Buyer warning: Sea access, a terrace or long-standing use does not prove private ownership or full legality. Official records and plans must be reconciled.
Essential legal checks
Registry title and surveyed boundaries.
Cadastre and official coastal demarcation.
Public-domain, access, transit or protection restrictions.
Planning classification and permitted use.
Licences for the house, pool, terraces, walls and annexes.
Community rules and building works for apartments.
Flood, erosion and environmental constraints.
Ability to renovate, rebuild or extend.
Boundaries and public rights
Gardens, walls, steps and paths used by the seller may not all belong to the registered property.
Existing structures
Age, tax records and registration do not automatically prove complete planning legality.
Future works
If the purchase depends on a pool, extension or redevelopment, obtain written legal and technical advice before committing.
Frequently asked questions
Is direct beach access private?
Not necessarily. Public-domain and coastal-access rules may affect paths, stairs and shoreline areas.
Can I renovate a seafront house?
Possibly, but planning, coastal and environmental restrictions require site-specific assessment.
Is the Land Registry enough?
No. Review it alongside coastal, cadastral, planning and physical information.
Buying property?
Have the title, risks and contract reviewed independently before paying a deposit.
