Private company to carry out parcellisation

the butler


Joined: 22/06/2007
Posts: 1958

Message Posted:
28/11/2009 18:37

I have heard that there are private companies who will carry out the parcellisation of a site. Does anyone know of any? Also what is the likely cost per household?





The butler

the butler


Joined: 22/06/2007
Posts: 1958

Message Posted:
28/11/2009 23:45

I am sure someone was talking about this on here a couple of months ago.







The butler

Pipie


Joined: 05/01/2008
Posts: 5499

Message Posted:
29/11/2009 00:01

Would have thought that parcellisation would have to be carried out by TRNC official departments connected with land registry, as certain checks needs to be carried and all needs to be in place in order for final parcellisation.

the butler


Joined: 22/06/2007
Posts: 1958

Message Posted:
29/11/2009 00:55

Hi Pipie,



It is usually carried out this way, but there is such a back log because apparently there isn't enough people to do this work. I have heard that there is definitely private agencies that carry out this service but of course they charge. Someone posted on here a few months ago that they had used such an agency but I cannot remember who it was.



The butler

Pipie


Joined: 05/01/2008
Posts: 5499

Message Posted:
29/11/2009 01:22

It would be good if outside agencies were introduced, but to be honest i would imagine the official department would object for fear of losing the work load . Good luck with it anyway!!

Bradus


Joined: 25/02/2007
Posts: 2641

Message Posted:
29/11/2009 12:39

Hi Butler,



I was at the HBPG last Tuesday and this was one of the questions that came up. Marian has a list of agencies that she was recommending. The cost was quoted as being around £500. Described as being able to do the job quickly and efficiently.

the butler


Joined: 22/06/2007
Posts: 1958

Message Posted:
29/11/2009 13:24

Hi Susie,





Thank you for this information I will contact HBPG on Monday. Do you know if the £500 is for the site or each individual property? If it is for the site it is very cheap, if it is each individual property it is quite expensive.





The butler

joanie1


Joined: 25/07/2008
Posts: 164

Message Posted:
29/11/2009 14:52

A neighbour of mine spoke to HBPG last Tuesday, was given a list of parcellisation companies. The cost is around £500 per villa and before the site can be parcellised everyone must have their land kojan in their name. There are ten villas on our site and while most of us have our land kojan a couple do not. She was told that if one villa owner wants to go it alone the cost is around £5,000!! My lawyer told me that with the land kojan you are safe from the land being mortgaged. I'm just wondering about the urgency of getting the house on as well.



Joan

the butler


Joined: 22/06/2007
Posts: 1958

Message Posted:
30/11/2009 10:07

Hi Joan,



I am not sure what this means when you say you need to have the land kojan in your name. None of the owners have this and we were under the impression that was the purpose of having parcelisation done. So that we could then get individual kojans in our names. At the moment the whole site is in the name of the builder but we have owned our properties since 2006 and the majority of us have our ptp. Unfortunately the developer who is different to the landowner (builder) is dragging their heels over this.



The butler

Pipie


Joined: 05/01/2008
Posts: 5499

Message Posted:
30/11/2009 12:00

The butler .

Have you paid your vat yet to developer ? I ask this as our developer asked for VAT about 12 months ago and a majority of owners held back and said ''we will pay VAT when we have sight of our deeds'' it paid off for us as we only paid when our deeds were ready . I know with new contracts this does not apply but with ours it was a contract set in place 4 years ago . Hope this helps !!

Dawnie1


Joined: 27/09/2008
Posts: 217

Message Posted:
30/11/2009 12:36

We got our land kocan as soon as we paid our VAT as well, our contract is dated 2002 and we paid the VAT in Jan 08. The site was also surveyed July 08 re the parcelisation but to date we have not had the house kocan, which cannot be issued until the parcelisation is complete, at least thats my understanding.

the butler


Joined: 22/06/2007
Posts: 1958

Message Posted:
30/11/2009 15:24

Hi Pipie,



We bought in 2006 and we had to pay our VAT before we got our keys. Our developer insisted on this and now other developers have followed suit. There doesn't seem to be anything we can use as a bargaining tool, to get the developer to do the parcellisation and this is why I was asking for private agencies to do it.



The butler

joanie1


Joined: 25/07/2008
Posts: 164

Message Posted:
30/11/2009 21:26

Hi Stephen



I only paid my VAT and taxes when I got sight of the unmortaged deeds - March last - from Santa Fe - but paid up front for house when I bought it in October 2005 - like all of us assuming it would be legally mine once I had bought it!!! My thoughts are that as I have paid all my taxes to date and my land is safe from mortgage (so my lawyer tells me) - as the land kojan is now in my name) - and as I am happy living here with no desire to sell, why would I want to spend any more money and have more aggro? However (can't be 100% sure of this) but I was told a couple of years ago that unless you have taken out an injunction on your land until it is in your name there is nothing to stop the builder/developer taking out a mortgage on it . I know - you couldn't make it up!! Have you all checked at the Tapu (Land Registry) to make sure your land is free and clear of mortgage/injunctions - never mind what contract of sale says. Best of luck and hope all is ok. Joan



Joa

the butler


Joined: 22/06/2007
Posts: 1958

Message Posted:
30/11/2009 21:45

Hi Joan,



There has been a mortgage on our properties but we have been informed that this has now been cleared.

As I said earlier we paid our VAT when we first purchased and got our keys. My understanding is that on a complex the land needs to be parcellised so that the deeds can be divided up into separate deeds for each individual owner. At the moment the land is on two deeds in the builders name. I think by some of the replies I have received that there is some confusion as to when this takes place. I am sure the land needs to be parcellised first in to separate plots on which the properties stand, in order for the separate deeds to be issued.



The butler

Pipie


Joined: 05/01/2008
Posts: 5499

Message Posted:
30/11/2009 22:00

You are correct the butler, well this is what happened with ours .

cyprusishome


Joined: 31/03/2007
Posts: 2381

Message Posted:
01/12/2009 07:09

The Butler,



In the first instance you should get a "shared kocan", there is a technical term but cannot remember it. means that each holder has an equal share of the site. This is stage we are at.



With this you can then do the parcelisation. However my understanding all external boundaries must be secured in line with regulations. Plus final approvals. But obviously that will vary with who you ask.



The only source to ask is those making the rules or alternativley talk to Marian cos every answer you will get here will be different as you know. LOL

the butler


Joined: 22/06/2007
Posts: 1958

Message Posted:
01/12/2009 11:13

Hi Guys,



Thanks for answering my quiery. Cyprusishome you are correct and everyones experience seems to be different, so I will talk to Marion Stokes and take it from there.





The butler

Chegwin


Joined: 24/03/2009
Posts: 775

Message Posted:
01/12/2009 12:16

Maybe I am being a bit daft here with this but if parcellisation was to be conducted wouldn’t the original site layout plans be considered when checking for apartment/villa/ building/% area build “boundaries” and ensured that these plans were adhered to during construction?

Then if all was well, box's ticked and hey ho.



Chegwin

the butler


Joined: 22/06/2007
Posts: 1958

Message Posted:
01/12/2009 14:02

Hi Simon,





Those are my thoughts on what should happen. It is interesting that on our site we have never been offered any kind of shared Kojan as stated in message 16 and I think this was to do with the fact there was a mortgage on our properties until recently. I will continue to pursue this and hopefully I will get the right answers from Marion Stokes.



The butler

Chegwin


Joined: 24/03/2009
Posts: 775

Message Posted:
01/12/2009 17:45

Irrespective of a mortgage on the land or not, surely the plans are not affected as the build was completed as per drawings?

After all plans are plans are they not?

So, parcellisation should be clearly defined on the development drawings, indicating where the "boundaries" lay in relation to the constructions.

Does anyone who has deeds, know if this indeed was the case and was it that simple……in the end?



Chegwin

Dawnie1


Joined: 27/09/2008
Posts: 217

Message Posted:
01/12/2009 18:25

The Butler



I am at the same stage as cyprusishome, I have a shared kocan at the moment & am awaiting the completion of parcelisation to get an individual title deed. I had thought it was as I stated before in message 11, only for the land & was awaiting the house deed, but that is not correct. We have been told so much over the last 6 years with laws changing etc etc, so I apologise for the incorrect info originally.

By the way our parcelisation was done by a private company in July 08, we were there at the time so know that to be true and our turkish neighbour is chasing our final deeds all the time for us all.

cyprusishome


Joined: 31/03/2007
Posts: 2381

Message Posted:
01/12/2009 18:29

It is not as simple as "checking the boundaries". There must be completed fences/walls or whatever around all properties on all of the site. If they are not in place - no parcelisation!!!



And that is just the start of the process. We have not got to that stage but it is down to satisfying the District Offices that your properties are built to specification ie to get final approval. there are many who feel they have achieved the required specifications to find they fail on a minor point to get final approval for individual props. and parcelisation to get kocan.



Again best to talk to HBPG.

kibrissibel


Joined: 18/02/2008
Posts: 562

Message Posted:
01/12/2009 19:26

I think people are getting confused between share kocan and full kocan. You can parselise a site either before or after construction but not during. There are private companies that do this now. You can obtain a share kocan at any time of the construction with the title holders approval, but this will be for the land only. After the construction has been completed - in accordance with the building permission plans - parselisation can be applied for and final approval granted, and then you can apply for full kocan (with permission of the title hodler) or update the land (share) kocan to show the new property on it. If you have a share kocan you shouldn't have to pay additional property transfer tax etc to update it.

Registering your contract at land registry to make sure the property is not mortgaged/resold is another issue altogether.

Chegwin


Joined: 24/03/2009
Posts: 775

Message Posted:
01/12/2009 20:07

Msg 22.

How can one erect a fence or wall when the boundaries are not known?



Chegs

cyprusishome


Joined: 31/03/2007
Posts: 2381

Message Posted:
01/12/2009 21:56

Me thinks Chegwin is living up to his sad name.



IE taking the pee



he has no idea what or how things work in TRNC and according to profile does not have any contact here. So go forth Mr C

yus2u


Joined: 29/03/2009
Posts: 33

Message Posted:
01/12/2009 22:03

it's all so corrupt here gease the right palm and anything is possible

the butler


Joined: 22/06/2007
Posts: 1958

Message Posted:
01/12/2009 23:09

Chegwin is a friend of mine and I can vouch he does have a home in TRNC. He also has a personal interest in this thread.





The butler

scruff


Joined: 15/07/2008
Posts: 1070

Message Posted:
02/12/2009 01:49

Our site was parcelised years ago (early 2003) but still no kocan (any type) because the landowner (not the builder) won't transfer title. I don't worry about it anymore. The taxes we will have to pay make it an unattractive proposition now, anyway.