Are property titles reliable in Costa Rica?

Authored by the expert who managed and guided the team behind the Costa Rica Property Pack

Everything you need to know before buying real estate is included in our Costa Rica Property Pack

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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 Costa Rica. 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 Costa Rican 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 San José, Manuel Antonio, and Tamarindo. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

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To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What is the process for verifying property titles in Costa Rica?

Property title verification in Costa Rica follows a systematic approach through the National Property Registry (Registro Nacional).

The process begins with obtaining the property's finca number, which serves as the unique identifier for searching the centralized database. You can access this information online through the registry's public portal, where ownership details, encumbrances, and title history are displayed.

Next, you must review the chain of title (tracto sucesivo) to ensure continuous and valid ownership records without any missing links or unrecorded transfers. This step is crucial for confirming that the current seller has legitimate ownership rights.

The verification process also includes cross-checking the registered cadastral map with municipal and registry data to confirm that the property's physical boundaries match the legal description. This prevents boundary disputes and ensures you're purchasing exactly what's being advertised.

Finally, you need to confirm the absence of liens, mortgages, easements, and unresolved legal claims recorded in the registry, as these could affect your ownership rights or create financial obligations.

Are there any government agencies responsible for overseeing property title authenticity?

The National Property Registry (Registro Nacional) serves as the primary government agency responsible for overseeing property title authenticity and registration in Costa Rica.

This centralized institution maintains comprehensive records of all property ownership, transfers, liens, and encumbrances throughout the country. The registry operates under strict legal frameworks that ensure the accuracy and reliability of title information.

The Cadaster Section within the registry specifically handles surveys and boundary data documentation, ensuring that property descriptions match physical reality. This department works closely with licensed surveyors to maintain accurate property maps and measurements.

As of September 2025, the registry system has been digitized, allowing public access to title information through online platforms, which increases transparency and reduces the potential for fraudulent transactions.

How can I check if the property has any existing legal disputes or claims?

Checking for legal disputes requires searching multiple official databases and records beyond the basic title registry.

The National Property Registry search reveals recorded liens, encumbrances, court attachments, and pending litigations that directly affect the property. This information appears in the official registry extract called "Folio Real."

Municipal records must also be reviewed to identify local claims, zoning disputes, or construction violations that might not appear in the national registry. These local issues can significantly impact property value and usage rights.

Notarial reviews can uncover additional claims or disputes that may be in preliminary stages or not yet formally recorded. Professional legal assistance is recommended for this comprehensive search process.

It's something we develop in our Costa Rica property pack.

What are the common risks associated with property titles in Costa Rica?

Risk Type	Frequency	Impact Level
Undisclosed liens or mortgages	Medium	High - Can result in property loss
Boundary discrepancies	Medium-High	Medium - Affects property size and value
Inheritance disputes	Low-Medium	High - Can invalidate entire purchase
Fraudulent documents	Low	Very High - Complete financial loss
Squatter claims	Low-Medium	Medium-High - Can affect property access
Missing municipal approvals	Medium	Medium - Affects construction rights
Defective transfer chains	Low	High - Questions ownership validity

Do I need a lawyer to verify the property title, or can I do it myself?

While basic title searches can be performed online independently, hiring a lawyer is highly recommended for comprehensive due diligence and legal protection.

The online registry system allows anyone to perform preliminary title searches using the property's finca number, but interpreting complex legal documents and identifying potential red flags requires professional expertise.

Lawyers provide essential services including deeper legal review of title chains, interpretation of registry data, verification of seller legitimacy, and coordination with notaries for transaction finalization. They can spot legal risks that untrained buyers might miss.

Professional legal assistance becomes particularly important when dealing with corporate ownership, inheritance situations, or properties with complex title histories that require specialized knowledge to navigate safely.

The cost of legal services typically ranges from $1,500 to $3,000 for a standard residential property transaction, which is minimal compared to the potential financial losses from title problems.

What documents should be reviewed when purchasing a property in Costa Rica?

Essential documents for Costa Rican property purchases include several key items that verify ownership and legal status.

1. **Certified registry extract ("Folio Real")** - This official document lists current ownership, encumbrances, liens, and mortgages registered against the property 2. **Approved cadastral plan (survey map)** - Must match the property's legal description and show accurate boundaries and measurements 3. **Notarial transfer deed** - Required for any ownership changes and must be properly executed and registered 4. **Municipal compliance certificates** - Verify tax payments are current and no outstanding municipal obligations exist 5. **Corporate records** - If property is owned by a corporation, review articles of incorporation, board resolutions, and shareholder information 6. **Construction permits** - For properties with buildings, verify all construction was properly permitted and approved 7. **Environmental compliance certificates** - Required for properties in protected zones or coastal areas

How can I confirm if the property seller is the legitimate owner?

Confirming seller legitimacy requires cross-referencing registry records with proper identification and legal documentation.

The National Property Registry search displays the official owner's name as registered in the system. A lawyer or notary must then confirm that this name matches the seller's legal identification documents, including passport or cedula.

For corporate-owned properties, additional verification involves reviewing corporate records to ensure the person signing has proper authority to sell the property. This includes checking board resolutions and power of attorney documents.

Notaries play a crucial role in this verification process by confirming identity documents and ensuring all signatures are authentic before executing the transfer deed.

Are property titles in Costa Rica typically registered in a public database?

Yes, all property titles in Costa Rica are registered and searchable through the National Property Registry's public online system.

The registry maintains comprehensive digital records that include ownership history, current encumbrances, liens, mortgages, and legal descriptions for every registered property in the country. This information is accessible to the public through the registry's website using the property's finca number.

As of September 2025, the digital system has been significantly improved, offering faster access and more detailed information than previous paper-based systems. The online platform operates 24/7 and provides instant access to official property records.

This public accessibility increases transparency in the Costa Rican real estate market and helps prevent fraudulent transactions by making ownership information readily verifiable.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Costa Rica 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.

Is it possible for property titles to have discrepancies or errors in Costa Rica?

Yes, property titles can contain discrepancies or errors, though the incidence has decreased with digital registry improvements.

Common discrepancies include boundary mismatches between registry records and actual survey measurements, unrecorded transfers that create gaps in the ownership chain, and missing documentation for inheritance or corporate transfers.

Registration errors can occur due to human mistakes during data entry, outdated survey information, or incomplete documentation submitted during property transfers. These errors should be identified and resolved before completing any purchase transaction.

Professional due diligence by qualified attorneys helps identify these discrepancies early in the purchase process, allowing time for corrections through the registry or legal action if necessary.

It's something we develop in our Costa Rica property pack.

What are the steps to resolve a title issue if one arises after purchase?

Resolving title issues requires immediate action and professional legal assistance to protect your investment.

1. **Document collection** - Gather all purchase documents, registry extracts, surveys, and any evidence of the title problem 2. **Legal assessment** - Hire an experienced Costa Rican real estate attorney to evaluate the issue and determine possible solutions 3. **Registry correction** - For minor errors, request corrections directly through the National Property Registry with supporting documentation 4. **Mediation process** - Attempt to resolve disputes through Costa Rica's formal mediation system before pursuing litigation 5. **Court action** - File legal proceedings if mediation fails, particularly for complex issues like fraud or inheritance disputes 6. **Title insurance claim** - If you purchased title insurance, file a claim to recover financial losses 7. **Preventive measures** - Implement additional due diligence for future transactions to avoid similar problems

What role do notaries play in property transactions in Costa Rica?

Notaries in Costa Rica serve as essential legal professionals who ensure the validity and proper registration of property transactions.

Costa Rican notaries are licensed attorneys with special authorization to draft, execute, and oversee property transfer deeds. They verify the identity of all parties, confirm the legitimacy of ownership, and ensure all legal requirements are met before finalizing transactions.

The notarization process includes reviewing title documents, confirming payment arrangements, preparing the official transfer deed, and submitting the completed transaction to the National Property Registry for official recording.

Without proper notarization, property transfers are not legally valid in Costa Rica, making the notary's role absolutely critical for any legitimate real estate transaction.

It's something we develop in our Costa Rica property pack.

How long does the process of verifying a property title typically take in Costa Rica?

The complete title verification and due diligence process typically takes between 2 to 6 weeks for Costa Rican properties.

Simple properties with clear titles and no complications can be verified within 2-3 weeks, while complex properties with corporate ownership, inheritance issues, or boundary problems may require 4-6 weeks or longer.

The timeline depends on several factors including the completeness of existing documentation, the need for updated surveys, the complexity of the ownership structure, and whether any legal disputes or liens need to be resolved.

As of September 2025, digital registry improvements have reduced processing times compared to previous years, but thorough due diligence should not be rushed to ensure all potential issues are identified and resolved.

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. ECIJA - Buyer Beware: What You Need to Know Before Buying Property in Costa Rica
2. Guide to Costa Rica Real Estate - Title Search Process
3. Quatro Legal - Role of Public Registry in Real Estate
4. Lex Lawyers - Property Rights Verification
5. CRIE - Costa Rica Real Estate Lawyer Services
6. Living Costa Rica - Free Title Check Guide
7. BDO Costa Rica - Preliminary Steps for Real Estate Acquisition
8. Costa Rica House 4 Sale - Property Due Diligence Guide