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CITY-PLANNING DUE-DILIGENCE.
1. Location
2. Identification of property in the Registers.
Mortgages
3. Identification of property in Cadastres
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Cadastral identification numbers for each of
the plots occupied by the Company;
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Date or dates of cadastral registration;
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Date of the last revision of cadastral value;
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Cadastral value with separate itemisation of
land and building;
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Any objections made against the cadastral value.
4. Title legitimizing the use of installations
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Deed of sale;
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Administrative concessions;
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Deed setting up construction rights;
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Declaration of the start of construction work;
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Leasing agreement;
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Any other document legitimizing the possession and
use of plots of land and installations.
5. Details of the property.
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Surface area of the land;
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Service infrastructure: description of area;
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Roads and other communication routes;
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Where appropriate, distance from the official maritime-land
area limit of principal and secondary buildings;
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Where appropriate, distance to public waterways (rivers,
lakes, lagoons, shores, etc.)
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Adjacent installations: name or registered name and
field of activity;
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Existence of power lines near the site of the Company;
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Existence of encumbrances.
6. Planning Information
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Planning of a general, special or partial nature,
or a detailed study to which the plots of land occupied by the rail
stations would be subject, stating the sector, region or activity unit
(or execution unit), if applicable;
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Classification of the land: urban land, scheduled
building land, building land or land designated as not for building;
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Urban qualification of the land: use of the land,
with reference to any possible differences between the ground floor and
any other floors; construction parameters; maximum height, maximal development
potential, depth of building, number of floors; maximum occupation of the
plot and use of subsoil. Any restrictions on modifications to the façade
of the building;
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Constructed area and actual use;
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If the development potential recognised in the plan
has been fully exhausted;
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Statement that the construction and the actual use
are in conformity with urban regulations and granted licences: any situations
which are not provided for under planning rules or unapproved construction;
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Standard of urban services to the land: access by
roads, electricity supply, supply of water and waste water disposal;
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Existence of pavement and kerb between the plot and
the adjoining real estate;
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Existence or necessity to approve and carry out a
development project; Where appropriate, the date on which definite approval
is granted.
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Any suspensions of the granting of licences in the
area and, where appropriate, the date it was granted;
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Existence of revision or modification of plans pending
or in progress;
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If the land has been subject to any kind of delimitation
of land from which future expropriation is envisaged;
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If the land has been subject to any kind of urban
foreclosure proceedings: compensation, cooperation (reparcelling project)
or expropriation;
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If the land is subject to non-systematic proceedings
of assignment of use;
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If the land is subject to the payment of urban fees
accrued and pending payment or if there are any outstanding indemnities
due to the urban foreclosure;
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Existence of any zoning or disciplinary proceedings,
where appropriate copy of the proceedings;
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Existence of any proceedings to declare the buildings
structurally unsafe which might affect, where appropriate copy of the proceedings;
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If the land, the buildings or parts of these are
subject to special protection, due to planning or the application of legislation
on the protection of historic buildings.
7. Licences
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Building permits: Including the description of any
alterations made or in progress;
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First occupancy permit;
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Authorizations for starting activities;
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Where appropriate, any other permits which have to
be granted by other Authorities before obtaining the licence (Coastal,
Harbour, Road Authorities, etc.);
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Municipal building permit and licences for activities
concerning deposits and any kind of other installations;
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Municipal orders to carry out construction work;
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Demolition licences;
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Parking and loading licences.
8. Local Taxes
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Self-assessment or provisional and definitive payment
of taxes on construction, installation and building of the property and
any previous alterations made:estimate for construction work carried out;
order sheets signed by the Leading Architect, Technical Architect or the
Engineer in charge; Notes issued by the Engineers; certificates and invoices;
definite construction certificate;
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Demands issued for taxes for services rendered as
a result of the application for municipal licences;
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Demands for the Real Estate Tax issued over the last
5 years;
Taxes for collecting municipal waste or treatment
of urban waste over the last 5 years.
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