Buying property in Mexico is paperwork-driven. A clean file means faster approvals, fewer surprises, and a smoother closing with your notario público. Use this checklist to request the right documents, verify facts early, and spot red flags before you wire funds. Details vary by state and municipality— confirm specifics with your notario and our English-first team.
Due diligence phases
1) Pre-offer
- Ask for a document pack preview (see list below).
- Confirm seller authority (owner/POA/company rep).
- Check obvious red flags (ejido talk, “soon to be titled”).
2) Under contract
- Sign a bilingual offer/LOI or promissory agreement.
- Open a file with your notario; order official searches.
- Lock timelines and conditions for deposits/refunds.
3) Pre-closing
- Resolve liens, HOA balances, utilities, and tax items.
- Finalize fideicomiso (if in restricted zone) or company docs.
- Approve final deed draft and closing statement.
4) Closing & post
- Sign before notario; wire funds per instructions.
- Obtain keys/possession act; gather stamped copies.
- Track registration receipt and final recorded deed.
Core documents to request
- Escritura (current deed) with datos registrales.
- Folio real / Registry extract (RPP) showing the current owner and liens (gravámenes).
- Chain of title if recent transfers or inheritance.
- Official ID of seller; if using POA, a valid Poder Notarial (and apostille + translation if foreign).
- Predial (property tax) receipts—current and no arrears.
- Water/electric account status; last bills and balances.
- No-lien / debt letters as applicable (HOA, utilities).
- Survey/plan and cadastral map (catastro).
- Insurance (if condo/HOA policy covers structure).
Need help packaging/verifying? See OSINT document checks and contract review & drafting.
If the seller is a company
- Articles, power of attorney, and representative ID.
- Corporate resolutions authorizing the sale.
- Tax compliance letter and RFC.
If in coastal/border zone
- Bank trustee (fideicomiso) setup or assignment terms.
- Trust fees and beneficiary structure review.
Land & zoning checks
- Uso de suelo (zoning) for intended use/STRs.
- Right-of-way/easements (access, utilities).
- Environmental/shoreline items if coastal.
- Setbacks/height limits for renovations/build.
- Permits (construction/licencias) and completion notices for existing structures.
Ejido risk screen
If you hear “ejido,” stop and verify regularization and title issuance. Buying unregularized ejido land is a major risk. Seek written proof and notario confirmation.
When in doubt, escalate to document checks before any deposit.
Condo/HOA items
- Reglamento (bylaws) + House Rules (latest).
- Fees (ordinary & extraordinary) and reserve fund policy.
- Last 12 months of assembly minutes & budgets.
- No-debt letter from administration for the unit.
- STR policy (if renting short-term).
Buying in a condo? Pair this checklist with our detailed guide:
Pre-construction (promissory agreements)
Developer & property
- Developer’s title to land and permits to build.
- Milestones, delivery date, penalties, and specs schedule.
- Escrow/neutral payment mechanism and refund triggers.
Your protections
- Define default/force-majeure and cure periods in writing.
- Independent snag list & delivery certificate on handover.
- Clear recourse if delivery is late or specs change.
Money, timelines, and typical costs
Deposits & timing
- Use traceable payments; avoid cash.
- Condition deposits on document delivery and notario checks.
- Set calendar dates for each milestone and refund scenario.
Closing costs (vary by state)
- Acquisition tax, notarial fees, registry/cadastral fees.
- Trust setup/assignment (fideicomiso) if applicable.
- Appraisal/valuations, translations, courier/legalization.
Who pays what?
Customary splits differ by city and contract. Put it in writing in the offer/LOI and confirm in the deed draft.
Closing steps with your notario
- Provide IDs, tax info, marital status docs (as applicable).
- Approve deed draft (bilingual summary recommended).
- Confirm final closing statement and wire instructions.
- Attend signing (or use a Poder Notarial with apostille).
- Receive keys/possession act and stamped copies.
- Track registration and pick up the recorded deed.
Using a Power of Attorney?
If you will not attend, your POA must meet notario standards. Foreign POAs require apostille and certified translation. See our guide: Power of Attorney in Mexico.
For government or foreign documents, see: Apostille & Certified Translation.
Templates you can copy
1) Document request (buyer → seller/agent)
Subject: Due Diligence — Document Pack Request (Property at [Address])
Please share within 3 business days:
• Current escritura with datos registrales and last registry extract (folio real)
• Seller ID; if POA/company, POA/corporate docs and authorization
• Predial and utilities (status & last bills)
• HOA: bylaws, last 12 months of minutes/budgets, no-debt letter
• Survey/plan and cadastral map
• Zoning (uso de suelo) and permits (if construction/renovation)
Thanks, [Buyer Name] — [Phone] — [Email]2) Notario instruction summary (buyer → notario)
Subject: Purchase at [Address] — Due Diligence & Closing Instructions
Please confirm:
1) Title search, liens, and tax compliance
2) HOA no-debt, utilities status, and fees split at closing
3) Fideicomiso setup/assignment terms (if applicable)
4) Deed draft (English summary appreciated) and closing statement
5) Bank account details for closing funds
Target closing date: [YYYY-MM-DD]
Buyer: [Name, Passport, RFC if any, Marital status]3) Conditional deposit wording (offer/LOI snippet)
Deposit of [amount/currency] is refundable if:
(a) Title or registry shows defects or liens not cured within [X] days;
(b) HOA/utility no-debt letters are not provided by [date];
(c) Zoning/permit checks materially prevent intended use; or
(d) Seller fails to deliver required documents by [date].FAQs — Real-estate due diligence in Mexico
Should I use escrow?
A neutral mechanism helps. If escrow isn’t available, use a notario-controlled flow and written conditions for fund release.
Can I rent short-term?
Check municipal rules and your condo bylaws/house rules. Even where allowed, guest registration and limits often apply.
What if the seller pushes for a fast deposit?
Tie any deposit to document delivery and notario checks (see the LOI snippet). Avoid wires until basic verifications clear.
Related services & guides
Start with OSINT document checks and contract review & drafting. Helpful reads: Pre-construction promissory agreements, Condo/HOA guide, Power of Attorney, Apostille & Certified Translation. Prefer local? See Cancun, Playa del Carmen, Cozumel, and Tulum.
Want a lawyer to sanity-check your file before you wire?
We verify the documents, flag risks in English, and coordinate a notario. Clear scope, fixed fees, fast timelines.