Embargo (Seizure / Attachment)em-BAR-go
Embargo is a judicial or administrative measure that seizes and freezes specific assets to secure payment of a debt or guarantee the outcome of a legal proceeding. The measure is defined as the attachment of property to enforce an administrative or judicial resolution, governed by the Código Nacional de Procedimientos Civiles y Familiares (National Civil and Family Procedure Code), Articles 1024 through 1064.
By Daniel Ortega · Last reviewed 10 November 2026
How it works
An embargo requires a judicial order; private creditors or collection agencies cannot seize property without court approval. Embargo of real property occurs primarily when an unpaid debt exists and a creditor requests a payment guarantee from a judge. Common causes include mortgage defaults, unpaid taxes (especially SAT tax debts), civil or commercial judgments, and accumulated predial or condominium-fee arrears. The Federal Fiscal Code establishes a priority order for embargo: first cash and bank deposits, then securities and receivables, then vehicles and movable property, and fourth, real estate including residences. Every embargo of real property or real rights over real property must be registered at the Registro Público de la Propiedad (Public Property Registry). Registration costs range from MXN 3,580 in Puebla to MXN 4,046 in Hidalgo, with processing times of 10 business days to 15 business days. Once registered, the embargoed property is legally affected, preventing its sale or transfer, and the embargo is enforceable against third parties. For foreign buyers conducting due diligence, a libertad de gravamen certificate from the registry will reveal any recorded embargos, making them a critical red flag that must be resolved before closing.