Cancelación de Fideicomiso (Trust Cancellation)kan-seh-lah-see-OHN deh fee-day-ee-KOH-mee-so
Cancelación de fideicomiso is the formal termination and dissolution of a bank trust (fideicomiso), typically executed when a foreign owner sells property in Mexico's restricted zone to a Mexican buyer, when the foreign beneficiary acquires Mexican nationality, or when the trust purpose becomes impossible to fulfill.
By Daniel Ortega · Last reviewed 7 November 2026
How it works
When a property held in fideicomiso is sold to a Mexican national or permanent resident, the trust is cancelled and the property title transfers directly to the buyer without need for a new fideicomiso. The process requires the trustee bank to issue a release letter, the notario to draft a cancellation deed, approval from the Secretaría de Relaciones Exteriores for the property to exit the trust structure, and registration of the cancellation at the Registro Público de la Propiedad in Quintana Roo. Total cancellation costs typically range from MXN 18,000 to 30,000 (approximately USD 1,000 to 1,600 as of November 2026), covering the bank's termination fee, notary fees for the cancellation instrument, SRE processing, and registry recording. The cancellation is incorporated into the overall sale closing, which takes 30 to 45 days from offer acceptance. If instead the buyer is another foreign national, the fideicomiso is not cancelled but assigned (cesión de derechos) to the new beneficiary, avoiding cancellation fees but requiring SRE approval and a new annual maintenance agreement.