What our due diligence checks
| Area | What we check | Why it matters |
|---|---|---|
| Land registry | Owner, mortgages, embargoes, easements | Charges remain on the property |
| Cadastre | Surfaces, use and value | Differences reveal unregistered works |
| Planning | Licences, first occupation, illegal works, protection | Illegal works cannot always be legalised |
| Debts | IBI, community, utilities | They can be claimed from the new owner |
| Occupation | Tenants, occupants, leases | A lease can continue after the sale |
| Licences | Tourist rental registration and its validity | Licences are limited in Mallorca |
Fincas, coast and protected areas
On rustic land, building and renovation are strictly limited, and illegal works on protected land do not become safe with time. Near the sea, the coastal law can restrict extensions. We check both with the town hall and the island council. See buying a finca.
Apartments and communities
We obtain the certificate of community debts, review the minutes for approved works or disputes and check the community rules on holiday rentals. See buying an apartment.
The report and what follows
You receive a written report in English or German with the risks found and how to solve each one: conditions in the contract, price reduction, retention or walking away. Read the due diligence checklist for more detail.
Example: property due diligence in Mallorca
Based on situations we commonly see; not a specific client. A Norwegian buyer was about to sign for a finca near Santanyí advertised with a guest house. Our planning check found that the guest house had been built without a licence on protected rustic land and could be subject to demolition. The buyer renegotiated and excluded it from the price.
Our collaborators for property due diligence in Mallorca
For every service we work with trusted collaborators when a matter needs them: notaries, architects and surveyors, tax advisers at Castell.tax, sworn translators, banks and mortgage brokers, property managers and specialist lawyers in other parts of Spain. You keep one lawyer as your single point of contact, and we coordinate everyone else.
Castell.law is the English and German-speaking practice of Castell Abogados, a law firm in Palma de Mallorca. This page is general information, not advice on a specific case: laws and procedures change, so check your situation with us before acting.
Not sure where you stand? Ask before you sign
Tell us about your matter or send us the documents you have. A lawyer will explain the risks, the options and the cost before you commit to anything.
Questions about property due diligence in Mallorca
What is property due diligence?
The legal investigation of a property before buying: registry, planning, debts and use.
How long does due diligence take?
Usually one to two weeks, longer if the town hall must be consulted.
Is a nota simple enough?
No, it shows only the registry; planning, cadastre and debts are checked separately.
Can I withdraw if problems appear?
Yes, if the contract conditions allow it, which is why we check before you sign.