Make sure everyone is checking the same property
Give the lawyer the draft title, property identifiers and the exact unit being offered, including any parking or storage. Ask for a written account of ownership, encumbrances, claims, access and the seller’s authority. Check how any outstanding issue will be discharged and documented. A verbal promise to remove a charge is a condition to investigate, not evidence that it has been removed.
Compare the apartment with its records
Have an engineer compare the actual layout, area and use with the permits, plans and electronic building identity documentation relevant to the transfer. The Ministry of Environment describes this identity as a record of the building’s existing condition and permits. Request a separate condition assessment of moisture, electrical systems, heating and shared parts. Transfer documentation and a repair budget answer different questions; ask for both.
Test your intended use explicitly
Ask advisers to review building regulations, current occupancy and any lease before assuming personal possession or rental availability. If Golden Visa eligibility is part of the plan, request a separate review of the exact statutory category and supporting evidence. A €250,000 conversion claim needs documented change-of-use compliance. Furniture, marketing photographs and a new kitchen do not demonstrate that legal category.
Turn findings into contract conditions
Keep an issues list with an owner, required evidence and resolution deadline for each item. Ask your lawyer how any reservation payment is held, when it becomes non-refundable and what happens if checks fail. Obtain written estimates for repairs and shared-building work before revising your offer. Pause when missing evidence affects the use you need, rather than filling the gap with an optimistic budget.
| Question | Evidence to request |
|---|---|
| Can the seller transfer it? | Lawyer’s title and encumbrance review |
| Does the physical unit match? | Engineer’s comparison with plans and building records |
| Can I use it as intended? | Written review of occupancy, restrictions and any visa category |
| What happens if checks fail? | Lawyer-reviewed reservation and refund terms |
Make it specific to you.
A useful due-diligence report tells you what remains unresolved and how that affects your decision.
Discuss my property checks