The alien landholding licence
Some Caribbean jurisdictions require non-nationals to obtain a licence or approval before completing a purchase. Rules, timelines and fees vary and should be confirmed by an independent local attorney.
Your offer and contract should be written with that timeline in mind so deposits are protected while the licence is processed.
Costs you should model from day one
Legal fees, stamp duty, transfer tax and agency commission differ by island and by transaction. Obtain a current written cost schedule from an independent local attorney before offering.
Currency also matters. Several islands peg to the US dollar, which removes exchange risk for dollar buyers but not for sterling or euro buyers. Fixing a rate early can be worth more than negotiating on price.
Independent legal advice, always
Never share an attorney with the seller and never rely on a developer's in-house counsel. Title in the region is generally sound, but boundary, access and beach-right questions are best examined by someone acting only for you.
A realistic timeline
Completion timing depends on title review, approvals, financing and construction status. Off-plan payments should be reviewed by independent counsel and tied to appropriately verified milestones.
