Ownership on real estate property in Greece can be acquired not only through a conveyance Deed (purchase, gift, inheritance, etc), but also through adverse possession (“Hrisiktisia”). According to the Hrisiktisia provisions, any person that is exercising acts of possession on any property (even belonging to a third person), claiming it as his, for an uninterrupted period of 20 years without a Title - or 10 years with a Title, even a defective one - becomes the undisputed owner of such property.
It is obvious that the main danger that expats neglecting their property in Greece run, is to lose it, to the benefit of any potential trespasser.
The acts of possession leading to Hrisktisia, include the: use, cultivation, fencing, renting it further, parking the car, storing objects, building upon, walking or moaning the sheep through it, etc.
Legally speaking, the only way to stop Hrisiktisia, is the filing of an eviction lawsuit (“diekdikitiki agogi”) before the Greek Courts against the trespasser. Protests to the squatter, complaints to the local Police, etc, do not interrupt the Hrisiktisia. However, realistically speaking, the main concern is not to neglect your property. How can this be effected? Well, I would think of the following acts, as general guidelines to Greek Americans, so their Title is not in jeopardy:
All the above will help you avoid infringements on your property, leading to potential loss of your Title. Always keep in mind that you should not be a “sitting duck” for potential squatters, but a “vigilant owner” instead!
https://greekcitytimes.com/2022/07/01/the-dos-and-donts-of-buying-property-in-greece/
John Tripidakis, LL.B.(Athens), LL.M. (London), Greek Law Practice
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