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Post by Peter Ellis on Sept 13, 2004 20:01:37 GMT 1
We certainly use Powers of Attorney to save clients coming out repeatedly. They will need to be specific, if they are to protect you, and need notarising and if done by a foreign notary, fixing with an Apostille by the Foreign Office.
If it is a block of flats, has the Division Document been done? Have you seen the Building Permission or the Useage Certificate? Just doing a contract will not be enough by itself to get MFA approval. Local people often own property and make contracts on deals that will not pass MFA scrutiny because of inadequate additional documentation. I cannot emphasise enough the risks you run by trying to do a DIY job on this. People think that only old stone houses can have paperwork problems. We see enough new build where the builder has deviated from his planning permission to know that you need to check every single thing on new stuff as well. Extra floors and change of use of the ground floor are the most common. Planning controls in the UK involve regular inspections during construction by the building inspector, to ensure that a structure conforms to the consents. That doesn't happen here. The building can be complete before anyone is invited to inspect it. If it deviates then no Useage Certificate will be issued. The MFA needs to see the Useage Certificate. Current government policy is to demolish any building not conforming. For years people deviated and relied on a future amnesty to get away with it. Now, the government is operating a get tough policy.
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Post by Neil on Dec 30, 2004 17:06:45 GMT 1
I have a land plot on Lopud with an approved Building project. The approval is due to expire later this year.
Is it likely to be granted an extension if this is required ?Is this a straightforward procedure ?
I am also looking for a solicitor to provide advice in the Dalmatia region
Regards Neil
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Post by Peter Ellis on Dec 31, 2004 16:25:25 GMT 1
Hi Neil
As I understand it if you commence building work, for example by doing foundations, you retain the existing permit. Otherwise, you can apply for an extension but only for a maximum of 2 years. After that, if you still have not started work, you will lose it.
Sretan Novi Godina
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Post by Peter Ellis on Dec 31, 2004 17:10:22 GMT 1
BTW, if you need an English speaking lawyer, our legal department can help. They do a lot in Dalmatia. Email kcobal@globalnet.hr for further information.
Kindest regards
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Post by Ned Downey on May 10, 2005 15:27:03 GMT 1
Thank you for this. It seems like a good idea! How does it work with solicitors in Croatia if I want to buy a flat? I have seen a 3 bed Apartment in Makarska. The apartment is brand new. No fitted kitchen or other furniture. The seller is the builder and he has arranged for me to open a bank account which I lodged Euro 2800.00 . This was because i was going down the formation of a company route.The company has been formed and the builder arranged this via the Notary in Makaraska. The builder also arranged the legal documents and copies have been given to me in an english version. These are sample documents of the croatian version. Should i get another solicitor to check the documents before signing with his solicitor and before handing out the cost price Euro 135,000.00. Also is this price reasonable for a 3 bed appartment with garage,and store room. The builder has his offices in Makarska - named Bandcom Nekretnine broker real estate agency. He also has a tie up with a company in Ireland selling the property on a commission/agency basis.The Irish company, i know of but am still not sure if I should request independent advice to builders solicitor. The are roughly 35 appartments in this complex which are all brand new ready to move into.Mine has a balcony and sea view. Coild anybody advise best possible action to take , bearing in mind Bandcom Nekretnine has been paid Euro 1500.00 for the legal fees. I really do not want to be spending much more. Appreciate any help you may assist with in your reply. regards ned Downey / Ireland
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Post by peterrhodes on Jun 14, 2005 11:50:48 GMT 1
Hello I am in the process of buying a large piece of land above lovran with fabulous views. The land is over 6000metres square and is costing 55 euros a square metre. The land has a building permit and i am buying through an agent. Could you please put me in contact with a english speaking lawyer many thanks
Peter Rhodes
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Post by Peter Ellis on Jun 15, 2005 20:24:17 GMT 1
You can contact my wife, Ksenija, an English speaking Croatian property lawyer who runs our legal department, at kcobal@globalnet.hr Her phone number is +385 (0)98 261776. If you have difficulty getting through, her line is often busy, although the tone does not indicate this. An email would otherwise suffice. Although based in Zagreb, she is in Istria for some days most weeks.
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Post by janskov on Jun 15, 2005 22:48:18 GMT 1
Coild anybody advise best possible action to take , bearing in mind Bandcom Nekretnine has been paid Euro 1500.00 for the legal fees. I really do not want to be spending much more. Ned In Croatia it is better to be safe than sorry. It will not cost you a lot to have another solicitor check if everything is OK. Choose one from another area. I am sure that Peter’s contacts are good and I have a contact in Dubrovnik that I have used to check and re-check. Company name Krce and Orlic. Good luck.
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Post by Ken02 on Jul 12, 2005 9:15:51 GMT 1
I'm about to buy a property in Croatia (Rovinj) taking a 'company route'. Could anyone advise on costs of setting up a company in Croatia (solicitor fee + admin costs). Do I need to have a solicitor to set up a company at all? Also, what are the annual running costs including an accontant's fee?
Thanks a lot.
Ken
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Post by Peter Ellis on Jul 12, 2005 12:21:16 GMT 1
Hi Ken Yes, you will need a lawyer for it as it involves representation in the trade court and only lawyers with rights of hearing in the courts are able to approach them. If you go to www.croatiapropertyservices.com/index.asp?cmd=feescale&lang=eng you can download an MSWord doc with our fees for forming companies and property contract work. Our fees are Bar Association scale fees . Company formation here is a lot more complex than forming one in the UK and the minimum working capital is higher. Our legal department, run by my wife, Ksenija, a Croatian property lawyer, does them all the time. Accountancy fees will depend on the accountant, but shouldn't be a great deal, unless the company is very active. I'm in Rovinj tomorrow, if you are around.
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Post by Ken02 on Jul 12, 2005 13:47:51 GMT 1
Thanks Peter.....Forgive me if I'm a bit daft and possibly misinterpreting your fee chart but I'm still not 100% sure what exactly 1500 EUR includes!? Does 'plus disbursements*' mean 'including all disbursements' or 'in addition to disbursements listed below'....
Is this fee standard across the board or the maximum a solicitor in Croatia may charge for this work....Also, if you're based in Zagreb - are there any geographic obstacles as to where you can act on my behalf and register a company in Rovinj ( or Pula as I've heard from the locals...)
I'm not in Rovinj at the moment but will be next week..
Thanks again.
Ken
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Post by Peter Ellis on Jul 12, 2005 14:34:34 GMT 1
The Eur1500 is the Croatian Bar Association scale fee to the lawyer. There are disbursements to the Notary of approximately Eur400 and state fees of approximately Eur140. We are aware that some of the larger Zagreb law firms are charging more than this as it is not an enforceable maximum, only a Bar Association recommendation. Although we are based in Zagreb, we also work extensively in Istra and our sales dept is permanently in Istra. Ksenija splits her time between her Zagreb office and Istra, where most of our sales are, so Rovinj is not a problem. The Trade Court where the company would be registered is in Rijeka, not Pula.
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Post by janskov on Jul 12, 2005 22:43:01 GMT 1
I can add that the price quoted by Peter is the same as I have recently payed to set up a company in Dubrovnik. The first solicitor I contacted asked for 25000 Kuna. She was fired on the spot.
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Post by mathew66 on Jul 20, 2005 18:03:17 GMT 1
I have just begun to look into purchasing property in Croatia and one of my concerns is assuring that I have clear title on the property, and that no none will be showing up on my door in a years time claiming right of ownership.
What is the general process for this and are you generally assured no other party holds title to the property?
Mathew
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Post by paulday on Jul 22, 2005 10:06:52 GMT 1
Ken - Did you manage to find a reasonably priced Rovinj-based accountants? We are in a similar situation and have been quoted a monthly fee of 100 EUROs which seems excessive.
Thanks for any recommendations.
Paul Day
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