Your attorney reads this. So should you.

The Constancia Anotada is the modern Dominican title document, introduced by Law 108-05 in 2005 to modernize what had been a chaotic title system. If you're buying DR property, the Constancia is the single most important document you'll see. Your attorney will analyze it, but you should know what they're looking at.

What it looks like

A multi-page document on official Title Registry paper, with stamps and barcodes. It's printed in Spanish only. The Registry issues a fresh original for each transaction.

The key sections, in order

Header section

• Certificate number (Número de Certificado de Título)
• Property identifier (Parcela / Solar / Edificio number)
• Cadastral district (Distrito Catastral)
• Registry office (Registro de Títulos that issued it)
• Date of issuance

Verify: the certificate number is consistent with what your attorney requested. Property identifier matches the deslinde and survey.

Property description

• Surface area (in square meters)
• Boundaries (linderos) — describes adjoining properties or streets
• Built structures (descripción de mejoras) — what's actually on the land

Verify: the surface area matches the listing. Boundaries match the survey. Built structures match reality (the certificate may show fewer structures than exist if recent additions weren't titled).

Owner section (Titular)

• Full legal name of current owner
• Nationality and ID (Cédula or passport)
• Marital status (estado civil) and matrimonial regime
• Date of acquisition (when this owner took title)

Verify: the name matches the seller exactly. Married sellers may need spouse to sign even if title is solo (depending on matrimonial regime).

Encumbrances section (Gravámenes / Cargas)

This is the section you scrutinize hardest. Everything that limits ownership is listed:

• Mortgages (hipotecas)
• Liens (anotaciones preventivas, embargos)
• Easements (servidumbres)
• Restrictions (limitaciones de uso)
• Lawsuits affecting title (litis)

Verify: the section says either "Sin gravámenes" (no encumbrances) OR lists specific ones. If there are mortgages, your closing must include payoff letters.

Antecedents section

• Previous owners and dates of their tenure
• History of transactions

Verify: the chain is clear and the previous transfer was properly documented. Gaps in the chain are red flags.

Stamps and signatures

• Registry stamp (sello del Registro de Títulos)
• Conservator signature (Conservador de Hipotecas)
• Date of certification

Verify: the stamp is from the correct district. The certification date is recent (within 30 days of closing for safety).

Common issues that surface

• Old format certificate (pre-Law 108-05). Some older properties still have legacy certificates. Conversion to Constancia Anotada often required before sale.
• Missing deslinde. Property hasn't gone through formal surveying/registration. Required to issue Constancia.
• Owner discrepancies. Title in deceased relative's name, in a dissolved company's name, etc.

What we ask for

Before showing any client a property, we request the Constancia (most recent copy). If the seller can't produce one within 48 hours, we don't proceed. The Constancia is the entry ticket to any serious conversation.