- Can foreigners own property in Mexico?
- What is a Fideicomiso?
- Why hold title in a Corporation?
- What is a Notario?
- What is involved in the purchase?
- What is Ejido Land?
Yes, foreigners can own property in Mexico. In the interior of Mexico foreigners can own property fee simple (in their own name). The Mexican constitution forbids the direct ownership of land by foreigners in a restricted zone of 50 kilometers from the coastline or 100 kilometers from the border. Foreigners are allowed to purchase property within the Restricted Zone using a bank trust (Fideicomiso) or by forming a Mexican corporation. Bank trusts are similar to real estate trusts in the United States and are limited to residential purposes. Corporations are established to purchase property for commercial purposes.
The Federal Investment Law in Mexico created the fideicomiso in 1973 (revised in 1994) to encourage foreign investment into Mexico. The bank trust is the preferred method of purchasing property for residential use. Mexican bank trusts are similar to real estate trusts in the United States.
Title to the property is held by the bank, also known as the trustee. The purchaser of the property is known as the beneficiary. The property is not part of the bank assets and cannot be liable for any lien or attachment for any bank obligations. A beneficiary has full rights to lease, rent, mortgage, reap profits and pass the property on to heirs. Any legal transaction involving the property must be approved by the bank that holds the trust. These trusts are initially set up for a period of 50 years and can be renewed indefinitely.
Be careful when setting up a trust. Trust maintenance fees vary widely and some banks demand variable fees. Check with your real estate professional or an attorney before signing your trust.
Advantages of Bank trusts include relatively low maintenance expenses, the possibility of significant capital gains tax exemptions if you decide to sell the property and the lack of inheritance taxes if the property is passed on to secondary beneficiaries
Trust disadvantages include higher set up costs and the inability to purchase multiple properties with the same trust.
Under Mexican law Bank Trusts are limited to residential purposes, for commercial purposes a foreigner will want to set up a Mexican corporation. Commercial purposes include but are not limited to large or multiple land holdings, larger hotels and other businesses.
Benefits or corporations include lower set up costs, the ability to own multiple properties, sell part or the entire corporation (stock), or make the corporation dormant which limits accounting expenses.
Disadvantages of corporations include higher maintenance expenses, and the lack of capital gains tax exemptions.
A Mexican Notario is an attorney and acts as an extension of a judge or government. The Notario’s duties are to give legal advice, approve and record legal contracts, wills, powers of attorney, transfer of real property title, depositions and act as an official witness. All property purchases in Mexico require a Notario.
In real estate, the general focus of the Notario’s job is the correct identification of the real estate, names of the buyer and the seller, their legal capabilities to enter and carry out the legal documents, and the withholding of taxes to be paid for the transaction. The presence of a notary public helps to make sure both parties are entering into an agreement knowingly and willingly.
What is involved in the purchase?
Purchasing property is very easy in Mexico, all you need is a passport and a few simple documents. You can be present during the title transfer or set up a power of attorney to allow another person (family member, attorney, etc.) to sign the title for you.
The purchase process is usually a few simple steps: Offer and acceptance of the sales price, signing a sales contract and making a down payment, bank trust set up and preparation of the deed for signing (this usually takes 60 to 90 days), and finally signing the deed and making the remaining payment.
Though an attorney is not necessary to purchase property in Mexico I recommend that all first time buyers in a foreign country be represented by a competent attorney to assist in the process of the contract, trust or corporate set up, and closing. I will be happy to recommend qualified local English speaking attorneys.
After the Mexican Revolution, the Mexican government granted land to communities for common use. A community could claim unused land and petition the Mexican government to establish an ejido. This land was held in common by all ejido members and could not be sold out of the ejido. Ejido land can not be ‘owned’ by anyone who is not a member of the specific ejido and foreigners cannot become members. I do not recommend the purchase of ejido lands to my clients due to the risks involved.
In 1993 the Mexican constitution was changed to allow the privatization of Ejido lands. The ejidos can petition the Mexican government to survey the land, title the common lands and issue property title. This can be a difficult process involving several years. Once ejido land is properly titled it becomes private property and can be purchased safely.