Due Diligence (Debida Diligencia)DEW DIL-ih-jens (deh-BEE-dah dee-lee-HEN-syah)
Due diligence is the investigation a buyer conducts before closing to confirm clear title, no liens or debts, correct land status (not unconverted ejido), permits and boundaries. It is recognized best practice in Mexico aligned with good faith obligations under Federal Civil Code Article 1796, though not legally mandated.
By Daniel Ortega · Last reviewed 10 November 2026
How it works
A foreign buyer in Mexico typically hires an independent attorney—separate from the notary—to verify the seller's escritura pública and identity, obtain a certificado de libertad de gravamen from the Registro Público de la Propiedad showing no liens or encumbrances, check predial (property tax) and HOA payment status via constancia de no adeudo, confirm the property is not ejido land through a search at the National Agrarian Registry (RAN), review construction permits and land-use zoning at the municipality, and verify boundaries match the deed description. Attorney-led due diligence costs USD 1,500 to 7,500 depending on property complexity and typically takes 14 days from offer acceptance to report delivery. The notary público verifies certain legal basics at closing—seller identity, current ownership, and existence of liens on public record—but the notary is a neutral government officer, not the buyer's advocate, and does not investigate permit history, construction legitimacy, ejido claims, unpaid service debts, or seller solvency. Skipping due diligence is the leading cause of problem purchases for foreign buyers in Quintana Roo and across Mexico.