Title verification in the DR, what your attorney should actually check

Title verification is non-negotiable.

The Dominican Republic has a robust modern title system (the Torrens-style Registro de Títulos), but the *quality* of any specific title is only as good as the chain of custody behind it.

If you're ever told "we can skip this step to save time," walk away from the deal.

What your attorney must verify

1. Certificado de Título is current and authentic

Pulled directly from the Registro de Títulos, not a copy provided by the seller.

2. No liens or encumbrances

Mortgages, judicial holds, tax liens, or rights-of-way.

3. Boundaries match the deed

The cadastral map (Mensura Catastral) coordinates should match the title and the physical ground.

4. Property tax (IPI) status

Annual property tax must be current.

5. Condo / HOA dues

Confirm dues are paid current and review the last 2 years of HOA financials.

6. Spousal consent

If the seller is married under community property regime, the spouse must sign.

7. Foreign buyer compliance

If you're buying through a Dominican LLC or trust, confirm the corporate vehicle is properly registered.

8. Construction permits (Phase 2 properties)

For new construction, verify the Licencia de Construcción.

The "deslinde" question

A *deslinde* is the formal cadastral survey. Many older properties were never properly *deslindado*. You'll see "carta constancia" titles instead, which are legally weaker.

Rule of thumb: never buy without a current deslinde unless you're paying significantly below market.

Our standard practice

Every Vista Cabarete Realty listing has had its title pulled and reviewed before we publish it. Reach out.