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these issues involving transactions are complex for my Spanish

I don't mind that you write in Spanish, but I'm sorry I'm out of my league in responding to the increasingly complex issues articulately in Spanish myself.

Some of your suggestions are quite good.  On the other hand, some don't respond to the example I gave, and some are either naive or hand-waving to cover up realities of Nicaragua.

When exactly was the last time you bought land in Nicaragua?  When was the last time you bought land in California?  In the U.S. most properties are purchased through escrow.  Most receipts and most assesments are close to ballpartk.  Most escrow agents and assessors do not demand or accept bribes.  In Nicaragua, there is no escrow, most deeds contain false statements of transaction amounts (and other details), most assessors demand bribes, and assesments have little to do with property values.

Your fascinating list of requirements (to know the seller, to not involve any intermediary, to demand to see the previous original copy of the original title in the lawyer's protocol book, to demand that the title is free and clear, etc) are nice ideas to keep in mind, but most likely you will never find even one property to buy in Nicaragua if you have such high standards.  (Which, of course, is one way to keep from losing money!)

People who actually buy property in Nicaragua know that every property for sale has title problems that cannot all be eliminated in advance, know that it's often impossible to avoid having some intermediaries involved, etc.  For these reasons, the actual purchase price of properties in Nicaragua is far less than it would be for something comparable in a civil society with solid titles and a working judicial system.  The buyer has to assume he is buying damaged goods, that he is negotiating against several sellers and one or more intermediaries, and the buyer generally has to take a certain amount of responsibility for fixing the problems with his title and property that come up later.

You yourself say the title should have an amound that is by mutual agreement of the parties, implying an inaccurate number.  You're right, that is the way to make money in Nicaragua.  But it's certainly not doing business honestly according to my standards of honesty, which was the original point on which you suggested I was incorrect.

Your suggestion to register the new deed immediately is naive, as you cannot do so until the taxes are paid for the transfer.  Sure, you can pay 1% of an arbitrary value to temporarily register the deed (an amount that is not applied toward final registration later).

It is possible under some circumstances to get an advance valuation of the property in question, so that you know in advance what the taxes will be.  But you certainly couldn't get that paper without paying a bribe or indirectly supporting the assesor in some other equivalent way if you have the proper connections.

Thanks again for your contributions to the website.  While it does appear that we will have to agree to disagree on some of these specific points, we both have a lot to share.  A diversity of well-articulated perspectives are the most we can hope to provide for those who are in Central America or come here later, to make sense of living here and doing business here when they engage on their own.

By the way, now that you have regisitered you are welcome to create Forum Topics of your own with the "Create Content" menu, or to post Blog entries about your time in Central America.  I am sure others share my interest in knowing your story or hearing more of your perspectives about Nicaragua and/or Nicaraguan culture.

 

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