In a Grenada property purchase the attorney-at-law does the work that in other countries is split between a conveyancer, a title insurer and an escrow company. There is no title insurance industry to fall back on and no public online land register to check for yourself. If your attorney misses a problem in the chain of ownership, there is usually nobody else in the process who would have caught it.
That makes choosing the right attorney the single most important decision after choosing the house. This guide explains what a property attorney in Grenada actually does for a buyer, how to pick one, which questions to ask before you hand over a retainer, and the warning signs that should send you elsewhere.
What the attorney does for a buyer
The core of the job is the title investigation. Your attorney searches the Deeds and Land Registry in St George's, tracing ownership back through earlier deeds, wills, grants of probate and mortgages to establish that the seller has good title and can pass it to you. They look for registered mortgages and charges, check that the description of the land matches the survey plan, and raise questions where there are gaps, such as an owner who died without a will.
The attorney also reviews or drafts the sale agreement, advises on the conditions, holds or checks the escrow arrangements for your deposit, and confirms that property tax and utility bills are paid up to date. For non-citizens, the attorney usually prepares and submits the Alien Landholding Licence application and follows it through government.
At completion the attorney prepares the deed of conveyance, arranges for it to be signed and stamped, pays stamp duty and registration fees from funds you provide, and lodges the deed for registration. A good attorney then sends you the registered deed and a closing statement showing where every dollar went.
How to find and choose one
Look for property experience. Grenada has many attorneys, but not all do much conveyancing. Ask how many property transactions they handle in a typical year and whether they regularly act for foreign buyers.
Ask people who have bought recently. Other buyers, banks that lend on property and long-established builders tend to know which chambers are thorough and responsive. A name that keeps coming up independently is a good sign.
Check they are in practice. Attorneys practising in Grenada must be admitted to the bar. If in doubt, the Grenada Bar Association can help confirm that someone is a practising member.
Judge the first exchange. Notice how quickly they reply, whether they explain things in plain language and whether they give you a written estimate. That is how the whole transaction will feel.
Consider time zones and access. If you live abroad, you need an attorney who answers email reliably and can explain what needs signing, where, and in front of whom.
Independence: why the seller's attorney is not your attorney
It is common in Grenada for the seller's attorney to prepare the sale agreement and hold the deposit. It is also fairly common for buyers to be told that the same attorney can act for both sides to save time and money. That arrangement may be permitted in some circumstances, but it leaves you without anyone whose only job is to protect your interests.
A separate attorney for the buyer is strongly recommended, and essential if you are a foreign buyer, if the property is family land, if there is any doubt about boundaries or access, or if the price is significant. The cost of a second attorney is small compared with the cost of discovering a title problem after completion.
Be equally cautious about an attorney introduced by the agent. Many such referrals are perfectly sound, because agents work with lawyers they trust, but you should be comfortable that the attorney works for you and would advise you to walk away if the title is poor, even if that means the agent loses a sale.
Questions to ask before you instruct anyone
A short conversation before you sign an engagement letter avoids most misunderstandings later.
- How do you charge: a percentage of the price, a fixed fee, or hourly? What is included and what counts as an extra?
- Is VAT charged on your fees, and what disbursements should the buyer budget for, such as searches, stamp duty, registration and courier costs?
- Will you personally handle the file, or will a junior attorney or clerk do most of the work?
- How long does a title search usually take at the registry at the moment, and what do you do if records are missing or damaged?
- Will you prepare and submit the Alien Landholding Licence application, and how do you keep me updated while it is pending?
- How is my deposit held, in what account, and what happens to any interest?
- Can documents be signed abroad, and what notarisation or legalisation will be needed?
- Do you also act for the seller, the agent or the developer in this transaction?
Fees and how they are usually charged
Legal fees for a residential purchase in Grenada are often quoted as a percentage of the price, frequently somewhere around 1.5% to 2.5%, sometimes with a minimum fee for cheaper properties. Some attorneys quote a fixed fee, particularly for straightforward purchases. VAT may be added to professional fees. These figures vary and change, so treat them as a guide and get a written quotation.
Disbursements are separate. They typically include search fees, stamp duty, registration fees, the licence fee for non-citizens and the cost of certified copies. The attorney will usually ask you to put the full amount in their client account before completion so they can pay everything on the day.
A cheaper quote is not always a saving. Ask what the fee covers. An attorney who quotes low but excludes the licence application, or who will not investigate an unclear title without extra charges, may cost more in the end. Ask for a closing statement at the end, setting out every payment, and keep it with your deed.
Warning signs to take seriously
Be wary of an attorney who says a title search is unnecessary because the seller is well known, or because the family has owned the land for generations. Long family ownership is often exactly where problems hide, in unadministered estates and informal divisions between relatives.
Equally, be cautious if you are asked to send money to a personal account, if there is no written engagement letter, if the attorney will not put a fee estimate in writing, or if replies to basic questions take weeks. Pressure to complete quickly, before the survey or before your questions are answered, is another red flag.
If the relationship goes wrong, you can change attorneys before completion, although you will pay for work done. Serious complaints about an attorney's conduct can be raised through the professional bodies that oversee the profession in Grenada. Most buyers never need to go that far, provided they choose carefully at the start and insist on clear, written communication throughout.
Working well with your attorney, step by step
A purchase runs more smoothly when the buyer knows what the attorney needs and when. A typical sequence looks like this.
- Send the attorney the agent's details, the listing, any email exchanges with the seller and your accepted offer as soon as it is agreed.
- Sign the engagement letter and pay the retainer, then provide identification and proof of address so the attorney can complete their client checks.
- Ask the attorney to request the seller's title deeds, survey plan and any approved building plans, and to start the search at the registry.
- Book the survey and the building inspection while the search is under way, and send the reports to the attorney when they arrive.
- Review the draft sale agreement together, line by line, and only then sign and transfer the deposit to the escrow account the attorney has verified.
- For non-citizens, gather what the licence application needs promptly; delays on the buyer's side are a common reason for slow approvals.
- Before completion, transfer the balance and costs to the attorney's client account, confirm the closing statement and agree how the signed deed will reach you.
Frequently asked questions
Can one attorney act for both the buyer and the seller in Grenada?
It does happen, but it is not recommended for most buyers. A single attorney cannot fully protect both sides if a problem arises with title, boundaries or the deposit. Foreign buyers in particular should appoint their own attorney.
How much does a property attorney cost in Grenada?
Fees are commonly a percentage of the price, often in the region of 1.5% to 2.5%, or a fixed fee, plus VAT where charged and disbursements such as searches and registration. Always ask for a written estimate, because fees vary between firms and change over time.
Do buyers have to travel to Grenada to complete a purchase?
Not necessarily. Documents can often be signed abroad before a notary, or you can appoint someone in Grenada under a power of attorney. Your attorney will explain what form of notarisation or legalisation is needed for the documents to be accepted.
How long does a title search take?
A straightforward search may take a few weeks, but older properties, family land or missing records can stretch it considerably. Ask your attorney for an estimate at the start and for updates if questions come up with the seller's title.
Is there title insurance in Grenada?
Title insurance is not a standard part of buying in Grenada as it is in the United States. Buyers rely on the attorney's title investigation, which is why choosing an experienced and careful attorney matters so much.
