Where buyers get caught out
Most problems we see in Ibiza were visible in the documents before the deposit was paid: an annex never licensed, a rental licence for fewer places than advertised, a seizure registered last month, a levy approved by the community. A week of checks before the arras contract costs far less than any of them.
What our review covers
| Area | Source | What it can reveal |
|---|---|---|
| Title and charges | Land Registry extract (nota simple) | Owner, mortgages, seizures, usufructs, easements |
| Physical identity | Cadastre, aerial images, survey | Built area, plot boundaries, unregistered buildings |
| Planning | Town hall and Consell d'Eivissa | Land classification, licences, infringement files |
| Habitability | Island council records | Cédula de habitabilidad and residential use |
| Debts | Town hall and community of owners | Unpaid IBI, waste tax, community fees, levies |
| Rental | Tourism register | Licence, capacity, holder and transfer |
| Special zones | Coastal, heritage and natural area records | Coastal easements, protected buildings, restrictions |
How the review works
- Send us the listing and the document you were asked to sign. We reply with scope, timing and a written quote.
- Preliminary check in one or two working days: Land Registry and Cadastre, so you know whether it is worth reserving.
- Full investigation: planning file, licences, debts, community, rental licence and, where needed, an architect's survey.
- Written report in English or German: what we found, what it means and your options.
- Contract protection: we draft or amend the reservation and arras contracts around the findings.
Apartments, villas and fincas
For an apartment, the community of owners is central: debts, approved works, statutes and the parking or storage units. For a villa or finca, the work is broader: every building against its licence, the rustic land category, water, access and the coast. See apartments in Ibiza and villas and fincas in Ibiza.
Each municipality has its own file
Ibiza's five municipalities keep their own planning records and apply their own rules on top of the island plan. A licence search in Sant Josep is not the same as one in Santa Eulària or Ibiza Town. Knowing where to look, and how long each town hall takes, is part of the job.
What due diligence does not replace
A legal review is not a structural survey. For older houses and fincas we recommend an independent architect and coordinate their findings with ours. Ibiza.law is the Ibiza practice of Castell.law; see our property lawyer service for the whole purchase.
Before you sign or pay, ask a lawyer
Send us the document, the listing or a short summary of the problem. A lawyer will tell you what matters, what it could cost you and what to do next.
Questions about due diligence in Ibiza
How long does due diligence take in Ibiza?
A first check takes one or two working days. A full review usually takes one to three weeks, longer for fincas or when town hall archives must be searched.
Can it be done before I sign the reservation?
Yes, and that is the best moment. At least the Land Registry and the reservation terms should be reviewed before paying anything.
What happens if you find a problem?
We explain the options: the seller fixes it before completion, the price is adjusted, part of it is retained, a condition is added, or you withdraw.
Do you visit the property?
When needed we coordinate a visit by an architect or surveyor and combine their findings with the legal review.