Independent counsel — not the seller's lawyer
In Costa Rica the closing notary is an attorney, but the seller's lawyer or the agency's recommended firm does not represent you. Hire your own independent attorney whose retainer letter says they work for the buyer.
Your counsel pulls the folio real from the National Registry, checks liens and annotations, reviews the survey (plano catastrado), and flags maritime-zone concession issues, squatter risk, and missing water letters before you go non-refundable.
SUGEF-registered escrow
Deposits and purchase funds should flow through an escrow company registered with SUGEF (Costa Rica's financial regulator) — not directly to the seller's personal account.
Escrow holds funds until your attorney clears title, water, permits, and the closing conditions you agreed in the purchase agreement. If a deal dies for a documented title or diligence failure, escrow returns your deposit per the contract — another reason to get the paper trail right up front.
What to ask before you wire
Ask your attorney: Who holds the deposit? Is the escrow firm SUGEF-registered? What conditions must clear before release? What happens if water or permits fail?
Ask for written confirmation of fee-simple title vs maritime concession, a current registry report, and the water path (AyA connection or ASADA carta de agua). No water letter, no wire.
If a broker is involved, confirm they are a licensed CRGAR member — but let your attorney, not the agent, bless the wire instructions.
How this pairs with check-before-you-offer
Attorney and escrow are the execution layer on top of the diligence checklist: title, survey, water, zoning, permits, squatters, taxes, and HOA.
Run the full checklist with counsel before any deposit becomes non-refundable. The due-diligence guide walks each item in plain language — bring it to your first attorney call so nothing gets skipped.
Open the check-before-you-offer checklist
Next guide in the stack — then check a listing or open the map when you're ready.
Open the check-before-you-offer checklistFrequently asked questions
Do I need a Costa Rica attorney to buy property as a foreigner?
Yes — hire an independent buyer's attorney (not the seller's). They verify registry title, survey match, water, permits, and concession status, and structure the purchase agreement and closing. The notary who registers the transfer should be working for you, not only for the seller.
What is SUGEF escrow in Costa Rica?
SUGEF is Costa Rica's financial regulator. Escrow companies registered with SUGEF hold purchase funds and release them when closing conditions clear. Using SUGEF-registered escrow protects buyers from wiring deposits directly to sellers before diligence finishes.
Can I wire a deposit directly to the seller in Costa Rica?
You should not — at least not before your attorney clears title, water, and the other checklist items. Standard practice is a SUGEF-registered escrow account with release conditions tied to diligence and closing.
How much does a Costa Rica real estate attorney cost?
Buyer legal and notary fees are typically part of the 3.5–5% closing-cost stack on top of transfer tax and stamps. Confirm the retainer scope up front: registry pull, survey review, water letter, purchase agreement, and escrow coordination.
Written by Patrick Beland
STR expert and investor — software developer, house flipper, former realtor in Canada, and short-term rental investor across Canada and Costa Rica, now based in Playas del Coco. I write from my own books, not a brochure. About
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