Start with the way you want to live
Set out how you will use the property: a permanent home, a base for part of the year or a place you may wish to let. Those choices shape the location, running costs and checks you need.
Build a budget that separates the purchase price from tax, professional fees, finance and any work after completion. Before making an offer, agree which adviser will coordinate your legal review and which questions require a surveyor or architect.
Look beyond the viewing
Ask your legal adviser to check ownership, registered charges, occupancy and community liabilities. Arrange a technical review of the building separately: a title check does not tell you how well a roof, pool or drainage system works.
For a rural house, put access, water supply, boundaries and the status of outbuildings on the discussion list. Ask for written confirmation of any proposed future use instead of relying on a description in a listing.
- Obtain a recent Land Registry extract and compare the property documents.
- Request available plans, licences, energy documentation and bills.
- Walk through the fixtures and furniture that will be included.
Agree the terms before paying
An arras agreement is common but is not compulsory. It can create binding obligations. Have the wording, deposit conditions, financing position and completion date reviewed before signing or transferring funds.
Do not assume every deposit can be recovered, or that every arras contract has the same withdrawal rules. Record any conditions that matter to your decision explicitly.
Completion and the first weeks
Coordinate identity documents, tax identification, funds and any power of attorney with your advisers in advance. Confirm payment instructions independently with a known contact.
At completion, review the deed and the agreed handover. Afterwards, make sure tax filings, registration, insurance, utilities and community contact details are being handled, with a named person responsible for each task.
The document pack to request before committing
Ask for a shared document list with a named person responsible for every open item. The following is a working checklist for your independent advisers; availability and requirements depend on the property. A missing document is a question to resolve, not something to replace with a verbal assurance.
- Ownership and charges
- Recent nota simple, seller’s title and authority to sell. Have your lawyer reconcile the registered property with the home and land being offered.
- Buildings and intended use
- Available plans, planning and occupancy documentation, energy certificate, and records for extensions or pools. Give the architect your actual renovation or letting plans.
- Community and running costs
- For a community property, request recent meeting minutes, current fees, planned works and the relevant debt documentation. For any home, ask for actual utility and maintenance bills.
- Contents and condition
- Written inventory of included furniture and equipment, inspection findings, and any agreed repairs. Photograph the items whose inclusion or condition matters to you.
Four decisions before a reservation or deposit
- Finance: confirm how much cash is available, what the lender has actually approved and what happens contractually if finance is not obtained.
- Conditions: list the unresolved legal or technical checks and have your lawyer decide how they are reflected in the agreement.
- Money: record the amount, recipient, purpose and release or refund conditions of each payment. Verify bank details through an established contact.
- Timing: agree document deadlines and a realistic completion date around funding, signatures and any power of attorney. Avoid booking irreversible travel around an unconfirmed date.
What to check at the final handover
Arrange a final walkthrough as close to completion as practical. Compare the condition and inventory with what was agreed, check that promised works are finished and record any outstanding matter before signing it off.
- Collect every key, remote, alarm instruction and equipment manual; record meter readings and dated photographs.
- Keep a completion ledger: price paid, taxes, professional invoices, filing receipts and the contact responsible for registration.
- Arrange insurance, utility changes and a local maintenance contact before leaving the island. Decide who will inspect the home while it is empty.
Frequently asked questions
Which documents should I request before paying a deposit?
Request a current Land Registry extract, available plans and permits, and information on occupation, charges and running costs. Have the documents checked against the actual property. Clarify the contracting party, payment conditions and outstanding checks in writing before paying.
How should I budget for a property purchase?
Separate the price from purchase taxes, notary and registry costs, advice, any financing, renovation and ongoing upkeep. Obtain a tax calculation for the actual transaction: new and resale homes can receive different treatment. A blanket percentage is not a substitute for an individual cost breakdown.
Sources & further reading
This guide provides general information, not individual legal or tax advice. Confirm the rules that apply to your property and circumstances with an independent qualified adviser before committing.
