Property Disputes.

It depends heavily on the court level involved and whether the case is appealed, but a title dispute litigated from first instance through a full appeal can realistically take several years, particularly where the underlying title history is genuinely complex — for example where it depends on an incompletely resolved inheritance chain going back multiple generations. Simpler boundary or encroachment disputes, or matters where the parties are willing to settle once the legal position is clarified, can resolve considerably faster. We give a realistic timeline assessment once we have reviewed the specific title history and the strength of the claim on each side.

A partition action is a court proceeding used to divide jointly-owned property when the co-owners cannot agree on a voluntary division or sale — most commonly where a property has passed to several heirs and there is no consensus on whether to keep, divide or sell it. Where the property can practically be divided into separate parcels, the court can order a physical partition; where it cannot — a single apartment, for example — the court will typically order a sale of the property with the proceeds divided among the co-owners according to their shares. It becomes necessary once informal negotiation between co-owners has genuinely broken down and one party wants to force a resolution.

A finding that a property, or part of it, falls within the αιγιαλός (coastal zone) or ζώνη παραλίας (beach zone) can restrict what the owner may build or, in more serious cases, lead to a state reclamation claim over the affected area. The first step is establishing exactly where the current coastal zone boundary is drawn and how that compares with the property's registered title and any prior determinations — coastal zone boundaries have been redefined at various points and older title documents do not always reflect the current position. Depending on the facts, we may challenge the classification itself, negotiate the practical impact, or defend against a reclamation claim. This is genuinely one of the firm's areas of particular strength.

Yes, where the tenant is genuinely in breach — most commonly non-payment of rent, or continued occupation after a lease has validly expired or been terminated — a landlord can bring eviction proceedings before the competent court. Where the tenant disputes the underlying facts, for example arguing the lease was renewed on different terms or that a "key money"/goodwill arrangement affects their right to remain, the case becomes more contested and takes longer to resolve. An undisputed non-payment case can move relatively quickly; a genuinely disputed lease-terms case can take considerably longer, especially if it is appealed. We assess the strength of the tenant's position early, since that materially affects both timeline and strategy.

An unresolved inheritance dispute among the sellers, or a title defect that traces back to an incomplete succession, is one of the most common reasons a Greek property transaction stalls. Depending on how advanced the dispute is, the options range from resolving the underlying inheritance issue before completion, to structuring the transaction so it can proceed once specific conditions are met, to litigating the title question directly where a resolution cannot be reached commercially. We regularly work alongside the buyer's or seller's transactional lawyers — including the firm's own Real Estate team where we are instructed on both sides — to keep the deal timeline realistic while the title issue is being resolved.

Yes — this is a significant part of why clients bring us these matters rather than instructing a general commercial litigation team. Where a sale, lease or Golden Visa acquisition is held up by a title, boundary, coastal zone or partition dispute, we coordinate directly with the firm's transactional Real Estate practice so the litigation strategy is built around getting the underlying deal to completion, not treated as a standalone dispute. In practice this often means running the litigation and the transaction on parallel tracks, with the two teams aligned on timeline and objective throughout.