The Department of Lands and Surveys has announced significant procedural changes affecting the deposit of Contracts of Sale, Exchange and Land-for-Development Exchange Agreements in Cyprus, with the amendments aiming to enhance efficiency, reduce delays and strengthen purchaser due diligence obligations in property transactions.
According to the official announcement dated 5 May 2026, and following legal advice issued by the Attorney General of the Republic in light of relevant court decisions, the Department clarified that it no longer bears an obligation to separately inform purchasers, during the deposit stage of a Contract of Sale, of any existing encumbrances, charges or other burdens affecting the property.
The Department explained that such information may already be obtained in advance through the statutory procedure provided under Article 51A of the Immovable Property (Tenure, Registration and Valuation) Law, Cap. 224, and that purchasers are expected to carry out the necessary due diligence investigations prior to the execution of any sale agreement.
The announcement further notes that the previous practice of separately notifying purchasers at the contract deposit stage was considered procedurally unnecessary and contributed to substantial delays in the examination and acceptance of lodged contracts. As a result, the practice has now been formally abolished.
At the same time, the Department reiterated the obligations introduced under the Sale of Immovable Property (Specific Performance) (Amending) Law of 2023 (Law 132(I)/2023), pursuant to which sellers are required, for agreements concluded after 12 December 2023, to provide purchasers with a recent Search Certificate relating to the property. The relevant certificate must not have been issued more than five (5) working days prior to the execution of the agreement and must form an integral part thereof.
Importantly, the Department confirmed that upon the expiry of the transitional period on 18 May 2026, administrative fines may be imposed in cases of non-compliance, with the amount depending on the value of the property concerned.
In addition to the above, the Department has introduced revised application forms for the deposit of Sale, Exchange and Land-for-Development Exchange Agreements, namely Forms DE 314, DE 315 and DE 316, which replace the previous unified Form DE 129.
The newly introduced forms provide for a more structured and standardised recording of the parties and property details, whilst also introducing mandatory page-by-page signing of the relevant agreement in order to facilitate immediate identification and minimise procedural errors or omissions. Specific provisions have additionally been incorporated into the and Land-for-Development Exchange form, including separate references to the Provider, Developer and the agreed consideration.
The updated framework is expected to contribute to faster examination and processing of applications before the Department of Lands and Surveys, whilst simultaneously placing greater emphasis on pre-contractual legal and technical due diligence by the parties.
The Department further clarified that applications submitted using the previous Form DE 129 will continue to be accepted until 4 June 2026, although the use of the new forms is strongly encouraged where feasible.
For inquiries or legal assistance, please do not hesitate to contact us at info@kpklegal.com.
Disclaimer: This article is provided for informational purposes only and does not constitute legal advice. Readers are advised to consult with legal professionals for advice specific to their individual circumstances.