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Cyprus has long been a preferred destination for property investment and family homes. Many foreign nationals own real estate here, either as a second residence or as part of a broader estate plan.
At the same time, there are thousands of Cypriots living abroad in countries such as the United Kingdom, Australia, South Africa, Canada and elsewhere, whose parents or grandparents purchased property in Cyprus decades ago. In many of these families, the title deeds still stand in the name of a deceased relative, or the heirs have never completed the inheritance process.
Whether you are a foreign owner or a Cypriot living abroad with roots in Cyprus, understanding how Cyprus succession law works is essential. Taking timely advice can prevent complex and costly problems for your family later.
The Importance of Planning Ahead
Under Cyprus law, inheritance is governed by the Wills and Succession Law, which divides each estate into two parts: a disposable portion, which the testator can freely leave to anyone, and a statutory portion, which is reserved for close family members such as a spouse or children.
This system differs from that of many other countries. In Cyprus, complete testamentary freedom does not exist. Certain relatives are legally entitled to part of the estate.
Without proper planning, this can result in unintended consequences. For example, if you leave your Cyprus property entirely to one-person, other family members may still have a legal claim to part of it.
Domicile and the Application of Cyprus Law
The law that governs your estate depends largely on where you are "domiciled". This is not the same as tax residency or nationality, but it reflects where you are considered to have your permanent home.
Even if you live abroad and are domiciled elsewhere, your Cyprus immovable property will still be governed by Cypriot succession law. That means that your overseas will, no matter how carefully drafted, may not be enough to cover your assets in Cyprus.
This point is particularly relevant to Cypriots living abroad who still own, or will eventually inherit, land or houses in Cyprus. Many people assume that because they live permanently in another country, their Cypriot property will be handled under that country's law. In practice, the Cyprus courts will require a local probate or administration process before the assets can be transferred.
Common Mistakes Made by Owners and Heirs
The same issues appear repeatedly in practice:
-Foreign wills not recognized under Cyprus law because they
don't meet local formalities.
– No Cyprus will covering immovable property, leaving heirs
uncertain or in conflict.
– Outdated ownership structures, especially where the
deceased's name still appears on the title deed.
– Executors or heirs living abroad, which causes delays in
dealing with banks and land transfers.
– Failure to coordinate with foreign advisors, resulting in
double work and unnecessary expense.
All of these problems can be avoided with proper legal planning and updated documentation.
Simple Steps to Protect Your Estate
If you own or expect to inherit property in Cyprus, the following steps are essential:
- Review your existing will to see if it covers your Cyprus
assets.
2. Prepare a Cyprus specific will that complies fully with local law.
3. Appoint a local executor or administrator who can act efficiently in Cyprus.
4. Discuss your estate plan with your family, so everyone understands what will happen.
6. Seek advice early, before any health or legal issues arise that could complicate the process.
These simple measures can save your heirs years of uncertainty and significant legal costs.
Cross-Border Families and Estates
Cypriot families are spread all over the world. It is common for second or third-generation Cypriots in the UK or Australia to find themselves responsible for family land or property in Cyprus. Often, they only discover the complexity of Cypriot succession rules after a parent or grandparent has passed away.
We regularly assist such clients in tracing property titles, identifying heirs, and applying for probate or administration in Cyprus. In many cases, a straightforward legal process can restore clarity of ownership and allow the property to be sold or transferred properly.
The content of this article is intended to provide a general guide to the subject matter. Specialist advice should be sought about your specific circumstances.
