Fiduciario (Trustee)fee-doo-see-AH-ree-oh
The fiduciario is the Mexican financial institution, typically a bank, that holds legal title to property in a fideicomiso (bank trust) and administers it according to the beneficiary's instructions, as defined in Article 381 of the Ley General de Títulos y Operaciones de Crédito.
By Daniel Ortega · Last reviewed 11 November 2026
How it works
<p>Only institutions expressly authorized by law can act as fiduciarios, including banks, insurance institutions, brokerage houses and SOFOMes with valid CONDUSEF registration. For coastal property in Quintana Roo, the fiduciario is typically a bank authorized by Mexican law to act in this capacity. The fiduciario holds legal title to the property and is responsible for managing it in accordance with the trust terms.</p><p>The bank holds legal title as trustee but has no beneficial interest in the property and cannot sell or encumber it without the beneficiary's explicit written instructions. The beneficiary's control is absolute; the trustee bank cannot deal with the property except to follow instructions. Annual fees typically range from USD 500 to 700, though some banks charge USD 800 to 1,500 per year.</p><p>Trust operations are supervised by the Mexican banking regulator, and if a trustee bank becomes insolvent, regulations require the trust to move to another authorized institution.</p>