In Grenada, buying property is a job for an attorney-at-law. There is no separate profession of conveyancers or notaries handling routine sales: your attorney investigates the title, prepares or reviews the sale agreement, handles the Alien Landholding Licence application if you need one, prepares the deed, arranges stamping and registration, and holds and transfers money. For that work you pay a fee that is often the third largest cost of the purchase after the price itself and, for foreigners, the licence.
Fees are not fixed by a single published tariff that everyone follows. They vary by firm, by the value and complexity of the transaction, and by what is included. This guide explains how attorneys typically charge, what a complete quote should cover, the extras that often sit outside it, and how to compare quotes without choosing on price alone.
How attorneys typically charge for a purchase
Most Grenadian attorneys quote conveyancing fees as a percentage of the purchase price, guided by a scale associated with the Grenada Bar Association. In practice the percentage commonly falls in a range of roughly 1.5% to 3.5% of the price, with smaller transactions at the higher end and larger ones at the lower end. Some firms quote a fixed fee for straightforward work, or a fixed fee plus disbursements.
On top of the fee, VAT at the standard rate of 15% may apply if the firm is registered for VAT, which most established firms are. A quote of 2% plus VAT is therefore really 2.3% of the price. Always ask whether a quote is inclusive or exclusive of VAT.
On a US$300,000 home, a fee at 2% plus VAT comes to about US$6,900, or roughly EC$18,600. On a US$1 million villa, even a lower percentage produces a five-figure fee. These are illustrations only; your own quote may differ.
Separate advice, such as structuring a purchase through a company, drafting a will that covers the Grenadian property or reviewing a rental management agreement, is usually charged on top, either hourly or as a fixed fee. Mention any such needs at the start so they appear in the quote rather than on a surprise invoice.
What a complete purchase quote should include
A professional quote sets out the scope of work as well as the price. Look for these elements, and ask about any that are missing:
- Searches at the Deeds and Land Registry to trace title back through previous owners, and checks for mortgages, charges, caveats and pending litigation.
- Review or preparation of the sale agreement, including negotiation of terms with the seller's attorney.
- Preparation and submission of the Alien Landholding Licence application, if you are not a citizen, and liaison until it is granted.
- Preparation of the deed of conveyance, its execution, and arrangements for signing if you are overseas.
- Calculation and payment of stamp duty and registration fees from funds you provide, and registration of the deed.
- Holding the deposit and purchase money in a client account and paying the seller at completion.
- Confirming that property tax and utility arrears are cleared by the seller.
- Reporting to you at the end, with the registered deed or a certified copy.
Costs that usually sit outside the fee
Government charges. Stamp duty, registration fees and the Alien Landholding Licence fee are paid to government and are not part of your attorney's fee, though your attorney will calculate and pay them from funds you provide.
Disbursements. Search fees, certified copies, courier charges, oath and notarial fees, and bank charges for incoming wire transfers. Individually small, collectively they can add a few hundred to a few thousand EC dollars.
Surveys and valuations. A licensed land surveyor's survey or check survey, and a valuation if required, are paid separately to those professionals.
Documents from abroad. Police certificates, bank references and notarised or apostilled documents for the licence application are obtained, and paid for, in your home country.
Extra work. Resolving a title defect, dealing with an estate, correcting boundaries or handling a dispute is outside a standard conveyance and usually billed additionally.
If you take a mortgage: two sets of legal fees
Grenadian banks and credit unions require their own attorney to prepare the mortgage deed and protect the lender's interest. The borrower pays for this, in addition to their own attorney's fees for the purchase. In some cases the same attorney can act for both buyer and lender if the bank allows it, which may reduce total cost, but the lender decides.
The mortgage deed also attracts stamp duty and registration fees, and the bank may require a valuation by an approved valuer, insurance assigned to the bank and, often, life cover. Ask the lender for a full list of fees at the outset and include them in your budget.
When you eventually pay off the mortgage, a discharge or release must be prepared and registered so that the charge is removed from the title. That too costs a modest legal fee, and it is worth doing promptly rather than leaving the old charge on the record for a future buyer to discover.
Comparing quotes sensibly
Choosing an attorney on price alone is a common false economy. A structured comparison helps:
- Ask at least two or three firms for a written quote based on the same price and description of the property.
- Check that each quote covers the same scope: searches, agreement, licence, deed, registration and reporting.
- Compare the totals including VAT and estimated disbursements, not just the headline percentage.
- Ask who will actually do the work, a senior attorney or a junior, and how quickly they respond to messages.
- Ask for an estimated timetable, including the licence application, which is often the longest stage for foreign buyers.
- Confirm how and when fees are paid, typically a portion at the start and the balance at completion.
- Sign an engagement letter that sets out the fee, scope and payment terms before work begins.
Why a cheap quote can cost more
The value of an attorney lies mainly in what they find, or prevent, before completion. Title problems in Grenada are not rare: family land with heirs who never signed, boundaries that do not match the survey, old mortgages never discharged, encroachments, and rights of way that exist only on paper. A thorough search takes time; a rushed one is cheaper but leaves you carrying the risk.
Conflict of interest is another concern. Using the seller's attorney or an attorney introduced by the agent may be convenient, but your attorney should act only for you. Ask directly whether the firm has any connection with the seller, the developer or the agent.
Finally, check that the attorney is entitled to practise in Grenada and is in good standing. The Grenada Bar Association and the Supreme Court Registry can confirm admission. Professional indemnity insurance and a proper client account are basic protections for your money.
Red flags in a legal engagement
No written quote. An attorney who will not put fees and scope in writing makes it hard to resolve misunderstandings later.
Pressure to skip steps. Suggestions that a survey, a full title search or the licence can wait until after completion should be refused.
Money paid to a personal account. Deposits and purchase funds should go to a firm's client account, not to an individual's personal account.
Slow or no reporting. You should receive regular updates, and at the end the registered deed or a certified copy. Silence for months is a warning sign.
Fees deducted without explanation. Every deduction from your funds should appear on a statement of account with receipts for government charges.
Vague answers about the licence. An attorney experienced with foreign buyers should be able to explain the Alien Landholding Licence process, the documents needed and a realistic timeframe. Evasive or overly optimistic answers suggest limited experience.
Frequently asked questions
How much do lawyers charge to buy a house in Grenada?
Commonly between about 1.5% and 3.5% of the purchase price, plus VAT where the firm is registered, with smaller transactions at the higher end. Disbursements and government charges are extra. Get written quotes from more than one firm and compare like with like.
Is VAT charged on attorney fees in Grenada?
VAT at 15% generally applies to legal services supplied by firms registered for VAT, which includes most established practices. Ask whether a quote includes VAT, because it adds noticeably to the total.
Can one attorney act for both buyer and seller?
It is possible in some circumstances but rarely advisable, because the interests of buyer and seller conflict on price, conditions and title problems. Most buyers are better protected by their own independent attorney.
Does the attorney fee include the Alien Landholding Licence?
The attorney's fee usually covers preparing and submitting the licence application, but the licence fee itself is a government charge paid separately. Confirm in writing what the quote includes.
Is a Grenadian attorney needed when buying from abroad?
Yes. The conveyance, licence application and registration are handled under Grenadian law and require an attorney admitted to practise in Grenada. Documents can be signed abroad under arrangements your attorney will explain.
