Is it communal land (ejido) or private property?
Finding out whether the land is private property (propiedad privada, recorded at the state public registry, the RPPC) or ejido land (tierra ejidal, a communal agrarian regime recorded at the federal Registro Agrario Nacional, RAN).
Why it matters
Ejido parcels are governed by the Ley Agraria. They can't be sold to outsiders, or placed in a bank trust, until they become private property through dominio pleno (see the ejido sub-roadmap in step 1.4). Much of the land around El Pescadero and Todos Santos was once ejido land.
Who helps
Your attorney, who checks the RPPC and the RAN.
Documents
- Private property: the seller's recorded escritura (deed).
- Ejido land: the certificado parcelario (parcel certificate) or a título de propiedad issued after dominio pleno, plus the ejido assembly minutes.
Common mistakes
- Buying a "cesión de derechos ejidales" (assignment of ejido rights) as a foreigner. This is not ownership.
- Assuming a land-use letter from the ejido equals title.
Say it in Spanish
- ¿El terreno es propiedad privada o ejidal?
Is this land private property or ejido land? - ¿Ya se adoptó el dominio pleno y está inscrito en el Registro Público de la Propiedad?
Has it already been converted to dominio pleno and recorded in the public registry?
Terms
Confirm the details for your case with your notario or attorney.
Common questions
What is ejido land?
Land granted to a community (ejido) under agrarian law. Foreigners can't hold ejido rights. It must first become private property through dominio pleno and be recorded at the public registry.
How do I know if a lot is ejido?
Ask for the title and the public registry record, and check the RAN's PHINA database. An attorney should confirm the full chain.