Villa Candelaria · Diriomo, Granada
The paperwork
This is the page we would want to find if we were buying land two thousand miles away. Which document you receive, the order things happen in, what each step costs, who pays — and how to check all of it yourself, without going through us.
Where things stand today
The thirty lots are not yet registered separately
We would rather tell you ourselves than have your lawyer tell you.
Today the whole property is registered as a single finca, number 21633 (tomo 322, folio 70, asiento 1), with cadastral number 63015171439626. Each lot gets its own registry number through desmembración, and that is what we are working on now.
Here is how it works for the lot you buy. The lot’s cadastral plan is filed with Catastro. The deed is executed before a notary. The registry then opens a new finca number that is yours alone, with your name on it. That process is part of the purchase and is at our cost through registration. The normal time is [TO BE CONFIRMED] weeks.
The promise of sale is recorded at the registry against the exact portion you bought. That legally prevents it being sold to anyone else while the separation goes through. You get a copy of that recording on the day you sign — not later, and without having to ask.
The documents
What you end up holding
Six documents. There is no seventh that turns up later.
Public deed of sale
Executed before a Nicaraguan notary. It identifies the parties, describes the lot with its measurements and boundaries, states the price and records that the seller transfers title. This is the main document.
Proof of registration
The deed alone does not make you the owner as against third parties; registration does. You receive the testimonio with the registration entry: tomo, folio, asiento and your own finca number.
Cadastral plan of your lot
With the measurements, the boundaries and the cadastral number. It is what you will use later for the building permit at the Diriomo town hall.
Lien-free certificate
Issued by the registry. It states that no mortgage, attachment or encumbrance sits on your lot. Ask for it dated the day you sign, or as close to it as possible.
Municipal clearance and cadastral certificate
From the Diriomo town hall. They show there are no municipal taxes outstanding on the property.
Your financing contract
If you buy on terms, with the full payment schedule and the total cost in writing.
The most important part of this page
How to check all of this without us
You do not have to take our word for any of it. These are the details any Nicaraguan lawyer — yours, not ours — can use to check us in a day:
With those you can request the property’s historia registral, which shows the whole chain of owners, and the certificación de libertad de gravamen. Anyone can request both. Our permission and our signature are not needed.
And hire your own lawyer and notary. Do not use ours. It will cost you a few hundred dollars and it is the best money you will spend on this purchase. If your lawyer asks us for documents, we hand them over the same day.
The money
Closing costs, one by one
This list is complete. If a charge is not on it, we are not going to make it.
| Item | Basis | Paid by |
|---|---|---|
| Notary feesDrafting and execution of the deed | [TO BE CONFIRMED] | [ ] |
| Income tax withholding on transferLaw 822 and its amendments | 1% of value | Seller |
| Fiscal stampsDGI | [TO BE CONFIRMED] | [ ] |
| Public registry feesLaw 920 | [TO BE CONFIRMED] | [ ] |
| Lien-free certificate | [TO BE CONFIRMED] | [ ] |
| Municipal clearance · Diriomo | [TO BE CONFIRMED] | [ ] |
| Cadastral plan and desmembraciónPer lot | [TO BE CONFIRMED] | Seller |
The figures are confirmed in writing before you sign, and they do not change afterwards.
From abroad
If you live outside Nicaragua
A foreigner, or a Nicaraguan living abroad, can buy and own land in Nicaragua on the same terms as anyone else. There is no nationality restriction on this kind of property.
If you cannot come to sign, there are two routes. Grant a special power of attorney before a notary in the country where you live and have it apostilled — Nicaragua has been party to the Hague Convention since 14 May 2013, so the apostille is enough and no consular legalisation is needed. Or sign at the nearest Nicaraguan consulate. Either works; the apostilled power is usually faster and cheaper.
If the power of attorney is in English it is translated into Spanish before filing. Your lawyer in Nicaragua can tell you the exact wording the registry needs so it is not rejected. It is worth getting right the first time.
Something not adding up?
Ask us. If you find anything on this page that does not match what your lawyer tells you, write to us and we will correct it.
Ask on WhatsAppUpdated 6 November 2026. If a finca number, a cost or a timescale changes, we change it here and say so on the progress page.