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The prevention phase · due diligence

The developer's lawyer wrote your contract

to protect the developer.

Who is reading it to protect you?

Real estate due diligence in Punta Cana and Bávaro. Backed by a database of 3,000+ local court decisions, we verify the property, the developer, and every hidden clause before you sign.
Start your due diligence →

Not sure yet? first.

The Foreign Buyer's Legal Guide to the Dominican Republic

A plain-English walk through buying property in the Dominican Republic, including the pre signature checklist. Yours to read before you commit to anything.

The invisible risk · § 01

Before you sign, the risks are manageable. After you sign, they are yours.

Hidden liens

Mortgages and unpaid tax debts not visible on the surface, but registered against the title you are about to inherit.

Predatory clauses

Cancellation clauses that confiscate up to 40% of your deposit. Unilateral price-adjustment clauses that courts have declared abusive and non-existent. They are standard in most DR developer contracts.

Unlicensed builders

Does your contractor hold a valid CODIA membership and exequátur? Courts have voided contracts and ordered full restitution when they don't. We verify this before you pay a peso. Caribbean Counsel also checks that the project holds the construction and environmental permits Dominican law requires, and that the land has completed its deslinde, the survey process that gives a parcel its own individual title.

No delivery guarantee

Most pre-sale contracts tie your payments to a calendar, not to construction progress. You can pay in full while nothing gets built. We identify this structure and negotiate before you sign.
The plan · § 02

Three steps. Complete protection.

1.

Deep registry investigation

We conduct an exhaustive search in the Registro de Títulos and DGII to confirm the seller holds clear, unencumbered title and the legal right to sell. Under Dominican law, a title investigation generally covers the Certificado de Título and the Certificación del Estado Jurídico del Inmueble, the registry document that records mortgages, liens, oppositions and litigation attached to the parcel. Caribbean Counsel reads both before a buyer signs.
2.

Contract & developer audit

We analyze your developer's judicial history in the La Altagracia courts and review every clause in your contract, identifying abusive terms and negotiating revisions before you are bound by them.
3.

Closing & CONFOTUR

We manage your CONFOTUR eligibility analysis under Law 158-01, potentially exempting you from the 3% transfer tax and 1% annual property tax for up to 15 years.
What you get · § 03

Pre-Purchase Protection Pack

✓ Title investigation and due diligence (Registro de Títulos + DGII)
✓ Promise of sale review and preparation
✓ Identification of non-standard or abusive clauses
✓ CONFOTUR tax exoneration analysis (Law 158-01: 3% transfer tax + 1% IPI for up to 15 years)
✓ Power of attorney preparation if needed
"You found the property. We make sure it is safe."
Request a due diligence review →
Esteban A. Sánchez · Counsel
Esteban A. Sánchez · Counsel
Your guide · § 04

You talk to the lawyer. Every time.

Trained at the Dominican Republic's #1 ranked law firm (Legal 500 / Chambers Global). Empowered by a database of 3,000+ local court decisions. I work directly with international buyers. When a clause raises a concern, you hear it from me before it becomes a problem, not from an assistant after it already is. Real estate due diligence in the Dominican Republic generally means confirming, before signing, that the title is registered and free of charges, that the seller has the legal capacity to transfer it, and that the project holds the permits it needs. Caribbean Counsel completes that verification for the buyer before any deposit is paid.
Questions · § 05

Before you reach out.

The questions international buyers ask before signing in the Dominican Republic. Plain answers.
01.

Do I need a Dominican attorney to buy property here?

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Technically, no. Practically, the answer depends on how much risk you are willing to carry. The developer's notary is paid by the developer. Their legal obligation is to certify the transaction, not to protect your interests. Independent legal counsel is the only party in the transaction whose job is to protect you.
02.

What is CONFOTUR and do I qualify?

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CONFOTUR (Law 158-01) is a tax incentive program for qualifying tourism real estate developments in designated zones. If your property qualifies, you may be exempt from the 3% property transfer tax and the 1% annual property tax (IPI) for up to 15 years. Qualification depends on the project's registration status, which our due diligence process verifies.
03.

The developer already has a lawyer handling the transaction. Do I need my own?

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The developer's attorney represents the developer. Their job is to close the transaction on terms favorable to their client, not to flag clauses that disadvantage you, verify the title on your behalf, or tell you if the project has pending litigation. Having the same attorney represent both sides of a real estate transaction is not independent counsel. It is a conflict of interest dressed as a convenience.
04.

What happens if the developer refuses to renegotiate unfavorable clauses?

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That is information you need before you sign, not after. If the developer will not remove a clause that courts have declared abusive in equivalent contracts, you have the right to walk away. Our review gives you that clarity before any money changes hands.
05.

Does Caribbean Counsel work with developers?

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No. Caribbean Counsel represents buyers, and only buyers, in Dominican property transactions. Esteban A. Sánchez does not take developers, sellers, or sales agents as clients in a purchase where the buyer is the client. That is deliberate: a due diligence report is only useful if the person writing it owes nothing to the other side.
06.

Can everything be handled remotely?

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Yes, in most cases. Through a power of attorney signed and legalized in the buyer's home country, Caribbean Counsel can carry out the title search, the contract review, and the closing while the buyer stays abroad. Documents are exchanged electronically, and the buyer typically does not need to fly to the Dominican Republic for each step.
07.

How are fees structured?

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Caribbean Counsel quotes a legal fee in writing before any due diligence work starts, so a buyer knows the scope and the cost before committing. The fee reflects the work involved, such as registry investigation, contract review, and closing. Government and registry costs are separate from legal fees, and Caribbean Counsel identifies them in advance.
08.

How fast do they respond?

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Esteban A. Sánchez answers international buyers directly, by email or WhatsApp, rather than routing them through an assistant. Caribbean Counsel keeps office hours Monday through Friday, from 9 a.m. to 6 p.m. Atlantic Standard Time, and a message sent outside those hours is picked up when the office reopens. When a contract deadline is close, the buyer is told what the timing allows.

Don't inherit the developer's debt.

Let's make sure your investment is safe.

Have Esteban review your contract →

Not sure yet? Get the guide or first.

info@caribbeancounseldr.com · +1 (809) 484-8889

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