Risk Guide: What Can Go Wrong

Before you act on anything in this guide: all buyers and sellers must retain a licensed Bahamian attorney for legal, title, and conveyancing advice. This page is general information only — it is not a substitute for individual legal, tax, or immigration advice from a qualified Bahamian professional.

Risk	Warning signs	Control
Unclear or defective title	Seller is vague about ownership history; no recent title work	Independent attorney title investigation before you waive the title condition
Unapproved structures or subdivisions	No permits/approvals on file for existing construction	Confirm approved plans and occupancy evidence during due diligence
Boundary, access, or easement disputes	Fencing or improvements that don’t match the survey	Current licensed survey, not an old one
Tax, utility, HOA, or mortgage arrears	Seller reluctant to share statements	Written clearance/statements obtained before closing
Misrepresented zoning or rental rights	Verbal claims about short-term rental or commercial use not backed by documentation	Written zoning and legal-use confirmation from the Department of Physical Planning
Uninsurable or hard-to-insure hurricane/flood exposure	Coastal or low-lying parcel, older structure	Confirm insurability and cost before your inspection condition expires
Contractor insolvency or cost overruns	Unusually low bid, vague contract, no bonding	Contractor due diligence, fixed-price or controlled cost-plus terms, retainage
Foreign-investor registration/permit or exchange-control failure	Rushing to close before confirming IPLA or exchange-control treatment	Confirm requirements with your attorney before you sign, not after
Reliance on verbal assurances	“Don’t worry, that’s fine” without anything in writing	Get it in writing, or get it confirmed by your attorney
Sending funds without verified instructions	Last-minute change to wiring instructions by email	Independently verify payment instructions by phone before sending any deposit or purchase funds
Unrealistic rental, appreciation, or exit assumptions	Pro formas with no vacancy, no reserves, and steady appreciation baked in	Model base, conservative, and stress cases before you commit

How do I know if a title is clean?

You don’t, on your own — an independent attorney title investigation is what establishes this.

What if a seller asks me to skip due diligence to move faster?

Treat it as a reason to slow down. A legitimate seller can accommodate a properly conducted due diligence process.

Where should I send my deposit?

Only to a stakeholder/escrow arrangement your own attorney has confirmed and directed — verify instructions by phone, never from an email alone.

This guide provides general information and was reviewed as of 9 August 2026. Bahamian laws, taxes, fees, government procedures, lending criteria, planning requirements, and immigration policies may change. Property facts and approval requirements vary by island, parcel, ownership structure, intended use, and project scope. All buyers and sellers must retain a licensed Bahamian attorney for legal and title-transfer advice. Obtain independent advice from a licensed Bahamian attorney and the relevant qualified tax, financial, planning, engineering, environmental, appraisal, insurance, and immigration professionals before acting.