While foreigners can own property fee simple in the Interior of Mexico, including valuable sites in such tourist meccas as Guadalajara and Cuernavaca and the capitol of Mexico itself, they are technically prohibited from holding title to property in the so-called "Prohibted Zone" along the nation's coasts and borders. This restricted area, which was established under the Mexican Constitution, extends 100 kilometers (about 62 miles) deep along the coasts. This means that virtually all of Baja California is included in the "Prohibited Zone."
The Mexican Bank Trust, which authorized the 30-year Bank Trust program, was created in 1971 by Mexican President Echeverria, to promote tourist and retirement investments along popular coastlines . This is the most secure method available to hold real estate in Baja California.
Your Bank Trust must be established at an authorized Mexican Bank in their trust department.
In 1989 President Salinas mandated the 30 year Trust be extended for an additional 30 years. Then, December 27, 1993, President Salinas extended the Trusts from 30+30 year arrangement fo the new 50+50 year time period. Bank Trusts are perpetually renewable.
The property you hold in a Bank Trust is yours to improve, build, sell, leave in your estate, etc. You'll enjoy all the same rights you have in your U.S. fee simple real estate via the Bank Trust.
A Notario (which is an Attorney and Notary) can assist you in processing your paperwork, which includes sending the Bank Trust from the seller for a Title Search and advising the buyer of the fees that will be due to finalize the transfer. Normally the Notario will search for a Bank with the best fees to administer your Bank Trust. He can also help you obtain your FM3 to buy your house. New rules in Mexico now insist you have an FM3 to buy or sell a house.
If you sell your Trust Rights to a Mexican National, he has the option to take title in his name in the Trust or remove the property from the Trust and take title in "Escritura" (Mexican National form of Ownership). Sometimes the Mexican National will opt to pay the annual Trust fee and stay within the Master Trust, especially, if his most likely buyer would be another foreigner. Once he removes the property from the Master Trust, it is more expensive for the property to be placed in a New Trust for the buyer.
In the last several years, this form has become popular, especially with American attorneys. You create a Mexican corporation, which may be owned 100% by foreigners (you and your spouse, for example) and then the Mexican corporation will own it 100%, in fee simple deed, without the need of a Bank Trust.
Nearly every day clients ask "Can I get a 99 year land lease?" A land lease for more than 10 years is not legal and never has been. Not the 10+10+10 year arrangement either.
If you enter into a 10+10+10 year agreement with a Mexican landowner and at the end of the first 10 years the landower decides he does not want to recognize that second 10 year lease you thought you had, he does not have to do so. You have no recourse, because you entered into that agreement which was designed to circumvent Mexican Law, thereby giving you no legal status to use the Mexican Court System.
If you lease land, the lease should be 9 years and 11 months to stay within the land lease laws. It is possible and perfectly legal for the Mexican land owner to give you a new 9 year 11 month lease at the end of your first 9 year 11 months and so on.
We only suggest Lease Land Arrangements if you are
a. limiting your second home investment to a smaller total purchase amount rather than a Bank Trust purchase
b. and only if you can obtain a 9 year 11 month lease.
Just be sure the total investment you are willing to pay for the structure on lease land is an amount you can average over a 10 year period and be willing to "walk away" from at the end of your first lease period of 9 years and 11 months. That may not be the case, but know it could be because of the property values rising in your area.
Land lease rents run about $150.00 to as much as $600.00 (U.S. dollars) per month. Most leases have a "cost of living" adjustment at the end of the lease for the next lease term. Usually there is a 10% fee when you sell your structure that goes to the landower, plus if you have a Real Estate agent, his fee at well (approx. 6%). The buyer would usually have to renegotiate a new lease usually at a higher amount than the previous one (approx 10%).
No one, including Mexican Nationals can own property in the Federal Zone, which applies to only beachfront property within 20 meters (about 66 feet) from the mean high tide line. This property is owned by the Mexican Federal Government under the Federal Maritime Land Zone Law. It is possible for foreigners and Mexicans to obtain use of the beach land for a reasonable fee under a concession granted from the Federal Government. This concession grants temporary use and, at the option of the Government, these concessions may be renewed for specific periods of time. These fees vary depending upon the use of that portion of the property.
For instance, if you garden and landscape that part of the property, there could be no fee. If you have a deck, pool or patio in the Federal Zone, the fee could be $50.00 (U.S. dollars) a month. If all or part of your home are in the Federal Zone, the fee will be appropriately higher. We personally do not recommend a 100% Federal Zone situation. If you have even 20% of your home under a Bank Trust and the balance in the Federal zone with a concession,then you are covered. These concessions give you the right to enjoy the land and no one can come a build anything in front of you.
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© 2008 Ramey Bennington