Where buyers get caught out
Many Menorca country houses grew over the years with a porch closed here, a pool added there. Under the island plan, some of those additions can never be legalised. Buyers who only discover this after paying the arras deposit lose their negotiating position, or the deposit itself.
What we do on a Menorca purchase
| Stage | Our work | Why it matters |
|---|---|---|
| Before you offer | Land Registry extract, Cadastre, listing review | Confirms owner, charges and the registered description |
| Reservation | Review the reservation terms | Keeps the fee refundable if the checks fail |
| Due diligence | Licences, rustic land, coast, debts, community, rental | Finds problems while you can still walk away |
| Arras contract | Conditions, deadlines, retentions, warranties | Protects the deposit of around 10% |
| Preparation | NIE, bank account, power of attorney, mortgage | Lets you buy on time and remotely |
| Completion | Deed review, notary, payment control | You pay only against a clean title |
| Afterwards | Transfer tax, registry, utilities, IBI | The property is fully in your name |
The properties our clients buy
- Country houses and villas: the classic Menorcan farmhouse and the modern villa on rustic land. See buying a country house in Menorca.
- Apartments and townhouses: in Maó, Ciutadella, Es Castell and the resorts. See buying an apartment.
- Seaside homes: the Coastal Law and the Camí de Cavalls. See coastal property.
- Plots: what the island plan and the municipality allow. See our planning lawyers.
Checks that fit Menorca
Menorca's island plan (Pla Territorial Insular) is among the most restrictive in Spain. We compare the Land Registry, Cadastre, municipal planning file and the property, check the land category under the island plan and confirm whether any holiday rental licence exists and what it covers. See legal due diligence in Menorca.
Protecting your deposit
We negotiate the reservation and arras contract so that your deposit is refunded if the checks or your mortgage fail, the completion date is realistic, and debts and the non-resident seller's tax are covered by retentions. See arras contract review.
Selling in Menorca
For sellers, we prepare the documents buyers' lawyers ask for, negotiate the contract, cancel mortgages and calculate capital gains, plusvalía and the 3% retention for non-residents. See selling property in Menorca.
Buying from abroad
Many clients live in the UK, Germany, the Netherlands or France. With a power of attorney we obtain your NIE, sign the contracts and complete for you. See NIE and power of attorney, our guide to buying in Menorca and the purchase costs and taxes.
Menorca.law is the Menorca practice of Castell.law, with more than twenty years advising international clients on Balearic property.
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 hiring a property lawyer in Menorca
When should I instruct a property lawyer in Menorca?
Before you sign a reservation or pay any fee, so the first document already protects you.
Can the agent's lawyer act for me?
It is not advisable. You need a lawyer who acts only for you and takes nothing from the sale.
How long does a purchase in Menorca take?
Usually six to ten weeks from reservation to completion for a resale property; country houses can take longer.
Do you work in German?
Yes. We advise in English, German and Spanish, and the website is also available in German.