| Element | Key Institution | Why It Matters |
|---|---|---|
| Civil Law System | Código Civil & Código Judicial | Property rights are codified statutes—court precedents carry less weight than in common‑law countries. |
| Public Registry (Registro Público) | Ministry of Government | Central database of titles, liens, mortgages, and powers of attorney. |
| ANATI | National Land Authority | Issues cadastral maps, verifies land boundaries, converts Rights of Possession (ROP) to titled land. |
| Notary Public | Semi‑public offices nationwide | Only notarised deeds can be recorded; notary ensures ID, capacity, and tax compliance. |
| Tax Authority (DGI) | Ministerio de Economía y Finanzas | Collects transfer tax, capital‑gains advance, and verifies no outstanding municipal taxes. |
grant date Format: YYYY‑MM‑DD
section Pre‑Contract
Offer Accepted: a1, 2025‑04‑20,1d
Promesa Draft & Review: a2, after a1,3d
Escrow Deposit (10 %): a3, after a2,1d
section Due Diligence
Title & Lien Search: b1, 2025‑04‑25,5d
Cadastral & HOA Clearance :b2, after b1,4d
section Closing
Escritura Draft & Tax Stamps: c1, 2025‑05‑04,2d
Notary Signing & Funds Release: c2, after c1,1d
Public Registry Filing: c3, after c2,5d
Title Certificate Issued: c4, after c3,1d
Total: ~18 calendar days for a clean cash purchase.
| # | Check | Source Document |
|---|---|---|
| 1 | Registered owner matches seller’s ID | Folio Real print‑out |
| 2 | Property type: Titled vs. ROP | Folio Real & ANATI map |
| 3 | Lot boundaries & square meters | Cadastral plan (Plano Catastral) |
| 4 | Mortgages, liens, or encumbrances | Encumbrance sheet (gravámenes) |
| 5 | Pending litigation or caveats | Court notice search |
| 6 | HOA fee certificate (PAZ y SALVO) | Condo administrator letter |
| 7 | Utilities debt (water/electric) | IDAAN & Naturgy statements |
| 8 | Municipal tax clearance | Municipio Paz y Salvo |
| 9 | Capital‑gains tax advance receipt | DGI form 170 |
| 10 | Transfer‑tax calculation | DGI form 142 |
| 11 | Seller’s marital status & spousal consent | Civil registry extract |
| 12 | Power of attorney validity | Public Registry POA record |
| 13 | Title chain last 20 years | Historical folios |
| 14 | Soil & zoning restrictions | MIVIOT zoning map |
| 15 | Coastal concession status (if beach) | Maritime Authority permit |
| 16 | Environmental permits (if land) | MiAmbiente resolutions |
| 17 | Heritage status (Casco, Boquete) | INAC heritage registry |
| 18 | Earthquake & flood zone check | SINAPROC risk map |
| 19 | Insurance claim history | Seller disclosure & insurer letter |
| 20 | Beneficial owner if corporate seller | Public Registry corporate folio |
AskPanama delivers a digital binder with all 20 proofs plus an attorney‑signed Title Opinion Letter.
| Feature | Titled Land | ROP Land |
|---|---|---|
| Ownership Proof | Public Registry folio real | Agrarian reform certificate or occupancy affidavit |
| Collateral for Loans | Readily accepted by banks | Rarely accepted |
| Foreign Ownership | No restriction | Some coastal/island ROP restricted |
| Conversion to Title | N/A | Possible via ANATI; 18 – 36 months |
| Risk Level | Low (if clean title) | Medium‑High |
Rule of Thumb: If you’re not a seasoned investor, stick to titled property unless a steep discount justifies the extra risk and timeline.
| Pitfall | Consequence | AskPanama Safeguard |
|---|---|---|
| Seller has unpaid mortgage | Bank blocks transfer | Verify encumbrance, obtain payoff letter, escrow holds funds to cancel lien |
| Power of attorney revoked | Deed declared null | Confirm POA validity in Registry 48 hrs pre‑closing |
| Boundary disputes | Future lawsuits | Commission on‑site surveyor & drone overlay |
| Late tax filings | Transfer rejected | Pre‑pay seller’s taxes from escrow |
| Item | Cost (USD) |
|---|---|
| Title search & certification | $150 |
| Title Opinion Letter | $300 |
| Notary fees | $250 – $600 |
| Public Registry filing | 0.3 % of sale price (min. $100) |
| Legal representation | 1 % of sale price (min. $2,000) |
Add 10 % escrow deposit and balance on closing day; escrow agent releases funds only after Registry receipt.
Chat live or WhatsApp +507‑6933‑3333 for immediate assistance.
Clean title, airtight contracts—AskPanama makes it happen.
