This guide is general information prepared by the seller, who has an interest in the sale. It is not legal, tax or immigration advice and may not reflect recent changes. Laws and fees change; confirm every point with an independent Costa Rican lawyer of your choice before signing or paying anything. Last reviewed 2026-10-22.
Start with two numbers: the registry number and the cadastral map
Every titled property in Costa Rica has a registry number (número de finca) and a registered cadastral map (plano catastrado); ask for both before anything else. The registry number identifies the property in the National Registry. The cadastral map shows its shape, boundaries and area, drawn by a licensed surveyor and recorded in the Cadastre.
A seller who cannot give you these two numbers is not ready to sell, or is selling something other than titled land. Our article on titled land vs. beach concessions explains why that difference matters near the coast.
Check that the two match: the area, the province and the boundaries on the map should be the same ones the registry shows for that property. A mismatch is not always a deal-breaker, but it is something your lawyer has to explain before you sign.
Order the literal certificate online
The literal certificate (certificación literal) is the official extract of the property's record, and you can order it online from the National Registry with the registry number. The Registry's 2025 service guide for the real-estate registry describes the online certificate and what it contains.
The certificate tells you, as of the date it was issued:
- Who the owner is, with their ID number. The person signing the sale should be that owner, or someone with a registered power of attorney.
- The area and location of the property, and the cadastral map linked to it.
- Encumbrances (gravámenes): mortgages, liens, easements and other rights that third parties hold over the property.
- Annotations (anotaciones): filings that are pending, such as a sale, a mortgage or a court order that has been submitted but not yet registered.
Order a fresh one close to the signing date. A certificate is a snapshot; what matters is what the record says on the day the deed is signed.
How to read liens and annotations
Anything listed as an encumbrance or annotation stays with the property, not with the seller, unless it is cancelled. That is the key idea: if you buy a property with a registered mortgage, the mortgage does not disappear because the owner changed.
What to look for, line by line:
- Mortgages. Is there one? If so, the deed should state how and when it will be cancelled, usually by paying it off from the sale price at closing.
- Easements (servidumbres). A right of way or a utility line can be perfectly normal. You want to know where it runs and what it allows.
- Court annotations. An attachment (embargo) or a lawsuit noted on the record is a serious warning. Ask your lawyer before paying anything.
- Pending filings. A sale or mortgage presented but not registered may mean someone else has a prior claim.
If the certificate is clean but the story you hear is complicated, trust the certificate and ask more questions.
Lawyer vs. notary: who does what
In Costa Rica, a notary is a lawyer authorised to give public faith to documents, and the notary is the one who writes the deed and sends it to the Registry. The notary's role is to make the deed valid and registrable, not to defend one side's interests.
Your own lawyer is different: someone you choose and pay, who works for you. Your lawyer reads the certificate and the map, checks the municipal and zoning situation, reviews the reservation and purchase contracts, and tells you what to change. It is common for the seller to propose a notary; it is up to you to have your own lawyer review everything, and you may also choose your own notary.
How to check that they are licensed
Before you hire anyone, check that they are licensed; both checks take a few minutes.
- Lawyers: the Bar Association of Costa Rica (Colegio de Abogados y Abogadas) has a public search of its members. Look up the full name and check that the lawyer is active.
- Notaries: the National Notary Directorate (Dirección Nacional de Notariado) keeps the register of notaries who are authorised to practise.
A lawyer who is suspended, or a notary who is not authorised, cannot protect you, however good the references sound.
A checklist before you pay
Bring this list to your lawyer and tick each line together:
- Registry number and cadastral map number received from the seller.
- Literal certificate ordered from the National Registry, issued within the last few days.
- The owner on the certificate is the person signing, or holds a registered power of attorney.
- Area and boundaries match between the certificate and the cadastral map.
- Every mortgage, lien and annotation listed, with a written plan to cancel it at or before closing.
- Easements identified on the map: where they run and what they allow.
- Your lawyer's licence checked with the Bar Association; the notary's with the National Notary Directorate.
- Municipal situation checked: land-use rules, and any protected strips along creeks or springs (see our article on building near a creek).
- A fresh certificate ordered again just before the deed is signed.
Applying it to Yakú
At Yakú, the per-lot title is being confirmed. Before you reserve, ask us for the registry number and the cadastral map of the lot you like, and run this checklist with your own lawyer. You can see every lot, with its size and status, on the lots page, and the full buying process in our guide on buying land in Costa Rica.
Sources
- National Registry — online services and literal certificates
- National Registry — Real-Estate Registry Service Guide 2025 (PDF)
- Bar Association of Costa Rica — member search
- National Notary Directorate
General information, not legal, tax or immigration advice. Check every point with your own lawyer.