Where buyers get caught out
The Cadastre often shows more built area than the licences cover. In Menorca that gap usually means an addition on rustic land, which may not be legalisable. Spotting it before the arras contract gives you options; after it, only costs.
What our review covers
| Area | Source | What it can reveal |
|---|---|---|
| Title and charges | Land Registry extract | Owner, mortgages, seizures, usufructs, easements |
| Physical reality | Cadastre, aerial images, survey | Built area, boundaries, unregistered buildings |
| Planning | Town hall and Consell Insular de Menorca | Land category, licences, infringement files |
| Habitability | Island records | Cédula de habitabilidad |
| Debts | Town hall and community | IBI, waste tax, community fees and levies |
| Rental | Tourism register | Licence, capacity, holder |
| Protection | Coastal and natural area records | Coastal easements, Camí de Cavalls, protected areas |
How we work
- Send us the listing and any document you were asked to sign; we reply with scope and a written quote.
- Preliminary registry and cadastral check in one or two working days.
- Full review of the planning file, licences, debts and rental status, with an architect where needed.
- Written report in English or German with clear options.
- Contract protections in the reservation and arras contracts.
Eight municipalities, eight files
Each of Menorca's eight town halls keeps its own planning records. A licence search in Ciutadella is a different exercise from one in Sant Lluís or Es Mercadal, and timings vary. Knowing where to look is part of the job.
Legal review and technical survey
A legal review is not a structural survey. For older houses we recommend an architect and combine the two reports, because an unlicensed extension is both a legal and a technical issue. See country houses in Menorca. Menorca.law is part of Castell.law; for the whole purchase see our property lawyer service.
An illustrative example
Based on situations we commonly see; not a specific client. A buyer was about to reserve a villa near Es Migjorn Gran advertised with four bedrooms. The licence and the cédula covered three; the fourth had been built in a former storeroom. The buyer negotiated a lower price and a contractual condition on the architect's view of the possible regularisation.
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 Menorca
How long does due diligence take in Menorca?
A first check takes one or two working days; a full review usually one to three weeks.
Can it be done before I reserve?
Yes, and that is the best time.
What happens if you find a problem?
The seller fixes it, the price changes, part is retained, a condition is added, or you withdraw.
Do you visit the property?
We coordinate a visit by an architect when the property requires it.
Do I still need due diligence for a new build?
Yes. We check the developer, licences, guarantees for payments and the first-occupation licence before you pay.