Foreigners who are drawn to planned developments, large parcels of land that have been sectioned into individual lots within a community (sometimes gated), should follow a few simple guidelines before committing to a developer’s plan. The projections of what the community will look like, often shown in sample drawings, can be enticing and may be exactly what you envision for your new home and neighborhood. Vetting the developer will set the foundation for a successful project.
Here’s a checklist of items to consider when selecting or vetting an overseas developer.
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Does the developer have clear title to the property?
Verifying this should be your attorney’s first order of business. Ask the developer for the FINCA NUMBER. 无题的“占有权”,,en,R.O.P.,,en,属性没有Finca编号,,en,让您的律师检查标题记录，看看他们是否同意开发人员告诉您的内容,,en,在某些情况下,,en,买R.O.P.,,en,如果知识渊博的律师对房产进行了研究，房产可以相对安全,,en,请求免费报告'如何标题ROP属性',,en,有关此内容的更多信息,,en,很多邮票,,en,所有必需的计划和许可都已获得批准,,en,如果提供家庭计划,,en,他们是加盖印章还是批准过的,,en,他们是否已经批准了承诺的基础设施和设施的计划和/或许可,,en,是否有未来码头的批准,,en,已经有了什么基础设施,,en,新兴市场的开发人员,,en,像Puerto Armuelles一样,,en (R.O.P.) properties do not have a Finca number. Have your attorney check the title records to see if they agree with what the developer is telling you. In some cases, buying R.O.P. Property can be relatively safe if it has been researched by a knowledgeable attorney. Request the free Report ‘How to Title ROP Property” from Editor@visitPuertoArmuelles.com for more information about this.
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Lots of Stamps
Have all required plans and permits been approved?
For example, if home plans are provided, are they stamped and approved? Do they have approved plans and/or permits for infrastructure and amenities that have been promised? Is there approval for that future marina?
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What infrastructure is already in place?
Developers in emerging markets, like Puerto Armuelles, 可以对计划的设施和基础设施做出很多承诺,,en,这可能包括道路,,en,他们会变脏吗,,en,碎石,,en,或铺砌,,en,谁将来维护它们,,en,外部社区围栏和大门,,en,引流,,en,维护公共区域和其他设施,,en,船发射,,en,马厩,,en,俱乐部,,en,游泳池 - 总体规划中承诺或显示的任何内容,,en,确定承诺的基础设施与已经建立的基础设施并明白这一点,,en,唯一确定的是已经存在的基础设施,,en,什么是水和电的来源以及什么是废物计划,,en,水是由市政府提供的,,en,开发者,,en,或者你必须提供自己的,,en,电力是否已经用于开发,,en,如果不,,en,从市政当局找出安装线路的时间,,en. This could include roads (Will they be dirt, gravel, or paved? Who maintains them in the future?), exterior community fences and gates, drainage, maintenance of common areas and other amenities (boat launch, horse stable, club house, pool – anything promised or shown in the Master Plan). Pin down what infrastructure is promised versus what infrastructure is already in place and understand that the only certainty is the infrastructure that’s already there.
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What is the source of water and electricity and what is the plan for waste?
Is water being supplied by the Municipality, the developer, or will you have to provide your own? Is electricity already run to the development? If not, find out from the municipality when the lines will be installed.
下水道或化粪池,,en,如果您需要安装化粪池系统,,en,采取措施了解当地的要求,,en,如果开发人员很有希望上网服务,,en,验证它是否可用于项目,,en,电话和蜂窝服务也是如此,,en,开发人员有多少经验,,en,另一个重点,,en,他以前做过这种类型的项目吗？,,en,他应该能够提供参考 - 跟进这些人,,en,开发商的财务资源是什么？,,en,这个很重要,,en,开发商是否有资金让项目继续自行发展,,en,或者他是否依靠销售收入来推进基础设施建设,,en,一个线索可能是,,en,多久以前该项目已经启动，并且在此期间取得了多大进展,,en? If it is up to you to install a septic system, take steps to understand the local requirements.
If the developer is promising Internet service, verify that it’s available to the project. Same goes for telephone and for cellular service.
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How much experience does the developer have?
Another important point. Has he done this type of project before? If so, he should be able to provide references – follow up with these people.
6. What are the developer’s financial resources?
This is important. Does the developer have the capital to keep the project moving forward on his own, or will he be relying on sales revenues to progress the infrastructure? One clue may be how long ago the project was started and how much progress has been made during this time. 如果已经有一段时间了,,en,例如,,en,是可见的进展,,en,如果提供融资,,en,什么是条款,,en,从开发商那里购买海外房产的一大优势是，它通常是您在国外获得融资的唯一方式,,en,确定,,en,虽然,,en,在提交之前了解条款的细节,,en,你能和开发商以前的客户交谈吗？,,en,如果他已经经营了一段时间,,en,应该有一些过去的客户,,en,询问开发人员是否会让您联系到您正在考虑的项目或之前项目的任何过去的买家,,en,如果项目失败会发生什么,,en,我在巴拿马见过一些项目,,en,和世界各地,,en,由于各种原因,,en,买家可能会没有承诺的设施,,en (years for example), is progress visible?
- If financing is being offered, what are the terms?
One of the great advantages of buying property overseas from a developer is that it’s often the only way you’ll get financing abroad. Be sure, though, to understand the particulars of the terms before committing.
- Can you speak with any previous clients of the developer?
If he has been in business for a while, there should be a number of past customers. Ask if the developer will put you in touch with any past buyers from either the project you’re considering or previous projects.
- What happens if the project fails?
I’ve seen a few projects go under in Panama, and around the world, for various reasons. Buyers can be left without the amenities promised (喜欢公路或船只发射/码头,,en,但至少他们可能拥有迷人的海景,,en,在考虑您的整体风险时,,en,如果最糟糕的情况发生，请考虑你将留下什么,,en,目前在Puerto Armuelles及其周边地区只有少数几个开发项目,,en,这些包括,,en,CoCo海滩,,en, - Puerto Armuelles以北的封闭式社区,,en,建筑和主要基础设施已经开始,,en,托尔图加海滩,,es, - Palmar Sur,,fr,Puerto Armuelles以北,,en,失速,,en,但很快就会复活,,en,目前有,,en,离网,,en,现在正在安装市政电力线路,,en,Corozon de Oro,,es,几年后，只有明显的进步是一个入口纪念碑,,en,好梦,,es, - Punta Burica,,en,大标题和ROP批次,,en,在海滩上的封闭式社区,,en), but at least they may own attractive lots with magnificent ocean views. When considering your overall risk, take into account what you’ll be left with if the worst happens.
There are currently only a handful of development projects in and around Puerto Armuelles. These include:
- CoCo Beach – Gated community north of Puerto Armuelles. Construction and major infrastructure have begun.
- Playa Tortuga – Palmar Sur, north of Puerto Armuelles. Stalled, but may be resurrected soon. Currently has 3 homes, off grid. Municipal electric lines are being installed now.
- Corozon de Oro – Palmar Sur. Only visible progress is an entry monument after several years. R.O.P.
- Bueno Suenos – Punta Burica. Large Titled and ROP lots. Gated community on the beach. 开发人员拥有哥斯达黎加和巴拿马已完成项目的经验,en.
For more information contact: Editor@visitPuertoArmuelles.com
Thank you for the info