed at the Greek consulate, or before a notary in Israel with an apostille certificate and translation.
• Coordination with the notary, the engineer, the tax authority and the bank, and review of the draft deed before signing.
• Following the registration in the cadastre until the registration certificate in your name is received.

5What does the engineer check, and what is the engineer's certificate under article 83?

Under article 83 of Law 4495/2017, every deed that transfers a right in rem in a property, including land with no building, requires an owner's declaration and an engineer's certificate. The certificate confirms one of three situations: that there is no building on the land, that there are no illegal constructions or unpermitted uses, or that existing violations have been regularized and fall within the exceptions in the law. Where a violation has been regularized but the fine has not yet been paid in full, the certificate must state expressly that at least 30% of the fine has been paid and that the documents have been uploaded to the system.

• Validity: the certificate is valid for two months from the day it is signed. If the deed is delayed, a new certificate must be issued.
• Electronic registration: before the deed is drafted the certificate is submitted to the online system and receives a unique number for the property. The number is stated in the deed.
• Topographic diagram: in most cases a diagram anchored to the national coordinate grid is attached. There are several exceptions, for example properties within an approved city plan.
• Criminal liability: a notary or party who does not attach the declaration and the certificate, and an engineer who issues an incorrect certificate, face imprisonment of at least six months and a fine of EUR 30,000 to EUR 100,000. The engineer also faces disciplinary sanctions.

The engineer's certificate is usually ordered by the seller. It is therefore recommended that the buyer also order an independent engineer on his or her own behalf. The engineer will check the match between the permit and plans and the situation on the ground, identify illegal additions and area gaps, and assess the condition of the building. Professional sources report that the cost of an engineer in an ordinary transaction is usually a few hundred euros, and for large or complex properties it reaches thousands. It is worth obtaining quotes from two or three engineers.

6How much does the whole team cost? A cost example for a EUR 250,000 transaction

The figures are for illustration only, as of October 2026. Transfer tax and the cadastre fee are calculated according to the rules in force on the day of the deed. The lawyer's and engineer's fees are a market estimate and not a tariff. For a specific transaction, obtain a written quotation.

7What common mistakes do we see among Israeli buyers?

1. Relying on the notary as a "checker". The notary certifies the deed, but does not investigate the property for you.
2. Settling for the seller's engineer's certificate. It is required in order to sign the deed, but it does not replace an independent review that will reveal gaps before you sign.
3. Paying a deposit before checking ownership. A preliminary agreement without conditions precedent tied to the findings of the review may bind you even if a pledge is discovered.
4. Poor timing. The engineer's certificate is valid for two months. Postponing the deed because of a transfer of funds or a power of attorney that did not arrive on time requires the certificate to be reissued.
5. A power of attorney that is too general. A broad power of attorney given to a party who does not represent you alone may be used for actions you did not intend.

8What to do before signing, and how we accompany the process

Before any deposit, we assemble the team: a Greek lawyer who represents only you, an independent engineer and a notary. We define in writing what each of them checks and when. We review the ownership findings and the engineer's certificate, include appropriate conditions precedent in the contract, and time the signing so that all the documents are valid on the day of the deed. For clients in Israel we prepare a defined and limited power of attorney, and coordinate the transfer of funds and the reporting with the Israeli accountant.

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The information in this guide is general in nature and does not constitute legal or tax advice on any specific transaction. Every transaction is assessed on its own facts.