From title records and the IPI certificate to reservation agreements and deposits, these are the key documents and terms to review with a local real estate attorney.
A beautiful ocean-view villa, an apartment near the beach or a plot in a prestigious residential community can be an excellent choice. When buying, however, it is important to consider the property and the terms of the transaction alongside the documents that establish its legal status.
We always recommend working with professional attorneys who understand the property-buying process in the Dominican Republic and its local requirements. Even within the country, procedures and practical details can vary by region. For this reason, we particularly recommend choosing an attorney who works in the area where the property is located and is familiar with local practices.
Below, we explain which documents and questions to discuss with your attorney during the early stages of a purchase.
1. Property Ownership and the Seller’s Authority
One of the first documents to request is the title or other evidence of registered ownership of the property.
Your attorney will verify who owns the property and whether the registered owner’s details match the seller’s documents. If the property is owned by a company, the review should also cover its corporate documents and the authority of the person who will sign the agreement on its behalf.
A copy of the title is a starting point for due diligence. It should be checked against current information from the Property Registry and the other documents relating to the transaction.
2. The Property’s Legal Status Certificate
To check the property’s registered legal status, your attorney can request a Certificación del Estado Jurídico del Inmueble, or CEJI, from the Property Registry.
This certificate shows the property’s legal status and registry entries as of its date of issue. Your attorney can use it to review the registered owner, mortgages, encumbrances and other entries that may require attention.
Because the certificate reflects the registry at a specific point in time, it should be reviewed alongside the other documents, taking the transaction timeline into account.
3. Confirming That the Property Matches the Documents
It is important to confirm that the house, apartment or land you have viewed corresponds to the property described in the title and cadastral documents.
Depending on the property, your attorney may recommend engaging a surveyor to check its boundaries, area and plans. If it forms part of a larger parcel, you should clarify how it is individually identified and whether an additional cadastral procedure is required.
Not every property requires a new deslinde. Whether this procedure is necessary depends on the existing documents and the circumstances of the property.
4. The IPI Certificate and Other Obligations
The Certificación de Inmueble (IPI), issued by the Dominican tax authority, DGII, helps verify the property’s identification details, its tax-assessed value and any outstanding tax debt recorded in the certificate. This allows the buyer and their attorney to assess the property’s tax status early in the process.
Separate checks may also be needed for amounts owed to the condominium association or residential community management, existing occupants, permitted uses and other circumstances affecting the property.
If you plan to rent out the property, it is useful to review the community’s rules and any rental restrictions in advance.
5. Reviewing a New or Under-Construction Development
When buying in a new development, it is important to review the documents for both your chosen apartment or villa and the development itself.
Your attorney can check the developer’s rights or authority over the land, the documents relating to the property you are buying and the permits required at the relevant stage of construction. The payment schedule, handover terms and contract provisions addressing potential delays also deserve careful review.
If the development offers tax incentives, confirm whether they apply to the specific property and buyer. You can learn more in our CONFOTUR guide.
6. Offers, Reservation Agreements and Deposits
In practice, a buyer may sign an offer or reservation agreement and pay a deposit to formalize their intention to purchase the selected property while the document review continues.
The terms should be clearly set out in writing. In particular, the parties can agree that the deposit will be refundable if legal due diligence identifies a problem that prevents the transaction from proceeding. With your attorney, define the circumstances that entitle you to a refund, who will hold the deposit, the deadline for returning it and how the findings of the review will be documented.
7. Resolving Issues Before Signing the Final Contract
If the review uncovers questions or discrepancies, this does not necessarily mean the purchase must be abandoned. In many cases, the buyer and seller can discuss the situation, reach a compromise and agree on the necessary actions or changes to the terms.
The key is to work through these matters with the attorneys and resolve them before signing the final purchase agreement. This helps both parties understand their obligations and move toward completion with greater confidence.
For more information about the main stages of a purchase, see our buyer’s guide.
This article provides general information and does not constitute legal or tax advice. Every transaction is different. Consult independent legal and tax professionals for advice on a specific property.
