Daily News of Life and times in North Cyprus goes around the world
By Margaret Sheard …..
I have previously reproduced an article on cyprusscene.com about a new concept of wooden eco-houses which was courtesy of “Union” magazine – (translated from the Russian – Soyuz magazine). To read this article click here
We were pleased to hear that BXC Investment and Enterprises are now in the process of constructing their first eco-house and we went to Alsancak and met up with Kate Shavruk and Andrey Dolganov who took us to see how the build was progressing.
The house, which will initially be used as a show house is situated on a very large plot of land and the actual house is now up to the second storey. The concept is so brilliantly put together, basically once permissions etc. have been granted and the house design has been finalised, the Siberian Pine house kit is then ordered from the factory in Russia where it is manufactured to the exact size to fit together on site, then shipped to North Cyprus via Mersin in Turkey where it is built up according to the specification. The house being constructed at the moment is based on a previously completed design as can be seen below.
It was very interesting to see how everything slots together, rather like a jigsaw, and it was also interesting to note the way in which the foundations of the house are handled. First a 50cm concrete base is laid on which there is a damp-proof course strip, then a larch wood base section – again with a damp-proof course strip. Following this the Siberian Pine timber components are built on top of the larch base frame and these are locked together with steel locking rods with a sponge insulation between each section. There will therefore be a constant flow of air beneath the actual house when it is completed. This is a totally different concept from the usual North Cyprus properties which are constructed with concrete columns and block walls which tend to hold the summer heat and also the winter cold. These wooden buildings are exactly the opposite, they are cool in summer and warm in winter, therefore being very energy efficient.
While we were inspecting work so far we were standing on the concrete base and were told that there will be a rough wooden floor with a space beneath, then a further final floor, again with a space beneath for air circulation, pipes etc.
Having had a problem with termites in my own (concrete) property with damaged wooden door frames which needed replacing and treatment to prevent further infestation, the question was how about insects etc? We were told that the Siberian Pine wood is seasoned and treated so they are totally insect proof prior to being shipped from Russia. Then the planks are laminated into a 4-sandwich beam which becomes very stable and largely resistant to cracking and twisting and any form of movement. The beams are then machined in the Russian factory to include joints, drillings so that they become individually part of the house kit.
Below are some examples of finished rooms and during construction. What a transformation!
As the actual construction of these eco-houses is only 4-6 weeks, we cannot wait to visit again and see the finished property.
We were amazed to see the huge amount of wood which was stacked ready for the upper floor and roof and wondered how many lorry loads this originally involved to transport it to the site.
This is a wonderful concept to be able to have a house or bungalow built to your own design and erected on your chosen plot of land. Of course the permissions and government authorisation will be the biggest hurdle and timing of this process is an unknown quantity but once this has been achieved and the design agreed, the construction time can be confirmed, i.e. order for house kit, shipping and transportation to the site followed by the construction of the building.
We are showing below plans of the lower and upper floors of the house currently being constructed which gives an idea of the type of layout which can be achieved.
For anyone interested in an eco-house or bungalow please contact BXC Investment on 0533 885 7689 or 0533 838 0785 or email manager@bx-consult.com. Kate and Andrey, both English speaking, will be pleased to assist with your enquiry.
The show house is now progressing and the second floor is being constructed. It won’t be too long before the house is finally completed and we will be sure to go along to see the finished building.
By Ralph Kratzer
In Germany there is an old saying: “ignorance does not protect you against punishment!”
It´s not quite so bad in the case of an inheritance in Northern Cyprus, but ignorance can, in this case, cost a lot of time, effort and above all money.
TFR association
The member of The Foreign Residents in the TRNC association, Naci Kaya, notary in Alsancak, would therefore like to urgently inform his fellow club-members and the readers of this website about the following facts:
Many people who live either permanently or at least temporarily in the TRNC and have financial assets over here, if it is a property, a car, bank accounts etc often have a lack of information concerning an inheritance case. They believe that the laws of their home country or a valid last will & testament made in their home country will be also valid in North Cyprus.
That is not right!
A foreign testament, even if it’s in the proper form and the contents are complete based on the legal requirements in the country of origin, is used by the courts in the TRNC, at best, as a reference value, it has no legal validity.
Important to know is first, that, regardless of whether the testator died in Northern Cyprus or in the home country, a so-called „Tereke“ case over the assets in the TRNC will be opened, in other terms probate proceedings.
If there is no testament at all or the last will is not recognized over here, because it was either created abroad or it was indeed created in the TRNC but contains formal mistakes or is incomplete, this Tereke process can take several years and may be very costly for the heirs.
However, if there is a proper will according to the local laws AND deposited at court, the Tereke goes relatively quickly and without too much cost.
One definitely should take legal help to create a last will in the TRNC, either from a solicitor or a notary (certifying officer). A notary in this case is usually more helpful, because he knows the correct formulation of a will, the necessary content, the necessary documents to be provided and especially the procedure of proper deposit at court.
A testament in Northern Cyprus has to be formally correct, with complete content, signed by the testator and the notary/solicitor PLUS two witnesses. It should best be written in Turkish language.
An executor has to be named in the last will. This can again be the notary/solicitor or a trusted person of the testator, it is certainly advisable to name a person who is familiar with the local inheritance laws.
Handwritten „do-it-yourself“ wills are invalid.
The deposit of the last will at court is mandatory. The testator has to appear personally, best accompanied by his notary/solicitor, and to pay the necessary fees.
One last important point: Only after the end of the Tereke / probate proceedings, the heirs can have disposal of the assets of the testator and take necessary steps such as transmitting the title deeds, or initiating the sale of the property, the vehicle or other assets.
In the case of having bank accounts in the TRNC, it is therefore recommended, especially for married couples or similar partnerships, that both partners have equal access to the accounts before it comes to an inheritance case.
To go more into details is beyond the scope of this article, therefore, seek legal advice at the notary/ solicitor you trust.
Note: As a TFR-member Naci Kaya offers other TFR-members the first consultations at no cost. Contact via email to kibrisnoter@gmail.com or by calling 0548 839 99 77. To prove your TFR-membership please show your membership-card, if you shouldn´t have this card (as a new member) your email address will be used for a proof check.
Article courtesy of “Union” magazine – (translated from the Russian – Soyuz magazine)
Eco houses. Glued laminated timber houses in North Cyprus
In recent years the tempo of construction in North Cyprus has speeded up. The city images are gradually changing together with the appearance of new buildings. New technologies are coming to the island and new materials are coming with them. Until recently the construction of eco-friendly houses on the island was almost impossible because of the high cost of timber materials and the great lack of timber in Cyprus. The island, because of peculiarities of the climate, cannot boast of deep forests. Moreover the southern timber, especially pine timber, is too soft for house construction.
Now there is an opportunity of wooden house construction for North Cyprus dwellers, as Siberian timber has come to Cyprus. The modern technology of wooden house construction is with the use of glued laminated timber. This technology allows building strong, lasting, eco-friendly houses in which one feels more comfortable than in a stone or concrete house. Such houses are very much suitable for the climate of Cyprus, where it is cold indoors in winter and hot in summer. Timber is well known for its low thermal conductivity; therefore it keeps the house warm in winter and cool in summer.
The biggest advantage of a glued laminated timber beam over the whole log is that it is not possible to dry the log without cracks. But it is possible for the thinner planks called “lamellae”. They dry evenly and without cracks. A strong monolith timber beam is produced by gluing dried lamellae together. From these beams the modern houses are being built.
Each glued laminated timber beam has special grooves. With their help the beams are fixed to each other. Such a beam has a specific “profile” and is called profiled beam. The profiled beam is modern technological material which helps to assemble a house in a short period of time in accordance with the design scheme. It means that with the help of an architect it is possible to design a house of any complexity. In the factory the set of profiled beams will be prepared and the house will be assembled at a construction ground like a jigsaw puzzle. Because of this technology the construction of a house may take from 2 to 3½ months (time depends on the complexity of a project).
After a house is constructed it doesn’t require any finishing either inside or outside. It doesn’t need to be painted and the walls do not need to be plastered. This makes construction cheaper and faster. If needed all the common finishing work can be done as well as artistic interior design and cosmetic works of the facade.
Modern technologies can easily protect the beams from insects which are the biggest threat for the wood. Moreover, because of the modern impregnations the wooden houses have become fire proof and completely safe in these terms.
In North Cyprus there is only one company now which constructs houses from glued laminated timber. This company is ВХ CONSULTING, INVESTMENT & ENTERPRISES. It has come to the North Cyprus market only recently. That’s why it is only now that the people of the northern part of the island have the unique opportunity to build glued laminated timber houses. The experience of the company managers and specialists is 18 years. Together with new technologies and eco-friendly materials the company uses its rich experience in designing the houses which do not need changes or repairs afterwards as each project is deeply thought and worked out.
The pine kinds of trees are used for glued laminated beams production. The most useful kinds are Angarsk pine and Siberian larch. The wood of these kinds of trees is especially strong, resistant to decay and has low thermal conductivity. Their tree rings are formed through short summers and long winters.
It is believed that wood of this kind has an antibacterial effect, thanks to the release of phytoncides. Quality of life, as we know, is primarily determined by the state of health. To preserve it and even improve it can result from living in a natural and eco-friendly house made of such superb material as Siberian wood.
For further information please call 0533 870 7915 or 0533 885 7689
By Chris Elliott……
How many expats realise that if they own a property in Northern Cyprus and rent it to another person that they have to register a contract with the local taxation office and pay the appropriate tax against rental income received by making a monthly payment or if they wish, pay in advance.
They will be required to present a copy of the 
rental contract and tax will be charged as a percentage of the agreed rental fee whether it be Pounds Sterling or Turkish Lira. Tax must be paid in the currency shown on the contract. Once agreed tax will be charged at that rate unless a new contract is registered.
When the contract has expired and a new contract has been made this has to be registered each time. Failure to register on the due date could result in a fine based upon the length of time that the contract has lapsed.
For those people who wish to rent they should note that the contract they agree to is also required to be presented as proof of place of residence when applying for residency in the Turkish Republic of Northern Cyprus.
For those local readers or those off-shore readers who wish to register to pay taxes to the TRNC authorities on rented properties click here to view and download the appropriate English language registration form.
For more information we suggest our readers email info@maliye.gov.ct.tr as this contact information is shown on the attached form.
By Chris Elliott……
Cyprusscene.com receive many helpful comments on its articles which we publish for the benefit of our readers.
We have just received the following letter concerning a property case which should give great comfort to those who may be having property purchase issues here in the TRNC.
“Dear Chris,
You are probably aware that our court case has now finished and through the legal process we have fortunately received our Kocan and a suitable amount of compensation.
Mary and I thought it may be useful to share our experience in the hope that it will inspire others to have confidence in the TRNC legal system.
Our dream was to live in a warm climate and Northern Cyprus was the ideal location to retire to, so in May 2006 we 
signed a contract with a UK/TRNC developer and we waited patiently for our villa to be built.
Having been informed that our villa would be completed in September 2007 we sold up in the UK, packed our cases and with great excitement looked forward to our new life. We cannot describe the frustration and anger when we arrived at the site to be greeted with a concrete shell and a barrage of excuses from our developer. The next 24 months were horrendous as we battled with our developer on a daily basis to finish our villa, which eventually he did.
The next battle was the parcelisation of the site and the transfer of our Title Deeds. The broken promises and excuses continued, despite giving our developer a further 15 months to deliver the terms of our contract. So reluctantly in May 2012, we took out litigation for breach of contract. We also put in a compensation claim for the money we had spent trying to get the villa up to standard.
Initially, the legal process was extremely slow as our developer, through the pressure of the court, began the parcelisation process. Sadly, our developer continued with his excuses and delay tactics. Then two years into the case and 30 court hearings, our solicitor chose to place a freeze on the developer’s 
assets and within 9 months the parcelisation process was completed and our Title Deeds were available for transfer.
The next stage was our compensation claim, which clearly our developer was unhappy about. Thinking that we should just be grateful to get the deeds, our solicitor was persistent and using the freeze order as leverage, he successfully negotiated a satisfactory amount of compensation. Within a week, the compensation was paid and our Title Deeds for both the land and property were transferred into our name.
Our case lasted 3 years and I attended court hearings on 43 separate occasions. During this period, we had two judges presiding and we were on one occasion warned off and subjected to intimidation but we didn’t give in. Despite the length of time it took to complete our case, we found the system to be fair and both judges were extremely thorough and professional.
As for our solicitor, his fees were reasonable, he worked to a strategy and he always found time to meet us. Nothing was too much trouble and he was highly professional.
I hope our story gives some hope to those going through the same process as we did, as we realise that many others have had awful experiences but there are some success stories which rarely get published. Our solicitor also informs us that 80% of the cases registered at the court are settled without going to a full trial which was happily our outcome.
Art and Mary Watson”.
By Margaret Sheard….
We have known and been involved with Incilay Fell for a few years in connection with the Doğanköy Community Association and the lovely Church of the Blessed Virgin Mary (Panagia Thermiotissa) in the village and we were delighted to hear that Incilay and her husband 
Ian were moving their business – First Consult Cyprus – to new premises where they were also launching the estate agency side of the company and we were invited to the opening of their new offices.
The new offices are located in Karakum on the main road travelling east from Girne (opposite the KAR office) and we arrived to see tables laid outside with drinks and nibbles under a large awning and a lot of people gathered to wish Incilay and Ian all the best at their new premises.
The offices are nicely laid out with a lower and upper floor and very tastefully decorated. After a walk around the two floors, we spent some time chatting to the other guests.
Having spent most of my time dealing with Incilay on matters related to the Doğanköy Community Association, I did not know a lot about her business which was established in 2006 and I am giving below an extract from the First Consult Cyprus website.
We are a small, TRNC based company offering our customers quality and the knowledge that they are being well looked after by a professional team. We always go above and 
beyond to make sure our customers are happy with everything on their site. We pride ourselves on the fact that nothing is considered too much trouble – one phone call to put someone’s mind at ease will often be all that is needed to resolve queries.
We pride ourselves as a company in that ‘what we promise, we deliver’.
We are always on hand to go above and beyond what we state in any of our contracts in order to help all of our residents, developers and sites. Our team members are well travelled with years of experience in customer service – we know that a prompt and friendly response to any issue goes a long way to ensuring our aim of high customer satisfaction. We believe direct contact with, and a friendly face, rather than emotionless emails enables customers to feel at ease knowing that they have left their properties in the hands of people who care.
People arrive as ‘customers’, but we hope they leave as ‘friends’.
Incilay is passionate about promoting North Cyprus and her company recently exhibited at the Moscow International Property Show, which I am sure was a mammoth task to arrange.
We at cyprusscene.com also wish Incilay and Ian a very successful future in their new offices.
To learn more about First Consult Cyprus visit their website by clicking here
We have received news from the pressure group, Making North Cyprus Better (MNCB) of the release onto Youtube of videos with English text and some English voice recordings from the GAK TV show which highlighted the fight of the Kulaksiz 5 residents aided by MNCB in seeking justice against a bank that had attempted to sell their properties.
The videos are as follows :
Lawyers and Making North Cyprus Better Members explain the outcome following the judgement in the high court.
Lawyers and Making North Cyprus Better Members along with Kulaksız Site Residents discuss the Kulaksız 5 Judgement and it’s possible effects to North Cyprus economy and legal system.
Making North Cyprus Better gives advice on the steps new home buyers should follow when buying a property in North Cyprus. Kulaksız 5 Site Residents tell how they feel about the judgment in the interviews.
Following the outcome of this court case, the members of MNCB meet with Prime Minister Ozkan Yorgancioglu and he and promised them early action action on enacting law amendments outlawing Stealth Mortgages and introducing Specific Performance for property contracts. To read a report of this meeting please click here
Further information.
For those readers who would like to learn more of this case and other issues, they can visit the Making North Cyprus Better (MNCB) website by clicking here or watch the video below.
Following on from the recent Kulaksiz 5 Court Judgement, the following announcement is released by Making North Cyprus Better (MNCB).
“Prime Minister Özkan Yorgancioğlu met with a Making North Cyprus Better (MNCB) delegation recently, and promised them early action on enacting law amendments outlawing Stealth Mortgages and introducing Specific Performance for property contracts.
Included in the delegation were leading businessman Mustafa Toros, and MNCB members: former Chief Justice Taner Erginel, former President of the Chamber of Commerce Erdil Nami, and MNCB Joint Secretary Malcolm Mitcheson.
The delegates explained to the Prime Minister that serious injustices towards many home buyers, Expatriate & Cypriot, were still going on. Until these issues were resolved the depressing impact on the Property Market for North European buyers would continue. This problem continues to have a serious effect on the TRNC economy and job opportunities.
Mr Yorgancioğlu was advised that unless these historical problems were resolved there would be a continuing lack of confidence to invest in TRNC housing by overseas buyers. The Prime Minister agreed that restoring confidence in the overseas House Buying Market was an essential driver towards economic prosperity in the TRNC.
The delegates drew Mr Yorgancioğlu’s attention to the current injustice that was due to some Banks, Developers and Landowners exploiting the present law and property process anomalies that allows them to damage home buyers.
New legislation has already been enacted with better safeguards for new buyers, but the historical tragedies to so many home buyers had been ignored by Government up until now. This is still a big issue here and internationally, by depressing the local economy and being damaging to the TRNC’s overseas investment reputation.
MNCB contention is that some Developers, Landowners and Banks are exploiting home buying victims due to wrong interpretation of or are using loopholes in the present law. The purpose of the simple amendments proposed is to clarify buyers rights and bring things into line with good practice.
A report detailing the simple law amendments was handed to the Prime Minister by Taner Erginel, who explained in detail how these injustices had occurred. Mr Yorgancioğlu agreed to implement these essential changes in Law as quickly as possible and to keep MNCB informed of progress towards this. Taner Erginel agreed to assist any re-drafting and suggested that specialist legal advice should be sought to help. The changes sought will mean that any mortgage granted on land without the specific approval of contracted property buyers will be considered illegal. The Specific Performance law will ensure that contracts are honoured and make it illegal to mortgage land already under contract. These elements are already enshrined in TRNC Mortgage & Equity Law but have been virtually ignored.
The changes to the Law envisaged will make the position clear on these points. When enacted these simple changes to the law will enable thousands of home buyers to be free of the threat of repossession or additional Stealth charges.
When Mr Yorgancioğlu delivers the promised amendments, in line with Mr Erginel’s advice, it will be a breakthrough celebrated by many Cypriot & Expatriate home buyers.
Mr Yorgancioğlu will also have delivered a great boost to restoring the attractiveness of the TRNC property market. North Cyprus will then be well positioned to take advantage of any recovery in the European property market with a resulting increase in job opportunities.”
For more information contact MNCB joint secretaries:
Malcolm Mitcheson – mmitcheson@aol.com
Gultac Ozsan – g.ozsan@yahoo.com
