Know the property before you commit

Agree who is responsible for each check

Ask your lawyer to define the legal review, including the land, parties, agreements and proposed use. Establish which matters require input from a notary or PPAT, a planning or licensing specialist, and an independent technical inspector.

A notary or PPAT preparing transaction documents is not automatically engaged to advise you independently on every aspect of the purchase. Confirm each professional's role, deliverables and exclusions before work begins.

Share your intended use and the proposed reservation timetable. The review needs enough time to obtain documents, raise questions and respond before a payment or objection deadline.

Trace the rights to the property

Request the underlying land records and the full chain of agreements through which your interest will be granted. Have the registered holder, parcel and authority to transact checked, including any relevant consents or powers of attorney.

Ask the reviewer to investigate mortgages, existing leases, disputes and other interests that could affect your purchase. Where a company is involved, its existence and the signatory's authority also need to be established. Keep copies of the records checked and the dates of verification.

Match the boundaries to the ground

Compare the land records, survey and site plan with the actual property. The villa number and plot in the transaction documents should identify the same home you viewed.

If walls, neighbouring structures or the road do not appear to match the plan, ask whether a further survey or written clarification is needed. Confirm how the stated land and building areas are measured.

Check the whole route to the home

Follow access from the villa to the public road. Establish the legal basis for crossing each private or shared section, the permitted users and any maintenance contributions.

The site visit can show the road width, surface and drainage. The documents should establish the continuing right to use it, along with parking and utility access where relevant.

Match the permissions to your intended use

Have the parcel's planning position and permitted use checked against the activity you propose. An online map or another villa operating nearby cannot settle the position for this property.

For the building, request the applicable approval history, approved plans and current status. PBG concerns approval for building works; SLF confirms fitness for the approved function before use. Record whether each document has been issued, is under application or is still planned.

Ask the reviewer to compare the approved function and plans with the villa being built. If rental use is intended, have the operating entity, activity classification and relevant OSS licensing requirements assessed as well. Record what outstanding items mean for the earliest date you can use the home as planned.

Look at the work as well as the paperwork

Choose an inspector with a written scope suited to the stage of construction. A visual inspection, testing installed systems and assessing concealed structural work require different evidence. Ask what cannot yet be inspected and what records or follow-up tests are needed.

Include site drainage and ground levels, water supply, wastewater, electricity and internet provision. Check the condition of accessible building elements, pool equipment and installed fittings against the agreed specification.

Photograph the findings and identify their locations. Keep inaccessible, unfinished or untested items open for follow-up, along with any neighbouring works that may affect access or the property.

Make sure the offer carries through to the agreement

Compare the brochure and correspondence with the proposed contract, plans and specification. Reconcile the villa number, area figures, price, lease term, furnishings and payment milestones.

Review completion obligations, changes, delays, warranties and the remedies available if a party does not perform. Identify which party must deliver each item and who bears the associated cost.

Ask for a written allocation of taxes, professional fees, permit expenses, shared-area maintenance and utility costs, including any outstanding liabilities. Your adviser should explain the obligations you would take on and resolve material differences before signing.

Turn the review into decisions

Keep a short record for each issue so the next action is clear.

For each open item, name the person responsible and a due date. Ask your advisers whether it needs to be resolved before reservation, the next payment or completion, and what happens if it remains outstanding.

Request the documents for your chosen villa

The team can share the available project information and coordinate requests for the land and lease records, plans, furnishing specification and draft purchase documents. Ask for a current document list showing what can be supplied, what is pending and when missing items are expected.

Include the latest construction programme and the current PBG and SLF position. The draft MOU plans the SLF application after construction, so the responsible party, remaining requirements and timing of use need to be addressed in the purchase review.