Closing — Notario, escritura, National Registry.

The Costa Rica closing process is materially different from UK conveyancing. The Notario Público plays a central role — closer to the Spanish-Latin American notary model than to a UK solicitor. Title transfers on signing day, not after weeks of Land Registry. Everything in Spanish — we provide English translations of every clause before you sign.

Step 1 — Offer and Promesa de Compra-Venta

After viewing and agreeing, a Promesa de Compra-Venta (purchase promise agreement) is drawn up — legally binding, locks in headline terms. Typical contents:

• Purchase price and payment structure
• Due diligence period — typically 14-21 days
• Earnest money deposit — typically 5-10%, escrow-held
• Agreed closing date
• Conditions precedent (clear title, municipal certifications)

Step 2 — Due diligence

Legal checks

• Estudio Registral — National Registry investigation. Confirms seller's title, no mortgages or encumbrances, no pending litigation.
• Certificación de Libertad de Gravámenes — formal "free of charges" certificate
• Current Personería Jurídica — if seller is a company: signing authority confirmation

Physical checks

• Second property visit — sometimes with a surveyor
• Cadastral boundary verification (Plano Catastrado) — surveyed boundaries. Critical because many CR boundaries aren't physically marked.
• Utility connections (ICE electric, AyA water) — active and legitimate

Municipal checks

• Uso de Suelo — zoning confirmation
• Municipal debts — outstanding property tax or rubbish bills
• Building permits — if built, valid permit

Step 3 — The Notario Público

Here the system differs from UK. The Notario Público is central. No "buyer's solicitor + seller's solicitor" — a single Notario drafts the escritura (deed), verifies identities, and is responsible for National Registry filing.

• Both parties agree on the Notario. We recommend one with foreign-buyer experience and good English.
• Cost — 1.5% transfer tax includes the Notary fee. Half paid by buyer, half by seller (negotiable).
• Liability — Notarios carry personal liability for escritura content. Makes them careful.

Step 4 — Closing day

Single day. Typically at the Notario's office. Both parties present (or POA representatives). We're with you.

1. Sign the escritura. In Spanish. We read each clause aloud and translate.
2. ID verification. Passport + DIMEX if available.
3. Payment release. Escrow releases deposit to seller. If owner financing: promissory note signed and registered.
4. Escritura filed at National Registry. Same day, not weeks.
5. Mortgage registered (if owner financing) — same day, first rank.

After closing

• Within 7-14 days — final escritura with registration stamp (Boleta de Inscripción)
• Within 30 days — transfer utilities, municipality records to your name
• Within 90 days — if pursuing Inversionista: start residency application

Mistakes British buyers make

Don't sign an escritura without a translated version. A Spanish contract you don't understand is one you sign blind. We always translate every clause — with other brokerages, demand an English translation before signing.

• POAs without close reading — limit strictly to this transaction, amount, date
• Misdeclaring price on the escritura — some sellers suggest declaring a lower value to save transfer tax. Don't. Kills Inversionista qualification and is illegal.
• Closing without building permits check — property without valid construction permits can attract demolition orders later