Guard Against Title Theft in Costa Rica

Title theft happens when someone fraudulently transfers a property’s title without the real owner’s knowledge or consent — usually through forged documents or stolen identity information. It’s a real risk in Costa Rica, and it can affect any property owner, though foreign owners less familiar with the local registry system are sometimes targeted more often.

The same public registry system that scammers try to exploit is also the tool that protects you — when you use it actively, rather than assuming a title is safe simply because you hold a deed.

How Property Records Work in Costa Rica

Costa Rica records property ownership through the Registro Nacional’s Registro Inmobiliario (Real Estate Registry), which tracks each property’s registered plans, ownership, and any liens or encumbrances (gravámenes). Boundaries are tied to the national cadastral survey (Mapa Catastral). Because these are public records, anyone — including a scammer with forged documents — can attempt to file a change. That’s exactly why active, periodic verification matters more than a one-time check at purchase.

Practical Steps to Protect Your Title

Check your registered property record regularly. A current registry consultation, obtained directly or through a licensed notary or attorney, shows exactly what’s on file for your property right now. Doing this periodically — not just at closing — is the most effective habit for catching an unauthorized change early.

Use a notary or attorney experienced specifically in real estate closings. In Costa Rica, notaries are also attorneys with the authority to register property transfers — but not every attorney handles this kind of work regularly. GAP has worked with the same closing attorneys for years specifically because of their property-law experience, and can put you in touch with them. You’re also welcome to use your own attorney — just make sure their regular practice actually covers real estate and title work. A lawyer whose day-to-day practice is somewhere else entirely, like criminal law, may not have the specific background this particular kind of transaction calls for.

Confirm the property’s legal description matches its cadastral survey. Boundary or measurement mismatches between what a seller describes and what’s actually on file are a common source of disputes, separate from outright fraud.

Keep closing communications secure. Wire-fraud schemes that intercept email threads near closing are a real risk in real estate transactions generally, not unique to Costa Rica. Confirm wiring instructions by phone, using a number you already have on file, before sending funds.

Ask about title insurance where it’s available. Some international title insurers do offer coverage for Costa Rica transactions. It isn’t automatic the way it is in the US, so ask your closing attorney directly whether a policy is available and appropriate for your specific transaction.

Why GAP Keeps Using the Same Attorneys

GAP has worked with the same small group of closing attorneys for years, on deal after deal, rather than rotating through unfamiliar counsel. That’s a deliberate choice: an attorney who has already handled dozens of GAP closings has a proven track record we can point to, not just a resume. We know how they work, how thorough they are, and that they catch the kind of title problems this article describes before they become a closing-day surprise. Trying someone new, however well-credentialed on paper, means starting that trust from zero — and title work is not where you want to find out the hard way that someone’s attention to detail wasn’t what you expected.

You Don’t Have to Do This Alone

If all of this sounds like a lot to manage yourself — registry checks, cadastral surveys, wire-fraud precautions, vetting an attorney — that’s exactly the point of working with GAP. When you buy, sell, or finance a property through GAP, checking these things is part of what we do as a normal part of the process. You don’t need to become an expert in Costa Rica property law to be protected by it.

This matters especially if you’re new to lending or buying in Costa Rica and none of this is familiar territory yet. It can sound intimidating from the outside — registries, liens, cadastral surveys, notaries versus attorneys — but you’re not expected to navigate it solo. GAP’s review, and the same experienced attorneys behind it, exist specifically so a first-time buyer or a first-time lender doesn’t have to guess whether they’re doing due diligence correctly. We’ve already built the relationships and the process; you don’t have to rebuild them yourself.

If You’re Buying With Property-Backed Financing

When GAP reviews a property for financing, part of that review includes confirming the title, checking for existing liens, and verifying that the lender can be placed in the required first-lien position. It doesn’t replace independent legal advice, but it does mean a second, motivated party is also looking closely at the title before a loan closes.

Frequently Asked Questions

Is title theft common in Costa Rica?
It happens, and it’s worth taking seriously — but we can’t point to a reliable frequency figure. The protective steps above apply regardless of how common it is in any given year.

Can I check my own property title myself?
Yes, through the Registro Nacional’s registry consultation system — but having a licensed notary or attorney interpret the results is strongly recommended, since registry records can be dense.

Does GAP offer title insurance?
No. GAP is not a title insurer. Ask your closing attorney whether a third-party title insurance policy is available and makes sense for your transaction.

If I work with GAP, do I still need to worry about all of this myself?
No — checking title, liens, and boundaries is part of GAP’s normal review when you buy, sell, or finance through us. You still benefit from understanding the basics, but you’re not doing the verification work alone.

This article is for general information only and is not legal advice. Confirm your property’s specific title status and any protective steps with a licensed Costa Rica attorney or notary. Registry information referenced above is based on Costa Rica’s Registro Nacional (rnpdigital.com/registro_inmobiliario/), checked September 13, 2026.

Explore Costa Rica properties with GAP Real Estate → · Considering property-backed financing? Learn how GAP Equity Loans reviews title before closing → · WhatsApp us at +506 4001 6413 to get started, call 855-562-6427 from the US or Canada, or email info@gap.cr