Escritura vs. Título (Deed vs. Title)eh-scree-TOO-rah vs. TEE-too-loh
Title (título) refers to the legal right of ownership; the escritura (public deed) is the notarized document that evidences and transfers that title, defined in Federal Civil Code Articles 2317 and 2320.
By Daniel Ortega · Last reviewed 10 November 2026
How it works
Escritura vs. título in Mexico involves a two-part ownership framework encompassing approximately 2.5 million registered property transactions as of November 2026. The distinction matters because ownership is proven by the recorded escritura pública, not a separate title certificate. When a foreign buyer purchases property, the notario público prepares the escritura that transfers ownership and registers it at the Registro Público de la Propiedad. That registered escritura serves as both the transfer document and proof of title. Outside the restricted zone (50 kilometers from coasts), foreign buyers receive the escritura in their own name under dominio pleno. Within the restricted zone covering all Quintana Roo coastal areas, a bank fideicomiso holds the escritura as trustee while the foreign buyer holds all beneficial ownership rights as fideicomisario. Either way, the escritura is the legal instrument that creates and proves title. Mexico does not issue separate title certificates as some countries do; the escritura itself, once registered, is the title document a buyer receives and records.