Once the Reform War and the French Intervention ended, the emergence of national legislation was prolonged (only the Antequera Province of Oaxaca had issued its Civil Code in 1828, but the others, like the National Government, had done little until before the Plan of Ayutla). In the Zacatecano (1829), Jalisciense (1839) and the Federal "Sierra" (1851) and "Jaúregui" (1861) projects, the intention was observed to create a Mortgage Registry very different from the Colonial Oficio.

In Veracruz, both in 1859 and 1869, the Civil and Public Property Registries were born, as a result of the promulgation of the Reform Laws and the "Corona" Civil Code, the latter dated December 17, 1868, with Francisco Hernández y Hernández, governor of the province.[3]​.

Over the course of 140 years, the Public Property Registry has adapted to the needs of each of the 31 federal entities, but the records of all of them coincide in their structure, organization and in the sections that make them up. The governorships and the head of Government of the Federal District are in charge of publicizing and guaranteeing the legal security of the owners of real estate against third parties, adhering to the principles of public faith, legitimation, registration, priority, qualification, request, specialty, legality and successive tract. Hence, they entrust this work to their general Government Secretariats, and these, in turn, through the general directorates of the Public Property Registry and the Inspection and General Archive of Notaries.

The 31 federal entities are divided into Registry Zones, and the capital of the Republic, with greater population density and economic importance, houses the Registry Office under the direction of an official called in charge. This official has administrative and budgetary command, while the Chief Officer of the aforementioned Office is the junior official dedicated to registering the applications and preparing the marginal notes of everything that corresponds to the properties, whether they are owned, possessed or leases.

Each of the 32 federal entities issues its own laws of the Public Property Registry with its regulations based on its own civil codes, and the registration procedure can be summarized as follows:

Both the issuance of the certificates (which can already be electronic, too) and the loan of the volumes are provided by the Registrar Office at the request of the interested party.

The Public Property Registry is made up of the following sections:

All registration is done by written request or by the appearance of the user, and will be accompanied by copies of the title that covers the property in question and copies of the plan or sketch of its construction with the neighboring boundaries. After analysis, the person in charge will qualify the request, and in a period of less than 10 business days will issue the corresponding ticket; Every registration will form a file that will be uploaded to the system via electronic folio and, as in the Mortgage Office, the Public Property Registry charges fees for the issuance of certificates, copies of the files that make up the volume and the search for information.

Since 1870, with the promulgation and validity of the Federal Civil Code for the District and Territories administered by the National Government until the "Elías Calles" Code of 1928, the question of Federal Real Estate Assets arose that was separated from the Public Registry of District Property, since the properties that the National Government has are inalienable, non-seizable and imprescriptible, but even so all those real estate that it has seized, acquired with the intention of ownership, lease or use based on Private Law, will produce effects through registration before the Public Registry of Federal Real Estate Assets. It should be noted that the legal acts that give rise to them are granted before a Notary Public with special faith granted by the Federation for such purposes and has a Special Protocol Book; The operation of the RPPIF Registry Office is very similar to that of the Public Property Registry, and in addition the registrations create two official letters that are sent to the Comptroller's Office of the Federation (SFP) and the Superior Supervision of the Federation for the purposes of the Federal Responsibility Law of Public Servants, whose publication is made in the Official Gazette of the Federation. It is important to note that this specific information can be accessed through a request to the Institute for Access to Federal Public Information (IFAI).

The main objective of a Public Property Registry is to offer the publicity of legal acts to provide legal security to third parties.

The Registry was born from the need to keep an account for each owner. That is to say that, at first, it had a purely administrative need without the purpose of publicity since the convenience of this had not even been discovered.

The need for publicity became evident when the clandestinity of the charges and encumbrances that fell on the properties was such that it became impossible to know their true situation. So, that registry that was born for an administrative reason with a view to keeping an account for each owner, became a registry focused on advertising. Thus, it can be said that the registry was born as a means of security for legal traffic.

The Public Registry is very useful to society since it provides certainty and provides legal security to people interested in celebrating a legal act. If the registry did not exist, society would live in a state of uncertainty.

The registry function consists of publicizing the legal acts that are registered in the registry, as a counter-presentation to the payment of rights made by users of the service to know the legal status of some immovable property or legal entity.[4]​.

In order to carry out such a function, the public property registry needs an administrative organization dependent on the local public administration.

It should be noted that, in Mexico City, the Public Property Registry is not an autonomous entity; It depends directly on the Legal Department and Legal Services of the Government of Mexico City, it receives an annual budget designated by the aforementioned agency with the approval of the Legislative Assembly of Mexico City, and the income collected by the Public Registry is not for its benefit, but for the local treasury.

Contenido

Los principios registrales son las orientaciones básicas del sistema registral y son resultado de la síntesis del ordenamiento jurídico. Estos principios son aplicables, salvo escasas excepciones, a todo tipo de registros.

Consent

This principle consists of the fact that the Registry always presupposes a registered owner and, therefore, for any modification or cancellation of entries, the consent of said registered owner or his successors in title is required, with the exception of the case of a court order that supplements said consent (for example, the deed that is signed by a judge in default of the defendant and is subsequently registered).

Article 3030 of the Civil Code for Mexico City says about this principle:

Registrations and annotations may be canceled by court order or by consent of the persons in whose favor they are made, without the need to express cause. They may, however, be canceled at the request of a party, when the registered or annotated right is extinguished by law or for causes resulting from the title under which the registration or annotation was carried out, due to a fact that does not require the intervention of the will.

Successive tract

This principle obeys the philosophical concept of causality (only the transmission of what exists previously registered can be registered), that is, the series of acts on the same good leads to the last one. Therefore, an act cannot be registered if the act that gives rise to it is not registered first, that is, the registered owner must coincide with the seller.

Article 3019 of the Civil Code for Mexico City establishes:

To register or annotate any title, the right of the person who granted it or the person who will be affected by the registration must be previously registered or annotated, unless it is a judicial registration registration.

Article 3020 of the Civil Code determines:

Once a title is registered or annotated, another title of the same or earlier date cannot be registered or annotated that, referring to the same property or real right, opposes it because it is incompatible. Incompatibility will only occur when the rights in question cannot coexist.

If only the entry for presentation of the preventive notice has been made, another title of the class expressed above cannot be registered, while the entry is valid.

An exception to the above would be in mortgage matters, which can be executed even if the mortgage is not registered.

Praying

This principle is linked to consent. It consists of asking the Registry to act, because the public registry cannot act ex officio.

For its part, article 3018 of the Civil Code establishes:

The registration or annotation of the titles in the public registry may be requested by anyone who has a legitimate interest in the right to be registered or annotated, by a notary, by judicial or administrative order.

Priority

Also called priority. It is one of the most important registry principles, the usefulness of the registry revolves around it. This principle is that “first in registration is first in law.”

Not the first in time to perform the act but the first in its record. This is the basis of legal security.

Article 3013 of the Civil Code states:

The preference between real rights over the same property or other rights will be determined by the priority of its registration in the public registry, regardless of the date of its constitution, observing in all cases the provisions of articles 3015 and 3016 of this ordinance.

The real right acquired prior to the date of a preventive annotation will be preferential, even when its registration is later, provided that the notices provided for in article 3016 of this code are given.

If a preventive annotation is made after the presentation of the preventive notice, the real right underlying it will be preferential, even if such notice has been given out of time.

Legality

This principle, also called qualification, confirms the close link between notarial and registry law.

It consists of the registrar carrying out a study of the substance and form of the document to be registered, that is, the document in which the act is recorded must satisfy the form and substance requirements required by law (registration qualification).

Article 3021 of the Civil Code states:

Registrars, prior to the intrinsic qualification referred to in the following article, must register or annotate, as appropriate, the documents that are presented to the registry for registration or annotation, within a maximum period of twenty business days following their presentation, except for the exceptions expressly established in this code or in the registration law.

Legitimation

Legitimation is one of the most important principles of the registry activity, since it is what provides certainty and legal security over the ownership of the assets and their transmission.

Article 3010 of the Civil Code establishes:

The registered right is presumed to exist and to belong to its owner in the manner expressed in the respective entry. It is also presumed that the owner of a domain or possession registration has possession of the registered property.

No contradictory action may be brought regarding the ownership of the property or real rights over it or other rights registered or noted in favor of a specific person or entity, without prior or concomitant filing of a claim for annulment or cancellation of the registration in which said ownership or right is recorded.

Advertising

It is the reason for the Registry, since it was created to provide legal security against third parties, and publicity to the ownership and possession of all real estate and some movable property and to the liens and other limitations that restrict them. It consists of allowing the public to consult the inscriptions.

Article 3001 of the Civil Code establishes:

The record will be public. Those in charge of it have the obligation to allow people who request it, whether or not they prove interest, to find out about the entries and information contained in the registry collection. They also have the obligation to issue certified copies of the registrations or certificates that appear in the pages of the public registry, certifications of whether or not there are entries related to the assets, or to legal entities, that are indicated, and to issue the certificates referred to in article 3016 of this ordinance.

Registration

Every registry entry must be materialized so that the event that was held can be objectively known. The registration can be divided into material, in relation to the act; and formal, in relation to the documents.

This division is due to a discussion: What is recorded, the act celebrated or the document that contains it? We consider that the registry, taking into account its final causes, must register both; That is to say, both a document that covers the requirements of form and validity, in a necessarily instrumental manner, and an act or fact relevant to the parties, which is contained in that instrument but with its own life, independent of that which is the materialization of the legal transaction.

All registration must be recorded in the folios, whether documentary or electronic (art. 21, Commercial Code) or in the registry books.

Specialty

This principle consists of the detailed specification of the characteristics of the object to be registered: nature of the act that gave rise to the real right, names and general names of the people who intervened in the act, date of the title, registrar who authorized it and time of presentation of the document.

This principle, also called specification or determination, requires concentrating the property, the subjects and the registered right. It is regulated in article 3061 of the civil code which says:

The registration entries must express, in addition to what is stated in the preceding article, the following:

I.- Repealed.

II.- The nature, extension and conditions of the right in question.

III.- The value of the assets or rights referred to in the previous section, when in accordance with this code and the registration law they must be expressed in the title.

IV.- In the case of mortgages, the guaranteed obligation; the time in which compliance may be required; its amount or the maximum insured amount in the case of obligations of an indeterminate amount; and the interests determined or determinable in accordance with what is agreed in the instrument, if accrued, and the date from which they must run.

V.- The names of the natural persons or, where applicable, the name or company name of the legal entities in whose favor the registration is made and of those from whom the assets immediately come. When the title expresses the general information, the federal taxpayer registry or the unique population registry key of the interested parties, mention of said data will be made in the registration;

VI.- The nature of the legal event or business.

VII.- The date of the title, number if it has one and the notary or official who authorized it.

If the title presented contains the above, the registrar will not be able to request additional information or document.

Public registry faith

Principle governed by the imperative of public faith, which is why it is called public registry faith. Public faith is a legal imperative or coercion that forces certain facts or events to be true, without us being able to decide in principle about their objective truth.

That is, the public registry faith gives a presumption of existence and validity to the acts issued by the holder of the public registry faith.

Third party registration

This principle is a natural consequence of the principle of registry faith and a little of all of them together.

It consists of the fact that an act will not cause harm to those third parties who, having acquired the property or real right over the same property, have registered the corresponding act.

Article 3007 of the Civil Code provides: "Documents that, according to the laws, are registrable and are not registered, will only produce effects between the parties and not to the detriment of a third party."

Article 3009 of the Civil Code states: "The acts or contracts that are granted or celebrated by persons who appear in the registry with the right to do so, will not be invalidated to the detriment of a third party in good faith once registered, even if the right of their grantor or previous owners is subsequently annulled or terminated by virtue of a title that is not registered even if it is valid or for reasons that do not clearly emerge from the same registry. The provisions of this article will not apply to the last acquirer whose acquisition was ""

The person who registers a real right acquired in good faith and for consideration is called a third party registry, if that right was acquired from the person who appeared as its owner in the public property registry. Once registered, your right is opposable and preferential to any other supposed owner with a previous right, but not registered.

As regards the third party registry, its characteristics are:

Regarding registrable documents, article 3005 of the Civil Code provides:

The following will be registered in the Public Registry of Real Estate Property:

I. The titles by which the ownership, original possession and other real rights over real estate are created, declared, recognized, acquired, transmitted, modified, limited, encumbered or extinguished;

II. The constitution of family assets;

III. Lease contracts of real estate, for a period greater than six years and those in which there are advance payments of rent for more than three years; and.

IV. The other titles that the law expressly orders to be registered.

For its part, article 25 of the Commercial Code provides:

The acts that, in accordance with this Code or other laws, must be registered in the Public Registry of Commerce must appear in:

I.- Public instruments granted before a notary or public broker;

II.- Certified judicial or administrative resolutions and orders;

III.- Private documents ratified before a notary or public broker, or competent judicial authority, as appropriate, or.

IV.- The other documents that, in accordance with other laws, so provide.

In the last decades of the Viceroyalty of New Spain, the Royal Court of Mexico City approved the Instruction of 1768 through the minutes of September 27, 1784, creating the offices of the Mortgage Office in the City Councils of Veracruz, Oaxaca, Toluca, Querétaro, Celaya, Guanajuato, Morelia, Cuernavaca, Orizaba and Córdoba "Córdoba (Mexico)"). Although Mexico's independence from Spain was achieved in 1821, Principle VII of the Treaties of Córdoba recognized Spanish laws as still in force and, therefore, matters relating to the Mortgage Office would continue as before.[2]​.

It should be noted that in the last presidential administration of Antonio López de Santa Anna, the Mortgage Office Law of October 20, 1853 was promulgated to regulate the operation and the qualities and responsibilities of the Notary in Charge. The main characteristics of the aforementioned standard were the following:

By decree of President Benito Juárez, the provisions of the Law in question were confirmed.

Once the Reform War and the French Intervention ended, the emergence of national legislation was prolonged (only the Antequera Province of Oaxaca had issued its Civil Code in 1828, but the others, like the National Government, had done little until before the Plan of Ayutla). In the Zacatecano (1829), Jalisciense (1839) and the Federal "Sierra" (1851) and "Jaúregui" (1861) projects, the intention was observed to create a Mortgage Registry very different from the Colonial Oficio.

In Veracruz, both in 1859 and 1869, the Civil and Public Property Registries were born, as a result of the promulgation of the Reform Laws and the "Corona" Civil Code, the latter dated December 17, 1868, with Francisco Hernández y Hernández, governor of the province.[3]​.

Over the course of 140 years, the Public Property Registry has adapted to the needs of each of the 31 federal entities, but the records of all of them coincide in their structure, organization and in the sections that make them up. The governorships and the head of Government of the Federal District are in charge of publicizing and guaranteeing the legal security of the owners of real estate against third parties, adhering to the principles of public faith, legitimation, registration, priority, qualification, request, specialty, legality and successive tract. Hence, they entrust this work to their general Government Secretariats, and these, in turn, through the general directorates of the Public Property Registry and the Inspection and General Archive of Notaries.

The 31 federal entities are divided into Registry Zones, and the capital of the Republic, with greater population density and economic importance, houses the Registry Office under the direction of an official called in charge. This official has administrative and budgetary command, while the Chief Officer of the aforementioned Office is the junior official dedicated to registering the applications and preparing the marginal notes of everything that corresponds to the properties, whether they are owned, possessed or leases.

Each of the 32 federal entities issues its own laws of the Public Property Registry with its regulations based on its own civil codes, and the registration procedure can be summarized as follows:

Both the issuance of the certificates (which can already be electronic, too) and the loan of the volumes are provided by the Registrar Office at the request of the interested party.

The Public Property Registry is made up of the following sections:

All registration is done by written request or by the appearance of the user, and will be accompanied by copies of the title that covers the property in question and copies of the plan or sketch of its construction with the neighboring boundaries. After analysis, the person in charge will qualify the request, and in a period of less than 10 business days will issue the corresponding ticket; Every registration will form a file that will be uploaded to the system via electronic folio and, as in the Mortgage Office, the Public Property Registry charges fees for the issuance of certificates, copies of the files that make up the volume and the search for information.

Since 1870, with the promulgation and validity of the Federal Civil Code for the District and Territories administered by the National Government until the "Elías Calles" Code of 1928, the question of Federal Real Estate Assets arose that was separated from the Public Registry of District Property, since the properties that the National Government has are inalienable, non-seizable and imprescriptible, but even so all those real estate that it has seized, acquired with the intention of ownership, lease or use based on Private Law, will produce effects through registration before the Public Registry of Federal Real Estate Assets. It should be noted that the legal acts that give rise to them are granted before a Notary Public with special faith granted by the Federation for such purposes and has a Special Protocol Book; The operation of the RPPIF Registry Office is very similar to that of the Public Property Registry, and in addition the registrations create two official letters that are sent to the Comptroller's Office of the Federation (SFP) and the Superior Supervision of the Federation for the purposes of the Federal Responsibility Law of Public Servants, whose publication is made in the Official Gazette of the Federation. It is important to note that this specific information can be accessed through a request to the Institute for Access to Federal Public Information (IFAI).

The main objective of a Public Property Registry is to offer the publicity of legal acts to provide legal security to third parties.

The Registry was born from the need to keep an account for each owner. That is to say that, at first, it had a purely administrative need without the purpose of publicity since the convenience of this had not even been discovered.

The need for publicity became evident when the clandestinity of the charges and encumbrances that fell on the properties was such that it became impossible to know their true situation. So, that registry that was born for an administrative reason with a view to keeping an account for each owner, became a registry focused on advertising. Thus, it can be said that the registry was born as a means of security for legal traffic.

The Public Registry is very useful to society since it provides certainty and provides legal security to people interested in celebrating a legal act. If the registry did not exist, society would live in a state of uncertainty.

The registry function consists of publicizing the legal acts that are registered in the registry, as a counter-presentation to the payment of rights made by users of the service to know the legal status of some immovable property or legal entity.[4]​.

In order to carry out such a function, the public property registry needs an administrative organization dependent on the local public administration.

It should be noted that, in Mexico City, the Public Property Registry is not an autonomous entity; It depends directly on the Legal Department and Legal Services of the Government of Mexico City, it receives an annual budget designated by the aforementioned agency with the approval of the Legislative Assembly of Mexico City, and the income collected by the Public Registry is not for its benefit, but for the local treasury.

Contenido

Los principios registrales son las orientaciones básicas del sistema registral y son resultado de la síntesis del ordenamiento jurídico. Estos principios son aplicables, salvo escasas excepciones, a todo tipo de registros.

Consent

This principle consists of the fact that the Registry always presupposes a registered owner and, therefore, for any modification or cancellation of entries, the consent of said registered owner or his successors in title is required, with the exception of the case of a court order that supplements said consent (for example, the deed that is signed by a judge in default of the defendant and is subsequently registered).

Article 3030 of the Civil Code for Mexico City says about this principle:

Registrations and annotations may be canceled by court order or by consent of the persons in whose favor they are made, without the need to express cause. They may, however, be canceled at the request of a party, when the registered or annotated right is extinguished by law or for causes resulting from the title under which the registration or annotation was carried out, due to a fact that does not require the intervention of the will.

Successive tract

This principle obeys the philosophical concept of causality (only the transmission of what exists previously registered can be registered), that is, the series of acts on the same good leads to the last one. Therefore, an act cannot be registered if the act that gives rise to it is not registered first, that is, the registered owner must coincide with the seller.

Article 3019 of the Civil Code for Mexico City establishes:

To register or annotate any title, the right of the person who granted it or the person who will be affected by the registration must be previously registered or annotated, unless it is a judicial registration registration.

Article 3020 of the Civil Code determines:

Once a title is registered or annotated, another title of the same or earlier date cannot be registered or annotated that, referring to the same property or real right, opposes it because it is incompatible. Incompatibility will only occur when the rights in question cannot coexist.

If only the entry for presentation of the preventive notice has been made, another title of the class expressed above cannot be registered, while the entry is valid.

An exception to the above would be in mortgage matters, which can be executed even if the mortgage is not registered.

Praying

This principle is linked to consent. It consists of asking the Registry to act, because the public registry cannot act ex officio.

For its part, article 3018 of the Civil Code establishes:

The registration or annotation of the titles in the public registry may be requested by anyone who has a legitimate interest in the right to be registered or annotated, by a notary, by judicial or administrative order.

Priority

Also called priority. It is one of the most important registry principles, the usefulness of the registry revolves around it. This principle is that “first in registration is first in law.”

Not the first in time to perform the act but the first in its record. This is the basis of legal security.

Article 3013 of the Civil Code states:

The preference between real rights over the same property or other rights will be determined by the priority of its registration in the public registry, regardless of the date of its constitution, observing in all cases the provisions of articles 3015 and 3016 of this ordinance.

The real right acquired prior to the date of a preventive annotation will be preferential, even when its registration is later, provided that the notices provided for in article 3016 of this code are given.

If a preventive annotation is made after the presentation of the preventive notice, the real right underlying it will be preferential, even if such notice has been given out of time.

Legality

This principle, also called qualification, confirms the close link between notarial and registry law.

It consists of the registrar carrying out a study of the substance and form of the document to be registered, that is, the document in which the act is recorded must satisfy the form and substance requirements required by law (registration qualification).

Article 3021 of the Civil Code states:

Registrars, prior to the intrinsic qualification referred to in the following article, must register or annotate, as appropriate, the documents that are presented to the registry for registration or annotation, within a maximum period of twenty business days following their presentation, except for the exceptions expressly established in this code or in the registration law.

Legitimation

Legitimation is one of the most important principles of the registry activity, since it is what provides certainty and legal security over the ownership of the assets and their transmission.

Article 3010 of the Civil Code establishes:

The registered right is presumed to exist and to belong to its owner in the manner expressed in the respective entry. It is also presumed that the owner of a domain or possession registration has possession of the registered property.

No contradictory action may be brought regarding the ownership of the property or real rights over it or other rights registered or noted in favor of a specific person or entity, without prior or concomitant filing of a claim for annulment or cancellation of the registration in which said ownership or right is recorded.

Advertising

It is the reason for the Registry, since it was created to provide legal security against third parties, and publicity to the ownership and possession of all real estate and some movable property and to the liens and other limitations that restrict them. It consists of allowing the public to consult the inscriptions.

Article 3001 of the Civil Code establishes:

The record will be public. Those in charge of it have the obligation to allow people who request it, whether or not they prove interest, to find out about the entries and information contained in the registry collection. They also have the obligation to issue certified copies of the registrations or certificates that appear in the pages of the public registry, certifications of whether or not there are entries related to the assets, or to legal entities, that are indicated, and to issue the certificates referred to in article 3016 of this ordinance.

Registration

Every registry entry must be materialized so that the event that was held can be objectively known. The registration can be divided into material, in relation to the act; and formal, in relation to the documents.

This division is due to a discussion: What is recorded, the act celebrated or the document that contains it? We consider that the registry, taking into account its final causes, must register both; That is to say, both a document that covers the requirements of form and validity, in a necessarily instrumental manner, and an act or fact relevant to the parties, which is contained in that instrument but with its own life, independent of that which is the materialization of the legal transaction.

All registration must be recorded in the folios, whether documentary or electronic (art. 21, Commercial Code) or in the registry books.

Specialty

This principle consists of the detailed specification of the characteristics of the object to be registered: nature of the act that gave rise to the real right, names and general names of the people who intervened in the act, date of the title, registrar who authorized it and time of presentation of the document.

This principle, also called specification or determination, requires concentrating the property, the subjects and the registered right. It is regulated in article 3061 of the civil code which says:

The registration entries must express, in addition to what is stated in the preceding article, the following:

I.- Repealed.

II.- The nature, extension and conditions of the right in question.

III.- The value of the assets or rights referred to in the previous section, when in accordance with this code and the registration law they must be expressed in the title.

IV.- In the case of mortgages, the guaranteed obligation; the time in which compliance may be required; its amount or the maximum insured amount in the case of obligations of an indeterminate amount; and the interests determined or determinable in accordance with what is agreed in the instrument, if accrued, and the date from which they must run.

V.- The names of the natural persons or, where applicable, the name or company name of the legal entities in whose favor the registration is made and of those from whom the assets immediately come. When the title expresses the general information, the federal taxpayer registry or the unique population registry key of the interested parties, mention of said data will be made in the registration;

VI.- The nature of the legal event or business.

VII.- The date of the title, number if it has one and the notary or official who authorized it.

If the title presented contains the above, the registrar will not be able to request additional information or document.

Public registry faith

Principle governed by the imperative of public faith, which is why it is called public registry faith. Public faith is a legal imperative or coercion that forces certain facts or events to be true, without us being able to decide in principle about their objective truth.

That is, the public registry faith gives a presumption of existence and validity to the acts issued by the holder of the public registry faith.

Third party registration

This principle is a natural consequence of the principle of registry faith and a little of all of them together.

It consists of the fact that an act will not cause harm to those third parties who, having acquired the property or real right over the same property, have registered the corresponding act.

Article 3007 of the Civil Code provides: "Documents that, according to the laws, are registrable and are not registered, will only produce effects between the parties and not to the detriment of a third party."

Article 3009 of the Civil Code states: "The acts or contracts that are granted or celebrated by persons who appear in the registry with the right to do so, will not be invalidated to the detriment of a third party in good faith once registered, even if the right of their grantor or previous owners is subsequently annulled or terminated by virtue of a title that is not registered even if it is valid or for reasons that do not clearly emerge from the same registry. The provisions of this article will not apply to the last acquirer whose acquisition was ""

The person who registers a real right acquired in good faith and for consideration is called a third party registry, if that right was acquired from the person who appeared as its owner in the public property registry. Once registered, your right is opposable and preferential to any other supposed owner with a previous right, but not registered.

As regards the third party registry, its characteristics are:

Regarding registrable documents, article 3005 of the Civil Code provides:

The following will be registered in the Public Registry of Real Estate Property:

I. The titles by which the ownership, original possession and other real rights over real estate are created, declared, recognized, acquired, transmitted, modified, limited, encumbered or extinguished;

II. The constitution of family assets;

III. Lease contracts of real estate, for a period greater than six years and those in which there are advance payments of rent for more than three years; and.

IV. The other titles that the law expressly orders to be registered.

For its part, article 25 of the Commercial Code provides:

The acts that, in accordance with this Code or other laws, must be registered in the Public Registry of Commerce must appear in:

I.- Public instruments granted before a notary or public broker;

II.- Certified judicial or administrative resolutions and orders;

III.- Private documents ratified before a notary or public broker, or competent judicial authority, as appropriate, or.

IV.- The other documents that, in accordance with other laws, so provide.