Cyprus has a colourful, well documented history and lies at the point where Europe meets the Middle East. Most visitors will enjoy the rare mixture of Mediterranean and Middle Eastern culture and custom that is to be found in Cyprus. Divided along ethnic lines for over 30 years, Cyprus has a Greek Cypriot administration and population in Southern Cyprus and a Turkish Cypriot administration and population in Northern Cyprus.

The most easterly of the Mediterranean islands, Cyprus is the third largest and at its closest point, is only 40 miles from Turkey. A six hour flight via Turkey to the newly refurbished Ercan airport in Northern Cyprus or a four and a half hour direct flight into Larnaca airport in Southern Cyprus followed by an additional one hour taxi ride over the border into Northern Cyprus sees you at your destination. Several U.K. airports serve both sides of the island with any number of flights in the summer months from any of the Manchester/London airports. Costs can vary and depend upon the time of year and the demand for tickets. Be prepared to pay anything between £100 and £350 for a return ticket.

Northern Cyprus enjoys long, hot summers and short, mild winters with an average winter temperature (December to February) of 12 degrees and an average summer temperature (May to September) of 35 degrees. July and August see temperatures in the mid forties and may be too hot for some people and most seem to like the months of April, May, October and November, when temperatures are more comfortable.

In 2004 the Republic of Cyprus joined the EU however, membership for the Turkish Northern Cyprus side was suspended, pending a settlement of the dispute between the two sides.

There are many reasons why Northern Cyprus is growing in popularity amongst the increasing number of Europeans who have decided to purchase Cyprus properties. Some have moved to reside permanently to enjoy a better lifestyle and others are opting to spend their retirement years in a warmer climate. Northern Cyprus has several unique features that set it aside from most of the other popular European destinations.

The North Cyprus property market is relatively young and therefore, property prices compare favourably with the rest of Europe, especially the other Mediterranean countries. North Cyprus Apartments can be purchased for as little as £29,000 and North Cyprus villas with three bedrooms can be purchased from £69,000.

Generally, Northern Cyprus is uncommercialised and when compared to the rest of Europe, the landscape is relatively unspoilt with many places of natural beauty. There are no large tourist complexes or centres and no discounted airlines or travel. The result is that mass tourism has not yet arrived. Northern Cyprus is very quiet and worlds apart from the hectic schedule suffered by most in a major European town or city.

International isolation for more than thirty years has resulted in little economic activity. There has been little demand and so the cost of living compares favourably with the rest of Europe. Consumable prices are more in line with those in Turkey which is internationally recognised as being competitively priced.

Until three years ago, compared to the rest of Europe and the Mediterranean, there was little demand for property in North Cyprus. Recent years however, have seen increasing numbers of people moving to Mediterranean countries in search of a better lifestyle or purchasing a second, or holiday home in their preferred destination. France and Spain have experienced massive demand from European purchasers and enclaves of English, Norwegian and German nationals can be found in most of the popular areas. As this demand increased, so did the overspill of Europeans who were, or are looking for a more remote, unspoilt and purposely less popular destination. The North Cyprus property market was born.

Little demand for any product or commodity results in low prices, particularly when there is an abundance of supply. In simple terms, Northern Cyprus land prices were very low and therefore, so were house prices. Initially, demand was weak and improving but once word got round, the demand increased dramatically. The North Cyprus property market is still in its infancy and development only really started in earnest, two years ago. Compared to the rest of Europe and particularly the majority of the other Mediterranean countries, land prices are still (subject to location) relatively inexpensive in Northern Cyprus.

Initially, land and property prices steadily increased in line with the rising demand however, prices still remained competitive when compared with the rest of Europe. Prices peaked in the middle months of 2004 and then levelled. The latter part of 2004 and early part of 2005 saw a reduction in demand and prices mainly due to the adverse publicity caused by a court case against a British purchaser and the Turkish Cypriot Governments decision to firstly, try and pass a law that would see foreigners only able to hold leasehold title to a property and secondly, a law that increased KDV (VAT) on immovable property sold to foreigners, from 5 percent to 15 percent. Both decisions were reversed, freehold ownership by foreigners is allowed and KDV is back down to 5 percent.

Prices also remain low because of the possibility of compensation being due to the original owners of certain types of land/property and the affect that the reunification settlement agreement between the Greek and Turkish Cypriot sides might have on property purchases. Both are underlying factors keeping the prices of land low.

The majority of materials and labour used in the house construction industry come from Turkey. Income per head in Turkey is much lower than in Europe and therefore, building materials are much cheaper. Certain areas of Turkey also have high levels of unemployment and very low wages. Workers from these areas supply most of the labour to the building industry and they are paid Turkish rates. Lower material and labour costs result in lower building costs and therefore, lower house prices.

The Turkish Republic of Northern Cyprus is a republic, headed by the President and governed by the ruling political party of the time. The system of Government in Northern Cyprus is similar to that of the United Kingdom. At election times, there are fifty parliamentary seats to be contested by the M.P's.

There is a well organised and highly trained police force to enforce the rule of law. They do an excellent job in detecting and prosecuting crime and act as a fantastic deterrant. The level of crime in Northern Cyprus is far lower when compared to crime in other similar European Countries.

For nearly thirty years, Northern Cyprus politics has been dominated by one main political party but at the election before last, there was a mood swing in the electorate and the most parliamentary seats were won by the CTP party. A weak coalition was formed and a Government was returned but after a short while and following the resignation of a small number of M.P's, the coalition lost its parliamentary majority and another election was called.

There are several main political parties that contest each election. At the most recent election on the 20th February 2005, Mehmet Ali Talat, the leader of the C.T.P. party won the most seats in parliament but not enough to form a government independently. He immediately entered negotiations with the second most popular party, the UBP party, the leader of which is Serdar Denktash, the son of the long time president of the Turkish Republic of Northern Cyprus, Rauf Denktash. With the coalition formed, the ruling parties enjoy a narrow parliamentary majority, nevertheless they are being described as a Government of reform and have set out an agenda which includes the cleaning up and streamlining of several government departments and sections of the civil service.

The politics of Northern Cyprus has always been dominated by external affairs, in particular the on-going negotiations between the Turkish Cypriots of Northern Cyprus and their Greek counterparts in the South. From the formation of the Turkish Republic of Northern Cyprus until 17th April 2005, the President of the Turkish Cypriots was Rauf Denktash. He was the chief negotiater, tasked with agreeing the terms of a settlement and re-unification with the Greek Cypriots. Re-unification talks have been taking place over a number of years. The issues involved for both parties to the talks are very complexed and it was not possible during the term of the presidency of Rauf Denktash, for him to reach an agreement with the Greek Cypriots. This was despite the president trying very hard to reach an agreement without giving up the rights of the Turkish Cypriot people and despite, on several occasions, an agreement looking likely.

Towards the end of his presidency, Rauf Denktash was negotiating an overall settlement on the basis of the United Nations plan for the re-unification of Cyprus. This plan was better known as the Annan plan and was backed by Kofi Annan, the current Secretary General of the United Nations. Following extensive negotiations, in 2004, the final draft of the plan was put to separate referendums of the two different communities. The Turkish Cypriots returned a resounding yes! vote and the Greek Cypriots returned a resounding No! vote.

New presidential elections were due in the first half of 2005 and at the age of 82, Rauf Denktash decided not to stand for re-election. The election took place on 17 April 2005 with nine candidates in the running for the presidency including the newly elected prime minister, Mehmet Ali Talat. Having resigned as prime minister and given up his seat in parliament, he was the favourite to win the presidency. He won the election with 56 per cent of the votes and was sworn in as president.

The ruling CTP party is now under the leadership of general secretary Soyer. He will hold the post of Prime Minister until the party's general election assembly chooses its new leader on May 21st 2005.

This brings us back to the issue of re-unification talks with the Greek Cypriots. President Talat is pro-unification and pro- Europe and he wants to resume talks with the Greek Cypriots. No date has been set for the resumption of talks but one has to presume that talks will resume. There are current diplomatic efforts underway to explore the possibility of re-introducing an amended Annan plan that will address the concerns of the Greek Cypriots. The Greek Cypriots have put forward a list of items that they want the amendments to address. Whether any changes can be made to the plan without opposition from the Turkish Cypriots remains to be seen. All that one can say is, watch this space.

Ibrahim Debreli (Noter), Girne. 0392 815 2427.
DGC law Firm, Girne. 0392 815 4818.
Peyman Erginel Solicitors, Girne. 0392 815 5550.
Halim Gozel Solicitors, Girne. 0392 815 5835.
Talat Kursat Barristers, Lefkosa. 0392 227 2040.
Liatsos E.A. Solicitors, Central Girne. 0392 815 2285.
Gunes Mentash Solicitors, Girne. 0392 815 1391.
Keskin Nese Solicitors, Girne. 0392 815 3499.
Gurkham Selcuk Solicitors, Girne. 0392 815 2218.
Cagda Unsel Solicitors, Girne. 0392 815 3705.

The historical ties between Cyprus and the U.K. mean that it is common for most solicitors to be fluent in the English language and quite often you will find that the solicitor that you choose may have studied and obtained their qualifications at an English university. There are also firms of solicitors in Northern Cyprus who have close ties with firms of solicitors in the U.K.

Usually, all house purchasing contracts are prepared in English. It is highly unlikely that a Northern Cyprus solicitor would ask you to sign a contract that was prepared in a foreign language but some legal contracts are prepared in the spoken language of Northern Cyprus which is Turkish. If Turkish is not your native language and you are asked to sign a contract prepared in Turkish, it would be unwise to agree, unless it had been independently translated into your own language.

House buying contracts vary and you should ensure that you study the contract's clauses carefully and ask your solicitor in Northern Cyprus to explain the meaning of each clause to you. When purchasing a house off plan, a popular practice in Northern Cyprus, there are some common house buying problems to avoid however, there are some relatively simple measures that you can ask your North Cyprus estate agent and solicitor to take that will protect you against the most common problems associated with purchasing a property in North Cyprus.

When you do eventually find a solicitor, it is common practice for you to pay their fee prior to them commencing work on your behalf. We recommend that you have a pre-prepared list of house buyer's questions to ask your solicitor in Northern Cyprus and advise you to get answers on the day, then leave a copy with your solicitor and ask him or her to confirm everything in writing.

Typically, it costs between one thousand and one thousand five hundred pounds to engage a solicitor in your house buying process. Try and choose a solicitor that sets out their terms of business in writing so that you know exactly what your solicitor should be doing on your behalf and if posssible, see if they will set out their obligations to you as your solicitor.

The first decision to make is whether Northern Cyprus is the right place for you. Usually, most people take a holiday first and use the opportunity to have a good look round.

Choosing the type, style and size of the property comes next and browsing through the web sites of North Cyprus estate agents is the easiest way to find a property in North Cyprus. The majority of estate agents in North Cyprus maintain professional web sites and extensive property details are available on most. Make a short list of the properties that you would like to pursue and then visit or contact the estate agents to make appointments to view. The nature of the landscape and the distance between property sites means that usually, you will have to spend at least half a day with each estate agent. When you are organising your visit and appointments, you'd be wise to visit just one agent per day and then leave a day of rest between each. Finding the right property and location can become a tedious task, especially in the heat of the summer.

Buying off plan is the most popular way of purchasing a property in North Cyprus and therefore, most viewings are not of a finished property but of the land upon which the property is going to stand. There is only one general rule to follow when searching for the right location, when you find it, you will know immediately the minute you see it. If you don't, it is probably not the correct location for you.

Once you have decided upon a property, you need to engage the services of a solicitor. It is common practice in Northern Cyprus for your estate agent to recommend a solicitor who is usually someone with whom they have had dealings with in the past. The only thing to consider in agreeing to use the solicitor is whether or not the solicitor is also representing the estate agent or builder in the transaction. Again, this seems to be common practice in Northern Cyprus but will be viewed by some as unusual in the circumstances.

The estate agent usually attends the meeting with you and your solicitor. They will provide all the details that your solicitor requires to start the transaction. Your solicitor will complete a search at the land registry and advise you of the situation with and the type of deeds for the property. They will also make your purchasing permit application and prepare the house buying contract. It is usual to pay your solicitors fees in advance and therefore, expect to be asked for a cheque at the first meeting. Your solicitor will arrange a meeting at which the contract can be signed by you and the builder. Usually, the deposit payment is due to be paid upon, or within fourteen days of the signing the contract

The contract will set out the payment schedule. It is usual to pay in four or more installments that are due to be paid at critical times during the building process. Typically, twenty five per cent deposit, twenty five per cent upon completion of the concrete works, twenty five per cent upon completion of the windows and flooring and the final twenty five per cent on the hand over of the keys to you. Sometimes, if the contract allows, a small part of the balance of the price is held until your purchasing permit application comes through and the deeds to the property can be signed over to you.

There are also some other payments to be made and the contract should specify whose responsibility they will be. There is six per cent house purchase tax which is similar to stamp duty in the UK. There is also five per cent KDV (Vat) to be paid which is based upon the local governement offices valuation of the house upon completion.

The purchasing contract should also specify whose responsibility it is to pay the cost of connection to the electricity, water and gas supply. All purchasing contracts are not the same and therefore, it is advisable to check all liabilities with your solicitor before you sign the contract.

In 1974, as a result of the conflict between the Turkish and Greek Cypriots, there was a large shift of the two separate populations. The Greek Cypriot community moved South and the Turkich Cypriot community moved North. As a result, both sides of the community were forced to leave their property behind. The island has been divided along ethnic lines since and on both sides of the divide, life had to go on and this included housing the members of the two communities who had left their properties behind. The nature and ferocity of some of the incidents leading up to the conflict exposed the deep rooted hatred that one section of the community had for the other and it was obvious to all that there was not going to be a quick solution that would allow the people to return to their former homes. A system was devised in Northern Cyprus to allocate the land and property of the former owners to the people who, through no fault of their own, had been forced to occupy. The system was devised as fairly as it could be under the circumstances and land and property was allocated to people based upon a number of different factors. As a result, there are a number of different types of title deeds or Kocans, as they are locally known, for property in North Cyprus.

Freehold - foreign or turkish, TRNC title and leasehold title are all in existence and are defined as follows:-

Freehold title deed - Foreign title.

This is property that prior to and at the time of the conflict and separation was owned by someone other than a Greek or Turkish Cypriot, (eg. British, German, Dutch etc.) This type of title deed is internationally recognised and is considered to be absolutely safe to purchase.

Freehold title deed - Turkish title.

This is property that prior to and at the time of the conflict and separation was owned by a Turkish Cypriot. This type of title deed is internationally recognised and is considered to be absolutely safe to purchase.

TRNC title deed of which there are two different types.

1) ESDEGER (pronounced eshter) - This is property that prior to and at the time of the conflict and separation was owned by a Greek Cypriot but after the conflict was allocated to a Turkish Cypriot. This type of title deed was issued to Turkish Cypriots using a government backed points system to determine either the type of, and or, the amount of land or property that was allocated to them. The points were allocated to the Turkish Cypriots by the government, the amount being based upon the amount and type of property that they had been forced to leave behind in Southern Cyprus. The title deeds for their former property in the South were handed to the Turkish Cypriot government who are holding on to them pending a settlement to the Cyprus problem being reached. The general opinion of most is that this type of title deed is safe to buy because a settlement of the Cyprus issue will take place at governmental level and that it will include some form of compensation being paid to the former owners of the property and that this arrangement is backed by the security of the title deeds that are being held by the government and further, that the negotations in respect of this will be carried out at governmental level without the involvement of the dispossessed owner or current person in possession of the property.

2)TMD, TAHSIS (pronounced tashis) - This is property that prior to and at the time of the conflict and separation was owned by a Greek Cypriot but after the conflict was allocated to a Turkish Cypriot or Turkish citizen. This type of title deed was issued using a government backed points system to determine either the type of, and or, the amount of land or property that was allocated to them. The points were allocated as compensation to the families of the soldiers who had been killed during the fighting to save the Turkish Cypriot people. The general opinion of most is that purchasing this type of title deed carries the risk of compensation having to be paid to the former owner of the land and that, as there is no title deed with the Turkish Cypriot government, payment of this compensation may have to be made by the current person in possession of the property. Subject to the terms of settlement of the Cyprus problem, there is also the possibility of the original owners making a claim for the return of the property.

Leasehold title deed

This is property that was in the possession of the government who granted a long term forty nine year lease. You can apply directly or through a solicitor to the Ministry of Tourism for a transfer of the lease.

When you first arrive at Ercan airport or cross the border into Northern Cyprus you will be asked to complete your name and passport number onto a small, white piece of paper. The immigration officer will then stamp the paper. Place the piece of paper into your passport and keep it safely. This is your visitor visa which allows you to stay in Northern Cyprus for 3 months. The primary intended use of this visa is for visitors or holiday makers. There are certain restrictions in place and if you have any doubts, it's wise to check before booking a flight. Speak to your country's embassy or travel agent for further information or clarification. Citizens of EU member states (UK, France, Germany etc.) usually do not have a problem. You are not normally asked to prove that you have enough money but the visitor visa is only issued on the strict understanding that you have access to sufficient funds to look after yourself whilst you are visiting or holidaying in North Cyprus. If you do not intend to stay for longer than three months, you do not have to make any further applications but if you do, an application for temporary residency has to be made.

If you intend to stay in Northern Cyprus for longer than three months, you must apply for a one year temporary residency permit. This involves your personally visiting several different establishments and locations, completing and submitting the necessary forms, the payment of application fees, undergoing certain health checks, opening a bank account and obtaining and providing the required documentary proofs including your house deeds or rental agreement for your home. Although not absolutely necessary, speaking Turkish will assist and having a friend in attendance, someone who has already been through the process of obtaining temporary residency, will be a great help. Some people use agents, who for a fee, will obtain the required forms, help you complete them, take you to the different places and government departments, liase with the officials, generally do all the running around and finally collect your residency permit. It's a lot easier and less stressful to use an agent but obvioulsy more expensive. Temporary residency permits usually take at least 8-12 weeks to obtain and are valid for twelve months. It's advisable to make your application as soon as you arrive to make sure that you receive your permit before your 3 month visitor visa expires. If you intend to stay longer than twelve months, a further application will have to be made before the date of the expiry of your first permit.

The following information was correct at 1st April 2006 but the temporary residency permit system is under Government review all the time and is, therefore, subject to change. It must be said that the indications are that the system is going to be streamlined and made easier. Any changes will be posted as soon as they are made public but for the moment, this is the process that has to be completed to obtain a temporary residency permit:-

Please note, you do not need all the passport photos, passport photocopies, bank statement photocopies and stamps for the temporary residency permit but you will need them to do other things. Obtaining them at the outset saves time in the long run.

1. Get 8 passport sized photographs (Opposite Astro Supermarket)
2. Open a Bank Account (Most Ex-pats use Julie at HSBC 0392 815 9988. Julie doesn't work Fridays and it is important to make an appointment)
3. Get 4 photocopies of your bank statement card (Noters Offices, Magic Touch or The Internet Club). This is to prove you can fund yourself in North Cyprus.
4. Get 4 photocopies of your house purchasing contract or your rental contract. (Noters Offices, Magic Touch or The Internet Club)
5. Get 8 photocopies of your passport (Noters Offices, Magic Touch or The Internet Club)
6. Go to Post Office and get 8 x 1 YTL Stamps

Initial application at Immigration Department at Girne Police Station (Mon – Fri 8am – 12noon)
Go to the Immigration Department at Girne Police Station (turn left at Arcelik), by the market. Take your passport, passport photocopies, passport sized photographs, rental or contract agreement and stamps. You will also need your visa slip that you came into Northern Cyprus with. You will be asked to complete a form. Help will be offered. General information is required, ie. passport number, parents names, your occupation, address etc. Your application is then forwarded to the Immigration department in Lefkosa. Next is the medical examination.

Medical Examination
The medical examination can now be done at a private clinic in Girne. It is carried out straight away by a qualified nurse. You will need your passport and 350 ytl per person. You will be given a receipt for the money that you pay and the receptionist will write your unique number on the back of it. DO NOT LOSE THE RECEIPT and take a note of the reference number on the receipt. You will need both if you have any problems. To get to the clinic, take the main Girne-Lapta road and turn right at Ezic Chicken. Turn next right and the clinic is 25 metres on the left. This is where you have your blood test. They will then ask you to go to another clinic to have your x-ray. This is included in the monies you have paid. You will just need to show your receipt to prove you have paid. To get to the x-ray clinic, from the blood clinic take the next left and then next left again. Go straight over the road to the t-junction. Turn right. About 100 metres down the road on the left you will see the x-ray clinic which is opposite Mallys Boutique. You will be shown where to go by the receptionist. It is extremely quick and efficient. Your medical paperwork should arrive at the Immigration Department in 4-6 weeks.

Immigration Department in Lefkosa (Mon – Fri 8am–12noon)
Take all your document copies and paperwork and travel on the main Lefkosa road, over the large roundabout, passed the hospital, approximately 3km to where the road forks. Take the left fork and travel along that road, through the traffic lights to the football field on the left. The bus station is opposite, turn right into the bus station and then left. The immigration office is on the right, just at the side of the bus station. Go to immigration on the 4th floor. You will now need a ticket to get into the office. If there is no-one around with them, knock on the door of immigration and say you want to get your residency. On a good day they will let you in, on a bad day they may say there are no tickets left and send you away to come back another day. Tickets are only given out up to 100 so make sure you are there early to get one. Once the 100 are gone there are no more issued for that day. Once in the office you will need to show your passport so they can get your file out. This has all the paperwork in that has been sent from the police station. You will then be sent to the computer room opposite this door to get your medical report, Again you will need your passport. When you have got your medical report it is back into the other room you were in. They will put everything in the file and ask you to go to the counter on the floor below and pay your 140 ytl for your temporary residency. You can only pay in YTL or a YTL cheque so make sure you have it with you. They will not accept sterling. You will get a receipt for this. Having paid and got your receipt, go back to the immigration department with your 1 ytl stamp and a passport photocopy and wait to be called. They will get all the paperwork together and fill out a pink temporary residency book for you. They will put the stamp in your passport on top of the rubber stamp and sign it. That is it. Your temporary residency permit is renewable annually. When you renew your residency again, it is the same procedure and the same cost. You will not need another medical though and when you go to the police station in Girne you will need your pink residency book.

You can apply to reside permanently in Northern Cyprus however, you must have first submitted applications and received a minimum of three consecutive temporary residency permits. The qualifying conditions and application process for permanent residency is similar to that of temporary residency. Proof of regular income from a pension, investment or other similarly reliable source is compulsory. An application for citizenship can be made after five years however, it must be remembered that military service is compulsory in Northern Cyprus for all males under the age of 50, including applicants receiving new citizenship.

If you are moving to Northern Cyprus to live, in deciding whether to ship your household and personal effects or sell them and buy new, there are many important factors that you should take into account. Firstly however, if you are purchasing a holiday home, investment property or living in Northern Cyprus temporarily or you have already sold or decided to sell your furniture, household goods and personal items, it's reassuring to know that most goods and makes are widely available to buy locally.

The question that you should consider is, should I sell and buy new or bring my existing furniture with me?

Reasons to sell and buy new furniture - Selling will raise capital which you can then put towards the cost of buying new goods. Shipping costs for your own goods can be put towards the cost of buying new goods. Storage costs incurred as a result of delays in completion of property can be completely avoided (approximately £160 per month.) Buying new goods inclusive of local taxes avoids payment of special taxes and levies on imported goods (ie. £8-00 per item for TV, Video, Hi-Fi, Fridge, Freezer, Dishwasher etc.- subject to change without notice.) Avoids the necessity to pack and unpack. Purchases in North Cyprus can be made with the benefit of access to exact sizes of rooms etc. and goods can be purchased (especially furniture) in the Mediterranean style. Buying new goods locally gives you local guarantees and access to local service agreements, especially on electrical goods.

Reasons to bring your furniture to Northern Cyprus - Some large electrical goods and certain items of furniture may be more expensive. Certain favourite makes of Hi-Fi, TV etc. may not be available in North Cyprus. To replace all of your goods like for like will involve a large outlay of cash. Sentimental items can be retained.

The cost of shipping your furniture to Northern Cyprus depends largely on the size of the container that is required. Typically, the contents of a three bedroomed house will require a 20 foot container costing between £1,700 and £3,000 plus insurance but costs vary between companies. Generally, it's better to get quotes for a door to door service including delivery from the port to your house in Northern Cyprus. If you only want to bring certain items and therefore, cannot fill a 20' container, you can share a container with someone else and split the cost. Ask your removal company whether you are able to share a container.

Most of the larger removal companies have international shipping facilities and will be able to arrange for your furniture to be shipped to Northern CYprus. It is a good idea to obtain several quotations from different companies. You will find that the prices may vary considerably. There are several different levels of service available. Usually, the company will pack and remove your furniture from your home, arrange for temporary storage and then dispatch the container to the shipping port where it will be loaded on to the vessel. Your furniture will then be transported to the port of entry into Northern Cyprus which is usually Famagusta. Make sure that your shippers have an agent in Northern Cyprus and that they are going to deal with all the paperwork and obtain the necessary importation licenses. It is worth noting here that you must make sure that your furniture is imported into Northern Cyprus within six months of the date that you arrive in the country. The date that the customs will use for this is the original date that was stamped on your white entry visa when you entered the country and for the purpose of importing your furniture, this date has to be verified by the police. This is part of the process that you have to go through to gain permission to import your furniture and is called your ins and outs. The verification is obtained from the police station in Lefkosa. It involves completing a form and getting it stamped. You will need stamps from the post office for this procedure. You should make sure that the shipper that you have chosen has included the cost of taking you to get your ins and outs and will be sending someone with you to help you through the process. You should also make sure that they will be accompanying you to the customs building to apply for and obtain your importation license.

They should also arrange for your furniture to be checked and cleared through customs and delivered to your house. Customs officials will visit your house at the time that your furniture is delivered and oversee the unloading of the container. They will ask to be shown the contents of certain boxes and will check that the contents of the boxes match the original shipping inventory. During this process, you have to be in attendance personally and be ready and able to pay all the relevant taxes and duties. A receipt for any payments that you make will be issued by the customs officials. You need special licences and approval to import certain items such as generators, fax machines and telephone equipment. Make sure your shipper knows and understands this and has included the cost of helping you to obtain all the documents that you will require.

If you have chosen a shipping company from your original country of residence, it's doubtful that they will have premises, employees and vehicles in Northern Cyprus. They will however, have an agreement with a company to whom the work after arrival will be subcontracted. They will transport your goods from the port to your home and unload and unpack. Make sure that you check the level of service that the subcontract shipping company is offering before you agree to allow them to handle your furniture. Alternatively, you may have chosen a sipper in Northern Cyprus who uses an agent in your original country of residence in which case, you should check their credentials. There are several companies that operate in North Cyprus any one of which, the work could have been sub-contracted to. It may be prudent to contact them direct and obtain a price for them to handle the whole job for you. They will probably save you some money into the bargain.

Packing for export, in most cases by container ship, is different to normal packing. Make sure that the company that you choose intends to pack your goods correctly. Important, expensive and cherished items such as TV's etc. should be double packed securely. Usually, the company completes all of the export packing but this service comes at a price which normally represents between £500 and £800 of the total price depending upon the quantity of items. It also takes longer to export pack, usually two days whereas normal packing and removal from your home will take a day or less.

It usually takes between four to six weeks for your goods to travel, arrive, clear customs and be transported to your house. This however, depends upon several different factors and could vary either way. If you are waiting for your house to be completed, presumably you will not want your goods to arrive before your house is ready. This may mean that your goods need storing temporarily. The cost and availability of storage facilities in Northern Cyprus may be a problem to some people and therefore, it is usually better to store your goods in your home country and arrange for them to leave four to six weeks before your house is ready. Your removal company can usually handle this and should charge between £140 to £160 per month for a 20' container. If you do arrange for your goods to be stored before they leave, make sure that they are adequately insured. The standard insurance that the removal company offers may fall short of what you might expect.

Your goods will be transported to Northern Cyprus to the port at Famagusta. The household and personal effects that you bring are exempt from customs duties and fees if the items are 'used.' Duties are payable on all 'new' items and the customs decision in this and all matters is non negotiable and final. If you have retained the boxes and packaging that some of your goods were originally packed in when new, it is unwise to use them for export packaging for the aforementioned reason. During the whole process of importing your furniture into Northern Cyprus you will need the following documentation:-

1. Your passport and a copy of your passport.
2. Your residency permit.
3. Your Northern Cyprus house deed or house rental agreement.
4. Three copies of your packing list in English and Turkish.
5. A copy of the bill of laden document. Available from the shippers after the vessel has departed.
6. A certificate from the Lefkosa immigration office that confirms your date of entry to Northern Cyprus.
7. Two tax stamps costing 1 YTL (40p) each are required. They are available from the post office.

A customs exemption certificate will only be issued once (per couple) and to receive it your goods must arrive within six months of you entering North Cyprus. Special permission is needed to bring telephones, fax machines and generators into North Cyprus. Application must be made to the telecommunications department for telephones and fax machines in Nicosia. Make sure that you know the make and model of the telephone. Payment of special taxes and levies on imported goods must also be made (ie. £8-00 per item for TV, Video, Hi-Fi, Fridge, Freezer, Dishwasher etc.- subject to change without notice.)

Yes, Northern Cyprus, as with most developing countries, imposes restrictions on the design, type and size of properties that can be constructed and further, rules and regulations differ depending upon the location of the land or property.

Generally, construction on a plot of land outside the boundaries of a town or village is restricted to twenty per cent of the land area for a two storey property and fifteen per cent of the land area for a single storey building.

Within the boundaries of a town or village, construction within certain areas is allowed up to sixty per cent of the land area for multiple storey buildings.

If you are contemplating purchasing a plot of land and building your own property, obtain the advice of a qualified architect before committing to a purchase as, in addition to the above, as you would expect, there are also rules governing access and useage.

To purchase a property (immovable) in Northern Cyprus, a non-Turkish Cypriot must obtain a purchasing permit from the Council of Ministers. This process involves making a formal written application. This can be carried out by yourself personally or by a solicitor on your behalf. Typically, a solicitor will charge £1,000 to make an application for a purchasing permit.

The department receiving the application will issue a receipt with a unique identification number. This number will start with the year that the application was made and finish with the number of the application for that year. For example, if the number is 2002/216, this means that the application is the two hundred and sixteenth that was made in 2002. If you make a personal application, make sure that you keep this receipt. If you use a solicitor, make sure that you ask for and obtain a copy of the receipt.

During the process of issuing a purchase permit, various checks are made into the background of the individuals making the application. There are several reasons why a purchasing permit could be refused, one of which is if an applicant has a criminal record.

Non-Turkish Cypriot purchasers of property (land or buildings) are restricted in the amount of immovable property that they can buy in North Cyprus. For the purposes of property purchase, husband and wife with the same surname, count as one person and therefore, do not qualify to buy double. However, sons and daughters with the same surname (over the age of eighteen) are also allowed to purchase up to the aforementioned allocation.

Current rules allow non-Turkish Cypriots to purchase and own a maximum of one donum of land (approximately 1/3rd of an acre or 1338 metres square) however, you may come across or hear about Non-Turkish Cypriots that have purchased or own more than this amount of land. This is usually explained by the fact that the person has obtained a limited company to trade in Northern Cyprus and that, it is the company that owns the land. Again, there are restrictions on the activities of limited companies who have non-Turkish Cypriot Directors and shareholders and we recommend, that anyone considering a purchase above the amount allowed by the law, should obtain the advice of a solicitor or accountant before proceeding.

If you are contemplating purchasing a property, the most important restriction to note is that the official position of the Government of Northern Cyprus is that an individual should apply for and obtain their purchasing permit before they commit to purchasing land or a property. Having said this, it is common practice for solicitors to arrange promisary contracts between builders and purchasers before the purchaser has obtained the required permit however, before doing this, consider the following.

A promisary contract is in effect, a promise being made by one person or entity to another and is usually subject to other events taking place. A typical contract will contain various terms and conditions relating to the purchase of property but the main thrust of the agreement is that, subject to the purchaser obtaining a permit to purchase (some time at a future date) the vendor agrees to complete a sale on the property in question (some time at a future date.) In essence, this type of arrangement in itself, legally, is not a problem in Northern Cyprus however, as performance of the contract is set to happen some time in the future, problems will arise where the circumstances of either of the parties to the agreement change before performance of the contract is complete. The weight of the obligation in this type of contract therefore, lies with the party that is set to lose the most if things go wrong. Subject to the terms of the agreement, this is usually the purchaser.

Most property purchases in Northern Cyprus are made off plan athough recently, there are an increasing number of properties that are available to purchase completed. The payment procedure will differ in each case but whatever the case may be, you should make sure that the payment procedure is clearly set out in the purchase contract.

When purchasing a property off plan, it is usual to pay a deposit which can be any amount up to twenty five per cent of the purchase price. This is normally paid either, upon signing the contract or within 14 days. The deposit can normally be paid by UK cheque or bank transfer directly to the builder's bank account.

Your solicitor will draw up a contract that will include the amount and frequency of payments that are due to be made under the contract. Payment stages are normally set to coincide with the completion of major parts of the building work such as:

1. Upon completion of the concrete work
2. Upon completion of the windows and floors
3. Upon completion of the concrete work for the swimming pool
4. Upon possession of the completed house and swimming pool
5. Upon transfer of ownership (title deed) at the District Land Office

Contracts will differ from solicitor to solicitor and the terms will probably be dictated by the builder. This is why it is not a good idea to have the same solicitor as your builder so that your solicitor can freely fight your corner to obtain the best terms possible without any influence from the builder or conflicting interest. There are a number of factors to consider in agreeing to a payment schedule but as a general rule of thumb, pay as liitle, as late, as possible and leave the highest amount that the builder will agree to, as both the payment due upon final posession of the property and transfer of title deeds.

Please read the section entitled "Are there any restrictions on who can buy property or how much property you can buy in Northern Cyprus? " for further important information relating to making a house purchase.

In additon to this, bear in mind that, the official Government advice relating to house purchase in Northern Cyprus is to not make a purchase or pay any monies until you have obtained a purchasing permit and permission to build.

Finally, at the moment, purchasing permits are taking approximately two years to obtain from the Council of Ministers.

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