Why Due Diligence Is Non-Negotiable
The Riviera Maya real estate market includes excellent developers alongside others with problematic track records. Resale properties may have hidden liens or legal complications. A well-executed due diligence takes 2-3 weeks and can save you tens of thousands of dollars.
Property Documents
✓ Current registered deed — verify it's properly inscribed in the Public Registry. ✓ Certificate of no encumbrances — confirms no mortgages, liens or recorded debts. ✓ Property tax current — request 5 years of payment records. ✓ HOA fees current — outstanding fees transfer to the new owner. ✓ Land use authorization — confirm the authorized use matches your intended purpose.
Developer Verification (Pre-Sale)
✓ Track record and delivered projects — research reviews from previous buyers. ✓ Valid construction permit — required for the project to proceed legally. ✓ Environmental impact authorization (MIA) — required for coastal developments. ✓ Escrow/trust for payments — pre-sale payments must go to a bank/notary-supervised account, never directly to the developer. ✓ Developer's financial standing — check for active litigation or bankruptcy proceedings.
Contract Verification
✓ Clear property description — unit number, floor, area, parking, storage. ✓ Price matches verbal agreement. ✓ Delivery date and delay penalties. ✓ Written construction specifications — don't rely on marketing renders. ✓ Rescission clause — conditions for cancellation and refund.
Frequently Asked Questions
How much does legal due diligence cost?
USD 500–1,500 for a real estate attorney's complete review. One of the best investments you can make.
How long does full due diligence take?
1-3 weeks for a resale property; longer for pre-sale if developer documentation is pending.
Can a developer refuse to provide documents?
A reputable developer has no reason to refuse. Resistance or unexplained delays in providing documentation are significant red flags.
At L'Agence MX we guide you through every step. Email us at bonjour@lagencemx.com, reach us on WhatsApp at +52 56 3370 9470 or explore all our properties at lagencemx.com.
Why L'Agence
Over 10 years in the Riviera Maya
SEDETUS · AMPI certified trilingual team operating in Cancún, Tulum, Playa del Carmen, Puerto Morelos, Puerto Aventuras and Bacalar. We accompany international investors from search to closing and ongoing property management.
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