What to resolve first
- Use an independent lawyer and technical adviser
- Verify land title and burdens before paying
- Tie payments to defined construction milestones
- Understand contract deposit and title-transfer protection
The brochure is not the property
An off-plan buyer is purchasing a contract for a future outcome. Ask for approved plans, specifications, unit position, common areas, parking, storage and any right for the developer to change them. Have an independent engineer compare the promise with permits and the proposed build. Show-home materials are marketing, not a substitute for contract drawings.
Investigate the land and seller
The Department of Lands and Surveys recommends checking the property and title before purchase. Its guidance on sale contracts explains how depositing the contract can protect a buyer if the seller fails to perform. The amended framework also addresses a recent property search certificate for relevant contracts. Your lawyer should check registered burdens, the seller’s authority and how any mortgage will be released for the specific unit.
Make the money follow verified progress
The contract should define milestone evidence, who certifies completion, what happens if the build is delayed, defect remedies and how a dispute is handled. Avoid paying a large proportion of the price before independent verification. Ask what security exists if the developer becomes insolvent. Finance approval and foreign-exchange exposure should be built into the payment dates.
Completion is more than keys
Specify delivery documents, utility connections, permits, snagging process and a retention or remedy mechanism if appropriate. Clarify whether an individual title deed exists at completion or will follow later, and what the buyer must do meanwhile. Budget VAT or transfer costs based on independent advice, not the sales estimate.
A decision gate
Do not sign because a discount expires tomorrow. Sign when the legal, technical and cash-flow risks are known and the contract allocates them clearly.
Frequently asked questions
Is a reservation form enough protection?
No. Have an independent lawyer review the contract and deposit arrangements.
Will I get a title deed when construction finishes?
Not always. Confirm the expected process and protections for the specific project.
Can a sales agent advise on defects and burdens?
Use independent legal and technical advisers whose duty is to you.