Title · plano · municipalityComplete due diligence, before you wire.
The engagement Folio runs when a specific property matters: every registry entry read, the municipal and environmental layers checked, the corporate chain verified, attorney coordination where the law requires it, and one institutional report that ends in a decision you can act on.
Three products, three different jobs
People ask why a Folio check can cost $29 or $1,000. They are not the same product, any more than a blood test and a surgeon are the same appointment.
Verified Report
Instant and automated. Software reads the public registries and returns a scored report in minutes. Perfect for screening a listing before you get attached to it.
Buyer Document Pack
Official documents. We pull the certified records and file with the municipality on your behalf. Days, not minutes, because institutions are involved.
Complete Due Diligence
A team works your transaction. Weeks of human work, attorney coordination where the law requires it, and a written GO, FIX FIRST or WALK conclusion you can act on.
Complete Due Diligence, A to Z
The engagement Folio runs for buyers who are serious about a specific property. It ends in a decision, not a document dump.
- Full registry study with every lien, annotation and easement read in full
- Certified title certification and the official cadastral map (plano)
- Municipal land use certificate (uso de suelo) filed on your behalf
- Municipal tax standing and declared fiscal value review
- Corporate layer when a company holds title: standing, representatives and powers
- Environmental and overlay screen: maritime zone, protected areas, forestry patrimony, water
- Water and electricity availability coordination
- Survey cross-check: registered plano against the modern cadastre and what is occupied
- Attorney coordination for anything that needs one, scoped inside the engagement
- Written GO, FIX FIRST or WALK conclusion with the cure path for every flag
- A fresh registry verification immediately before closing
- A 30 minute review call with the Folio team
The properties worth this level of work
Hillside, coastal and agricultural land in Costa Rica carries layers a listing never shows: maritime zone, forestry patrimony, water, access, and a registry that can be frozen without anyone telling you. This engagement reads all of them before your money moves.
The Closing Package
The same engagement, plus a licensed topographic survey coordinated and quality-checked by Folio.
- Everything in Complete Due Diligence
- Licensed topographer selected, scoped and scheduled by Folio
- Boundary, contour, structure and access survey of the property
- Georeferenced files your architect, engineer or notary can work from
- Survey findings read against the registry and the cadastre in one report
What happens after you start
Scoping call
We confirm the finca, the size, your timeline and what the deal actually depends on. If the property needs something outside our scope, we say so before taking the engagement.
We work the file
Registry, cadastre, municipality, environmental layers and the corporate chain, with attorney coordination where the law requires it. You get progress notes, not silence.
Decision report and call
One institutional report with every finding sourced, a GO, FIX FIRST or WALK conclusion, and a 30 minute call to walk you through it before you commit.
Frequently asked
How do I pay, and is it secure?
You pay securely by card at checkout, or place the order by email and we send a secure payment link. We never take card details by message.
How fast will I get my document?
Registry documents are usually delivered the same day. Municipal documents take a few business days because we file them with the municipality on your behalf. Reports built from data we already hold are instant.
What happens if the property or document can't be found?
You get a full refund. If we cannot retrieve the document from the official source, you do not pay. No risk to you.
Do I need the certified English translation?
Only if you want it. The document is official in Spanish. We offer an optional certified English translation so you, your lender, or your home-country lawyer can read it with confidence.
Are these the real, official government records?
Yes. We retrieve the actual records from the National Registry (RNP) and the municipality. We are a coordination service that pulls and delivers them; the issuing authority is always the government.
Can you get documents not listed (SETENA, ICT concession, Hacienda)?
Yes. Message us with what you need and the property, and we will quote it. We can coordinate most official property-related documents in Costa Rica.
What this catches before you wire
Every one of these has cost a buyer their deposit, or their property.
Hidden liens
Mortgages and debts registered against a property transfer to you at closing.
Boundary problems
The plano and the registry finca don't match, so the fence isn't the legal line.
Ownership disputes
The seller may hold only possession rights, not registered title.
Zoning & maritime
Protected areas, the 200m maritime zone, or use restrictions can make land unbuildable.
Unpaid taxes
Outstanding municipal and Hacienda obligations can block your transfer.
Buy with confidence, from anywhere.
Start with a free property check. No account, no commitment.
Start with a free check