Questions to Ask Before You Sign

Use this checklist when you first talk to your lawyer about buying in Fiji. Their advice should give you confidence to walk away from a risky property – not pressure you to sign everything.

Title, Land Type & Risk

• What type of title or lease is this – freehold, iTaukei lease, crown/state lease, Housing Authority sublease, or church/institutional lease? You want a clear explanation of what you’re actually buying and who ultimately owns the land.
• Are there any caveats, easements or encumbrances on title that could affect how I use or build on this property? Things like rights of way, drainage easements or legal disputes must be understood upfront.
• Is there any consent required from TLTB, Housing Authority, the State or a church/institution before this sale can settle? Ask about timeframe and what happens if consent is delayed or not granted.

Contract & Conditions

• Can you walk me through the key clauses in the Agreement for Sale & Purchase in plain English? You should understand the major obligations: price, deposit, dates and conditions.
• Does the contract properly protect me with finance, valuation, FNPF and engineer’s report conditions? If any of these are missing, ask for them to be added or tightened.
• Is there anything unusual or one-sided in this contract that you would not sign yourself? You’re testing their honesty – you want their real personal view, not a sugar-coated one.

Rates, Leases & Arrears

• Can you confirm town/city rates and lease payments will be fully cleared up to settlement? You don’t want to inherit unpaid rates, ground rent or penalties from the seller.
• Are there any arrears or disputes with the council, WAF, EFL or the lessor that I need to know about? Outstanding disputes can affect your peace of mind and future plans.

Bank, FNPF & Panel Solicitors

• Is my lender using a panel of approved solicitors, and are you on that panel? If not, clarify whether another firm will prepare the mortgage documents on behalf of the bank.
• How will you coordinate with my bank and FNPF to meet the finance and settlement dates? You want a clear sequence: contract → bank approval → FNPF → mortgage docs → settlement.

Fees, Timelines & Communication

• What are your legal fees for this purchase, and what disbursements or extra costs should I expect? Ask for an estimate including search fees, registration fees and any lender-related costs.
• What is a realistic timeline for you to complete all searches, consents and settlement? Get an honest view that matches your contract dates – not best case scenario only.
• How will you keep me updated and who do I contact if I need urgent clarification? Know your main contact person and preferred channels – phone, email, WhatsApp, Viber.

Use this checklist when you talk to the valuer and engineer about the property. Their reports affect both your bank approval and your future repair bills in Fiji’s climate.

Scope & Assumptions

• Are you on my bank’s approved valuation or engineer panel? If not, the bank may not accept the report – confirm this before you order it.
• What exactly will your inspection cover – structure, roof, drainage, retaining walls, services? You want clarity on what is included and what won’t be inspected in detail.

Value, Condition & Risk

• How does your assessed value compare with the agreed purchase price – and why? A lower valuation can affect your borrowing and deposit requirements.
• Are there any structural issues, signs of movement, water damage or termite concerns I should know about? Ask what is urgent, what is medium-term, and what is just cosmetic.
• Based on this area, how exposed is this property to flood, cyclone or landslip risk? You want an honest view of local risk, not just “looks okay on a sunny day”.

Engineer’s Certificate & Works

• Is there a valid engineer’s certificate in place, and if not, what would be required to issue one? This is critical for bank lending on existing houses in Fiji.
• If you are issuing only a preliminary report, what specific works would I need to complete to obtain a full certificate? You want a practical list of repairs or upgrades, not vague wording.
• Can these works reasonably be completed within a typical bank timeframe for conditional approvals? Your bank may require works and final certificate before full drawdown of renovation funds.

Maintenance, Lifespan & Insurance

• What major maintenance items do you see coming up in the next 5–10 years (roof, structure, retaining walls)? Use this to plan realistic budgets instead of surprise repairs.
• From an engineering/valuation point of view, do you see any issues that could make insurance difficult or expensive? High risk locations or poor construction can affect insurance availability and price.

Use this checklist at open homes and private viewings. You’re trying to understand the property’s story: why they’re selling, what’s been fixed, and what’s waiting to break.

History & Reason for Sale

• How long has the owner lived here, and how long has the property been on the market? You’re checking for stale listings and potential hidden problems.
• Why are they selling, and how quickly do they need to move? Motivation can influence price flexibility and settlement terms.

Condition, Repairs & Flood / Cyclone History

• Has this property ever had flooding, cyclone damage or major structural repairs? Listen carefully to how quickly and clearly they answer this one.
• What repairs or renovations have been done in the last 5–10 years, and by whom? Ask about permits, engineer sign-offs and warranties if available.
• Are there any known issues with the roof, drainage, retaining walls or septic systems? Agents should disclose known issues – your engineer can confirm the severity later.

Title, Boundaries & Use

• Are there any boundary disputes, encroachments or shared driveways I should know about? Think about parking, fencing, access and future neighbour drama.
• Is everything on the property (flats, extensions, decks) approved and shown on the plan? Unapproved structures can cause problems with banks, insurance and council.

Neighbourhood, Noise & Practical Life

• What is the neighbourhood like during the day and at night? Ask about noise, traffic, late-night events and nearby businesses.
• Are there any planned developments nearby that could affect traffic, views or noise? New roads, commercial centres or industrial sites can change the feel and value of the area.

Money, Offers & Terms

• Have there been any other offers, and why were they not accepted? This gives you a feel for seller expectations and any concerns previous buyers raised.
• What terms would make this offer attractive to the seller – price, settlement date, deposit or conditions? Sometimes flexible timing matters more than squeezing the last dollar.