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LAND PURCHASE CRITERIA IN MESSINIAN MANI
A. STRUCTURAL POTENTIAL
- The urban planning legislation that defines the structural potential of each plot of land is very old, chaotic and has not been codified enough for the recent structural needs. It is a product that has been formed after many adjustments of the original law. As a consequence every single plot must be examined independently with regard to its structural potential, its permissible size ,as well as the legal plots area it may cover. Very often a plot may be legally buildable, whereas, the adjacent plot may not fulfil these requirements.
- The plots are separated in two categories according to the structural potential they possess. Plots legally appropriate to be built, plots not legally appropriate to be built. Plots that are within the town planning zones are generally appropriate and buildable or able to become buildable. Plots that are not within the town planning zone usually have not any building difficulties. Plots that are not buildable are usually located outside the town/village building zone areas.
- The structural potential depends upon the following factors:
a. LOCATION
1. Within the town/village planning zone
2. Outside the town/village planning zone
b. OWNERSHIP TITLES LAND'S REGISTRY
- The absence of Land's registry as well as the absence of ownership titles is a very usual phenomenon in Mani and makes land transactions very difficult. But it can be rectified by the use of legal procedures by notaries and lawyers.
c. LAND PLANNING
- All around Greece and consequently in Mani there is not any land planning in order to clarify the use of land. This fact has as a result permissible but incompatible uses of land at the same area. i.e. : It is permissible to have houses & small industry & small farms at the area outside the town/village planning zones. In practice the value of the land reduces any incompatible uses or developments.
d. APPROVALS
- Forestry land specificatrion. It is the confirmation of the forestry department that the plot is not a forest area. Plots without any olive trees but with yew, bushes are considered as forest areas.
- Mayor's confirmation about the postion of the plot ( with regard to stationary villages confirmation that the plot is within the 800 m zone from the centre of the village housing estate)
- Delimitation of the seafront line in relation to a plot next to the sea.
- Existence of public plot's line next to the road in case of a future widening of the road.
- Need for land concession for future road use ( villages with town plan)
- Approval from the archaeological department ( if the plot is near ancient findings or Byzantine time temples.)
- An important issue that must be under consideration is the delays that derive during transactions, approvals of the necessary paperwork from the public sercvices.
B. PLOT CHARACTERISTICS
- The magnificent view is usually the criterion for the purchase of a plot. The view combined with the psychology of the prospective buyers who are usually on vacation impels them to hurried decisions and as a consequence to purchase a plot without the proper checks of the land by an engineer in relation to the structural potential of the plot and the ownership titles by a lawyer.
- Other criteria of the buyers are the existence of productive trees (olive trees , orange trees), the quietness and privacy (a distance from other structures, and the main road) , the proximity to a village / beach ( potential of walking distance from village/sea).
- An important factor for the purchase of a plot is the final budget of the investment that the buyers are asked by the seller. The answer that they usually get is that the final cost is the sum of the lands purchase price plus the cost of the house (usually this is determined in wholesale as Euros/m2). Most of the times this is wrong and leads to underestimation of the real final cost . Factors that are related to the plot and affect the final investment?s cost are:
- Existence of an access road which is in a reasonable state. It is necessary for the transportation of materials and products. Limited access may increase the cost of the construction from 10 to 50%
- Proximity to the public electricity and water networks. In some cases, the Electricity company has given quotations from 4.000 Euros ( a power transformer needed) up to 15.000 Euros for the extension of the network. The purchase of a generator costs approximately 1000 Euros.
- Plot with major inclinations. The existence of significant inclinations increases the cost of the landscape. Generally the cost of the landscape is not estimated correctly but special attention must be shown at it as it is as important as the house.
Factors that are related with the plot but that do not increase the cost.
- Allowable perimeter of the plot?s buildable area. This defines the allowable position of the structure. Many times the purchase of land is accomplished following the desire to position the building in a specific position that gains unobstructed view but is not allowed by the legislation.
- Structural potential of the adjacent plots. This defines the position of the adjacent structures and thus the best position of the building at a point of unobstructed view.
PROCEDURES FOR THE PURCHASE OF LAND
1. SELECTION OF A PLOT BASED ON THE PERSONAL CRITERIA OF EVERY BUYER BUT UNDER PIECE OF MIND AND WITHOUT URGED DECISIONS
2. AFTER THE INITIAL AGREEMENT (ORAL AND WITHOUT DEPOSIT) WE CONSULT AN ENGINEER AND A LAWYER
3. THE ENGINEER ENSURES THE STRUCTURAL POTENTIAL OF THE PLOT AND THE LAWYER ( AFTER HE/SHE HAS CHECKED ALL THE APPROVALS E.G. FORESTRY) GIVES THE OK FOR THE TRANSACTION
4. BEFORE THE TRANSACTION THERE IS A THOROUGH CHECK BY THE ENGINEER ( PLOTS INCLINATIONS , PROXIMITY TO NETWORKS, BUILDABLE PERIMETER) AND THE CLIENT TAKES THE FINAL COST SUMMARY IN A PROXIMITY AS GOOD AS POSSIBLE.
5. IN CASE AN APPROVAL IS DEMANDED AND MIGHT BE DELAYED , THE POSSIBLILITY OF A PRELIMINARY AGREEMENT OF PURCHASE IS CONSIDERED INCLUDING ALL THE RISKS.
6. IN ANY CASE WE DO NOT TRUST ANY NON QUALIFIED PERSON ( POTENTIAL REAL ESTATE AGENTS AND POTENTIAL CONSTRUCTORS) REGARDLESS THEIR FRIENDLINESS.
IF THE ABOVE IS FOLLOWED THE POSSIBILITY FOR A SUCCESSFUL PURCHASE IS OBTAINED
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Technical Details 
