How to Find Real Estate and Land Register Information in Dominican Republic

The Dominican land registry operates with the Torrens title system and has been digitized since 2005, pursuant to the Real Estate Registration Law No. 108-05 and its complementary regulation. All new transactions can be completed digitally, but all titles created before 2005 are still undergoing a digitized process upon request from the interested party.

Accessing land register information in the Dominican Republic can be achieved through two main options, physical at the Title Registry, or in its virtual office. It's essential to be aware that the database is exclusively available in Spanish.

There are two options to access register information:

• Consultation rooms, known as “Salas de consultas”, are established in every Title Registry office throughout the country. They grant individuals access to the registry's electronic database, which operates on a scanned-based system.
• The Title Registry's virtual office within the Land Jurisdiction can be accessed via https://servicios.ri.gob.do/OficinaVirtualRT. This online platform provides access to the registry's electronic database.

In the Dominican Republic, publicly available property information requires certain information on the real estate. To locate a property, users typically need to possess at least one cadastral detail pertaining to the property, such as its cadastral designation, and its province and municipality. A more comprehensive search can be facilitated by providing additional relevant cadastral information.

Purchasers must request a copy of the deed to conduct the due diligence. The available information includes cadastral information (property's cadastral designation, square meter area, municipality, and province), recorded ownership, and its annotations. It is highly advisable that a local lawyer conducts the due diligence.

The property boundaries and improvements could be available.

Additionally, for condominiums regulated by Law No. 5038, information about individual units and common areas, and the condominium regime should be publicly available.

In the Dominican Republic, the available documents pertaining to registered property rights include title deeds, sales agreements, cadastral plots, land survey files, recorded real estate litigation, and other legal documents associated with the registered property.

The most common certifications issued by the Title Registry are the following:

• Title search: Certifying the property's recorded legal status, ownership, and validity of the title deed, detailing the current real property rights recorded as of the specified date. It can be obtained by any interested party.
• Registration of Accessory Real Rights: This certificate validates only the current accessory real property rights recorded as of the specified date. It is exclusively issued to the holder of the property right.
• Certifications with Priority Reservation: This certificate attests to the legal status, ownership, and validity of the title deed, stating the current real property rights recorded as of the specified date. Its purpose is to ensure the immutability of such status, safeguarding a specific legal transaction for a specific period.
• Creditor Registry deed: This certificate confirms solely the current accessory real property right arising from a credit or mortgage, recorded as of the specified date. It is issued exclusively to the creditor.
  

In addition to the property-related information in the responses to the previous questions, the Dominican Republic provides access to other property-related information that can be crucial for prospective property owners and investors.

• Cadastral Information: To obtain detailed land survey information and technical data, individuals can request records from the Title Registry or the Regional Directorate of Land Surveys, depending on the property's location.
• Zoning Information: Zoning regulations, especially those pertaining to green protected areas, can be researched through various institutions and regulations. The Ministry of Environment offers interactive maps known as the "National System of Protected Areas," which classify and detail green areas under protection. These maps determine whether an area is suitable for construction and specify the type of construction allowed, in accordance with Environmental Law No. 202-04. Access the maps at: Ministry of Environment Maps.
• Projects in Touristic Areas: It is essential to verify whether tax incentives are applicable to the property. The Dominican Republic offers several tourism tax incentives to encourage and attract investments in the tourism sector. These incentives include: (i) Tax Exemptions for Tourism Projects: Particularly those involving the construction of hotels, resorts, and other tourism-related infrastructure. These exemptions may encompass income tax, property tax, and import duties on construction materials and equipment. (ii) Value-Added Tax (VAT) Refunds: Some tourism-related businesses may be eligible for VAT refunds on specific expenses. (iii) Income Tax Incentives: Tourism companies may benefit from reduced income tax rates or exemptions for a specified period, especially if they are situated in priority tourism development areas. (iv) Customs Duty Exemptions: Import duties and taxes on equipment, furnishings, and other assets required for tourism projects could be waived or reduced. (v) Transfer Tax Benefits: Certain real estate transactions.
  

Yes, this information can be obtained at the Land Court of the property's location by submitting a request to the court's clerk. Additionally, the court handling the lawsuit is required to serve notice to the Title Registry to make the necessary annotation on the property's deed.