Introduction to the Mexican real estate system / William D. Signet.
2010
KGF558 .S56 2010 (Map It)
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Author
Title
Introduction to the Mexican real estate system / William D. Signet.
Published
Durham, N.C. : Carolina Academic Press, [2010]
Copyright
©2010
Call Number
KGF558 .S56 2010
Former Call Number
Mex 400 Si26 2010
ISBN
9781594608704 (alk. paper)
1594608709 (alk. paper)
1594608709 (alk. paper)
Description
xxiii, 273 pages : illustrations ; 23 cm
System Control No.
(OCoLC)586134599
Bibliography, etc. Note
Includes bibliographical references and index.
Record Appears in
Table of Contents
Preface
xi
Notes
xxi
pt. One
Elements of Understanding
ch. 1
Why History Comes First
3
Spain Lands
4
Spain Jettisoned
11
Drift
15
Juarez and the Armies of Reform
16
Porfiriato
21
Revolution
26
Law of January 6, 1915
33
1917 Constitution
36
1917-1934: Inactivity
41
The Ejido Emerges
45
Governance
46
"Expropriable" Lands
48
Other Avoidance Measures
50
Comes Cardenas
51
The Aftermath
53
Neo-Liberalism
55
ch. 2
Is it Safe?
57
Governmental "Takings" of Real Property
57
Land Invasion
60
Adverse Possession ("Squatting")
62
Corruption
62
Participants that Make the System Safer
65
The Mexican Notary
65
The Public Registry of Property
66
The Bank Trustee
66
The Title Insurance Company
67
Lawyers
68
ch. 3
Mexico's Public Sector
71
Resources Given Constitutional Protection
72
"Common Use" Properties (Uso Comun)
78
The Territorial Sea
78
Interior Marine Waters
78
Marine Beaches
78
The Maritime-Terrestrial Federal Zone ("ZOFEMAT")
79
Defining the ZOFEMAT
79
ZOFEMAT Changes Arising from Coastline Changes
81
Concessions in the ZOFEMAT
81
Federal Riverbanks and Federal Zones
83
Other "Common Use" Properties
84
Property Used in Public Service
84
Lands Reclaimed from the Sea ("TGM")
85
"Vacant" Lands (Terrenos Baldios)
85
"Public Domain" Lands as "Inalienable and Imprescriptable"
85
Further Explained
86
National Territory
86
Mexican Marine Zones
86
ch. 4
Social Sector
89
The New Agrarian Law
90
Laying Out the Boundaries
90
The Ejido
92
Governmental Agencies
92
Nature and Governance
92
Categories of Ejido Land
93
Associations and Transactions with Third Parties
93
Use of Ejido Property as Collateral
94
Sale or Transfer of Ejido Lands to Third Parties
95
ch. 5
Restrictions on Foreign Investment
97
Specific Rules Governing Foreign Investment
100
Activities versus Land Ownership
100
Helpful Vocabulary
101
"Residential" versus "Non-Residential" Use
103
Bringing the Variables Together
106
The Nature of Trusts Used to Hold Land in the Restricted Zone
108
Restrictions on Foreign Ownership of Mexican Corporations Owning Rural or Agricultural Property
112
ch. 6
The Mind of the Mexican Legal System
119
Civil Matters
120
Commercial Matters
122
"Civil" and "Commercial," "State" and "Federal"
123
Judges
126
The Legal Profession
128
Mexican Judges
129
The Amparo
130
pt. Two
Elements of Law
ch. 7
Real Property and Personal Property
133
Interests in Real Property
133
ch. 8
Ownership
141
What Ownership Means
141
Power to Exclude
144
Expropriation by the State
145
Power to Convey
148
Means of Acquiring Ownership
148
Contracts to Convey Real Estate
149
Preparatory Contracts (Contratos Preparatorios)
149
Requirement of Public Instrument
152
Inheritance
152
Accession
153
Judicial Adjudication (Adjudicacion)
153
Exchange (Permuta)
154
Adverse Possession (Prescripcion)
154
Donations (Donaciones)
154
Power to Use and Enjoy
155
Environmental Regulation
155
Zoning
155
Building Ordinances
157
Urban Planning Laws and Regulations
159
Restrictive Covenants and Deed Restrictions
160
Limitations on Ownership
161
"Legal" or Constructive Easements
162
ch. 9
Adverse Possession
165
Law of Adverse Possession
166
First Element: Possession "Under Color of Ownership" (En Concepto de Dueno)
167
Possession That is "Peaceful"
170
Possession That is "Continuous"
171
Possession That is "Public"
172
ch. 10
Easements
175
Concept of the Easement
176
Voluntary Easements
178
How Created
178
By Private Agreement
178
By Unilateral Act, or by Will or Testament
179
By Prescription (Adverse Possession)
179
"Legal" Easements
181
Drainage (Desague)
181
Aqueduct (Aqueducto)
183
Transit (Servidumbre de Paso)
183
ch. 11
Usufructs
187
Use and Habitation (Uso y Habitacion)
188
ch. 12
The Mortgage and the Guaranty Trust: Devices for Securing Loans on Real Estate
191
ch. 13
Leases
195
Rules Applicable to All Leases
195
Terms Applicable Only to Urban, Residential Leases
196
pt. Three
Elements of Practice
ch. 14
Modern Closing Techniques and their Challenges
201
United States Model
202
Traditional (Pre-1988) Mexican Model
204
Real Estate Practice in the Transitional Period
209
The Next Phase
211
1.
Eliminating the Title Problem
212
2.
Eliminating Priority Problems in the Pre-, Trans-, and Post-Closing Notice Periods
212
3.
The Funding Problem
214
ch. 15
"Public Faith" (Fe Publica): What it Means and Doesn't
219
Notarial Public Faith
221
The Public Registry's Public Faith
224
ch. 16
The Notary in his Labyrinth
227
Qualifications
227
Records
228
Functions of the Notary in Real Estate Transactions
229
Lawyer to Both Parties
229
Checking and "Freezing" Title
230
Fe Publica (Public Faith)
231
Fiscal Agent
231
Property Tax Appraisal
231
ch. 17
Public Registry of Property
233
Certificates
235
Notarial Notices (Avisos)
236
Matters Filed of Record
239
The Inscription Process
240
ch. 18
Anatomy of a Public Instrument to Transfer Property
245
Appendix Article 27 of the Mexican Constitution (Relevant Paragraphs)
261
Index
267