8. The Mexican Due Diligence Checklist for Foreign Investors (Save This Post)

[Ciro Antonio Martínez Morales]

If you’re buying property in Mexico, you need more than a great realtor.
You need a bulletproof legal verification process.

Here’s the exact due diligence checklist we give our clients — based on over a decade of cross-border transactions:

✅ 1. Title Verification

Confirm the seller legally owns the property and the title is free of conflicts. Don’t just trust a copy of the escritura — verify it directly with the Registro Público de la Propiedad.

✅ 2. Encumbrance Check (Gravámenes)

Search for existing debts, liens, mortgages, or legal claims. These can transfer with the property if not resolved before closing.

✅ 3. Property Tax Clearance (Impuesto Predial)

Request proof of up-to-date tax payments. Outstanding balances can delay registration and cause fines.

✅ 4. Use of Land (Uso de Suelo)

Check zoning laws to ensure you can build, subdivide, or operate rentals. Not all areas allow Airbnbs or commercial use.

✅ 5. Utility Verification

Water, sewage, electricity, and road access must be legal and functional. Illegal connections are common — and a big red flag.

✅ 6. Ownership History

Ask for historical transfers — especially if the land was formerly ejido. You want full documentation showing private conversion.

💡 Most problems happen when people skip step 6 — ejido land issues are the #1 reason foreigners lose money.

Work with a lawyer who specializes in real estate closings — not a generalist.

Next post: Let’s talk about the real MVP of every real estate closing in Mexico — the Notary Public (and no, it’s not just someone with a stamp).