Between “I love this property” and “This property is mine” lies a 30- to 60-day process with six well-defined stages. Understanding them protects you from overpaying, signing blindly, and falling for the artificial rush that some sellers use as a sales tactic.
Step 1 — On-Site Inspection
Walk along the boundaries with the map in hand, confirm actual access, inspect the land after rain if possible (to check drainage), and talk to neighbors: no one knows more about water issues, access roads, and disputes than they do.
Step 2 — Title Review
A lawyer reviews the property’s history over the past 10 years: current title, mortgages, liens, tax records, plans, and indigenous land status. Our 12-point checklist details what is reviewed and why. This is the step you should never skip.
Step 3 — Preliminary Purchase Agreement
It is signed before a notary and sets forth: the price and payment method, the deadline for the final deed, penalties if one party backs out, and conditions (for example, that the title search comes back clear). Any down payment you make must be documented here—never through a “verbal” transfer.
Step 4 — Public Deed of Sale
It is signed at a notary’s office. Payment is typically made via a cashier’s check handed over upon signing, or through notarial instructions that release the funds only once the registration is complete—the safest option for both parties.
Step 5 — Registration with the Real Estate Registry (Conservador de Bienes Raíces)
The property is not legally transferred until the Real Estate Registry registers the deed in your name, not upon signing. This takes anywhere from a few days to a few weeks, depending on the registry office. Once the registration is complete and you have the certificate of registration, the land is yours.
Step 6 — After Registration
- Update the property tax ID (rol) with the SII to reflect your name (change of ownership).
- Check your property taxes and payment schedule.
- Keep copies of the deed, registration, survey, and certificates in one place—you’ll need them again.
Typical Costs of the Transaction
- Notary fees: based on the fee schedule, generally split between the parties.
- CBR: approximately 0.2% of the purchase price for registration.
- Title search: fixed attorney’s fee—the best investment of the entire process.
Did the title search reveal any issues? That’s not always a reason to walk away: many can be corrected before the deed is signed. Osiadacz Abogados can help you resolve them, and in the meantime, you can compare actual prices in our analysis by region.