CARCAMO
ABOGADOS Y NOTARIOS

The property registration process encompasses several stages, as outlined below:

1. The initial step in ensuring a secure purchase process is to request a certificate of no lien from the public property registry where the property is recorded.

2. Preparation of Lot Map by Sellers:

• Sellers are required to prepare a lot map, which must be created by a surveyor duly authorized by a government office.

• The map should meet technical and formal requirements, and the correct spelling of seller and buyer names is essential.

3. Submitting the Map at the National Land Office (cadastral):

• The map is submitted to the National Land Office for approval.

• Copies of identification of the seller/s and buyer/s and the property deed must be sent for the preparation of the map and its due approval.

• The office conducts a thorough review of the map to ensure compliance with technical requirements. In the event of rejection due to an error, necessary corrections must be made.

4. Proceeding to the Notary Public Deed Signing:

• Upon the approval of the map, both sellers and buyers, either in person or through a legal representative, are required to appear before a notary public to sign the deed of purchase.

5. Acquiring the Cadastral Certificate:

• After signing the deed of purchase, the designated attorney must proceed to obtain a cadastral certificate from the National Land Office.

• The certificate includes information on the seller, buyer, lot surface, location, and cadastral number. Required documents, including seller and buyer IDs, are filed with cadastral.

6. Conducting a National Taxes Office (DGI) Assessment:

• Subsequently, the attorney files copies of all purchase-related documents with the National Taxes Office (DGI), which then issues an assessment.

• Depending on the criteria used by the DGI to generate an appraisal, a percentage will be paid. We cannot predict the estimate of the amount to be paid for the transfer tax, since these values are only determined by the DGI office.

7. Payment of Transfer Taxes and Final Registration:

• After paying transfer taxes at the National Taxes Office, the final step is registration at the Public Registry.

• A prerequisite is the submission of a document known as SOLVENCIA MUNICIPAL, which verifies the proper payment of real estate taxes at the mayor’s office (IBI). The seller must pay this tax

8. Enrollment Timeline:

• The entire registration process takes approximately one and a half months, after which the property will be officially recorded under the buyer’s name.

9. Document Handover to Purchaser:

• All documents, including the map, cadastral certificate, certificate of no lien, deed of purchase, and receipt, will be handed over to the purchaser.

10. Post-Registration Responsibilities:

• The new owner is responsible for paying property taxes at the mayor’s office, known as IBI or real estate taxes. These taxes are paid annually and offer a discount if paid before the deadline, with penalties for late payments. 

• An important point to mention is that in any part of the process, there is an imminent possibility that a letter of no objection issued by the Attorney General of the Republic (PGR) will be required, this means that the PGR issues a certification stating that the property does not have any impediment according to the criteria imposed by the state of Nicaragua.