What happens on the day of the ‘escritura’ in Argentina?

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THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Argentina. If you'd like to learn more about us, you can check our presentation page.

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At The LatinVestor, we explore the Argentine real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Buenos Aires, Córdoba, and Mendoza. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

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Who actually needs to be physically present at the notary's office on the day of the escritura?

Both the buyer and seller must be physically present at the notary's office (escribanía) on the day of the escritura in Argentina.

If any party cannot attend, they can send an authorized representative with a power of attorney (poder especial). The original power of attorney must be properly legalized or apostilled if international, and the notary will verify its validity on the spot.

The notary requires at least one legal representative per party to complete the transaction. Without proper representation, the escritura cannot proceed.

It's something we develop in our Argentina property pack.

What exact time of day is the escritura usually scheduled, and how long does it normally take from start to finish?

Escrituras in Argentina are typically scheduled during regular business hours, between 10:00 AM and 4:00 PM.

The entire signing process generally takes between one and two hours from start to finish. The duration depends on the complexity of the transaction and whether all documentation and funds are properly prepared.

More complex transactions involving multiple properties or international buyers may require additional time for document verification and translation services.

How much money do I need to bring to the escritura, in what form, and when exactly is it handed over?

You need to bring the full purchase price or outstanding agreed-upon balance to the escritura, unless alternative payment arrangements were specified in the pre-sale agreement.

Payment is most commonly made via cashier's check (cheque certificado or cheque de pago diferido), cash (with legal reporting limits), or bank transfer. The parties agree on the payment form in advance.

The funds are physically handed over at the notary's office immediately after or during the signing process, under the direct supervision of the escribano (notary). The notary witnesses and documents this transfer as part of the legal process.

What identification documents and original papers must each party present to the notary on the day?

Each party must present specific identification and property documents to complete the escritura.

Document Type	Required for Buyer	Required for Seller
Government ID	DNI for Argentines, passport for foreigners	DNI for Argentines, passport for foreigners
Tax Number	CUIT/CUIL	CUIT/CUIL
Proof of Address	Recent utility bill or official document	Recent utility bill or official document
Immigration Documents	If applicable for foreign buyers	If applicable for foreign sellers
Property Documents	Not required	Original title deed and tax clearances
Power of Attorney	If represented	If represented

What role does the escribano play during the escritura, and how actively do they participate in the signing?

The escribano (notary public) plays a central and active role throughout the entire escritura process.

The notary verifies identities and documents, certifies the legality of the transfer, reads the deed aloud to ensure all parties understand the terms, and supervises every signature. They also actively oversee the handover of funds and witness the entire transaction.

The escribano guarantees the legality and authenticity of the transaction, serving as an impartial legal authority who ensures all requirements are met before allowing the transfer to proceed.

How is the property title physically transferred and recorded at the escritura, and what documents prove this change?

The property title is transferred through the formal signing of the escritura by all parties and the notary public.

The original signed escritura remains with the notary, who will later register it with the Land Registry (Registro de la Propiedad Inmueble) to make the ownership change official.

Both buyer and seller receive certified copies (testimonios) of the signed deed that same day as evidence of the completed transaction. These certified copies serve as proof of ownership until the registration is completed.

It's something we develop in our Argentina property pack.

What percentage of the purchase price is typically paid at this stage, and how is the balance handled?

In most Argentine real estate transactions, the full balance (100% of the purchase price) is paid at the escritura, unless an earnest money deposit or other prepayment was made earlier.

Any remaining amount after previous deposits is settled during the escritura event. If a payment schedule (plan de pagos) is used, it must be certified and included in the deed.

The entire payment structure must be clearly documented and agreed upon before the escritura day to avoid complications during the signing process.

How are taxes, stamp duties, and notary fees calculated, and when must they be paid?

Stamp tax (impuesto de sellos), transfer tax, and notary fees are calculated as percentages of the transaction amount.

Notary fees typically range from 1% to 1.5% of the sale price, while other taxes vary by province and property value. These fees are usually paid on the day of the escritura, either directly at the notary office or through pre-arranged payment receipts.

The exact calculation and payment method should be confirmed with the notary office in advance to ensure all fees are properly prepared for the signing day.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Argentina versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

What happens if either buyer or seller cannot attend—can someone legally represent them?

Either party may send a representative with a notarized power of attorney if they cannot personally attend the escritura.

The power of attorney must be specifically drafted for the property transaction and properly legalized or apostilled if issued internationally. The notary will verify the document's validity and include it with the deed.

The process cannot be completed without at least one legal representative per party, so proper authorization is essential for absent parties.

When exactly does the buyer receive the keys to the property, and is this always immediate?

It is customary in Argentina for the keys to the property to be handed over immediately after signing the escritura and completing the payment.

In rare cases, there may be a short delay if immediate occupancy is not possible, but this arrangement must be clearly detailed in the escritura document.

The key handover typically happens at the notary's office or immediately following the signing, marking the practical completion of the property transfer.

What copies of the signed escritura and supporting documents does each party walk away with that same day?

Both buyer and seller receive certified copies (testimonios) of the signed escritura and all supporting documents on the same day as the signing.

These certified copies include the complete deed, identification documents, payment receipts, and any power of attorney documents used. The official original deed is retained by the notary for registration with the property registry.

These certified copies serve as immediate proof of the completed transaction and ownership transfer until the official registration is completed.

It's something we develop in our Argentina property pack.

What immediate follow-up steps after the escritura are mandatory, and who is responsible for them?

Several immediate follow-up steps are mandatory after completing the escritura in Argentina.

1. **Land Registry Registration**: The notary is responsible for registering the transfer with the property registry (Registro de la Propiedad Inmueble) to make the new ownership official.2. **Utility Account Updates**: The buyer must update utility accounts (electricity, gas, water, internet) to transfer service to their name.3. **Local Tax Records**: Property tax records must be updated with the new owner's information through the local tax authority.4. **Tax Authority Notifications**: For certain taxes or if the property is rented, local regulations may require notification to tax authorities.5. **Insurance Transfer**: Property insurance policies should be updated or transferred to the new owner's name.

The notary handles the official registration, while the buyer is responsible for updating utilities, taxes, and insurance records to complete the ownership transfer process.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. The LatinVestor - Can Foreigners Buy Property in Argentina
2. Global Property Guide - Argentina Buying Guide
3. Kier Joffe - Notarial Services
4. SoloWise - How to Send Money to Argentina
5. Online Notary Tennessee - Argentina Country Guide
6. Wise - Guide to ARS Transfers
7. Wikipedia - Civil Law Notary
8. US Embassy Argentina - Notarial Services