Verifying Clean Title in Baja California Sur

A current deed only shows the most recent recorded transaction. Title verification looks at the full chain and confirms there are no surprises sitting behind it.

What a basic title review covers

• **Chain of title** at the Registro Público de la Propiedad.
• **Lien certificate** (certificado de libertad de gravamen).
• **Property tax (predial) standing** with the municipality.
• **Water account** standing (OOMSAPAS or local utility).
• **HOA or condominium standing**, if applicable.
• **Cadastral match** between the deed description and the physical boundaries.

Higher-risk patterns to flag

• Property with **ejido origin** that may not have been fully regularized.
• Recent transfers at non-market prices.
• Boundary disputes with neighbors or federal zone (ZOFEMAT) overlap.
• Properties sold by a power of attorney rather than the registered owner.
• "Off-record" agreements promised by the seller or agent.

Verification happens **before** the promesa funds escrow, not after. Once earnest money is committed, the buyer's leverage drops sharply.

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