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Mexican Real Estate Lifecycle: The Progressive Ownership Model

Date: 2026-01-29 Context: ISO-SD-2026 / Community Module Status: Architectural Specification

1. The Challenge (Restricted Zone)

In Mexico's "Restricted Zone" (Coastal/Border), ownership is not a binary switch. It is a Progressive Journey involving a Bank Trust (Fideicomiso). Our system must model this journey, not just the destination.

2. The Lifecycle Stages

Phase 1: The Promise (Contract)

  • Legal Object: Contrato de Promesa de Compraventa (Promissory Contract).
  • System State: OWNERSHIP_PENDING
  • Artifacts: Signed Private Contract, Down Payment (Receipt).
  • Rights: "Right to Purchase" (Not yet Right to Use).

Phase 2: The Handover (Possession)

  • Action: Physical Delivery of Unit.
  • System State: POSSESSION_GRANTED
  • Rights: "Right to Use" (Occupancy), but not yet Legal Title.
  • Billing: HOA Fees usually start here (occupancy_start_date).

Phase 3: The Trust (The Fideicomiso)

  • Legal Object: Permiso SRE (Ministry of Foreign Affairs Permit).
  • Actor: The Bank Trustee (Fiduciario).
  • System State: TRUST_ESTABLISHED
  • Rights: Beneficiary Rights (Derechos Fiduciarios).

Phase 4: The Deed (Escritura)

  • Legal Object: Escritura Pública (Public Deed).
  • Actor: Notary Public (Notario Publico).
  • System State: DEED_SIGNED
  • Outcome: The "Closing". The deal is finalized.

Phase 5: The Registry (Perfection)

  • Legal Object: Boleta de Inscripción (Registry Seal).
  • Actor: Public Registry of Property (Registro Público).
  • System State: TITLE_PERFECTED
  • Outcome: Public notice. Third-party protection.

3. System Architecture Impact

A. The "Deed" Service -> ContractService

We should rename or expand DeedService to handle the broad spectrum of Property Contracts, not just final deeds.

  • Type: contract_type: 'promissory' | 'assignment' | 'escritura'

B. The "Ownership" Service -> TitleState

Ownership is not boolean. It has a lifecycle_status.

  • status: 'contracted' | 'possessed' | 'titled' | 'registered'

C. The Billing Trigger

Crucial for Finance:

  • Billing often starts at Phase 2 (Possession), long before Phase 4 (Deed).
  • We need a billing_start_date distinct from deed_date.

4. Glossary

  • Fideicomiso: Bank Trust (The vehicle for ownership).
  • Fiduciario: The Bank Trustee.
  • Fideicomisario: The Beneficiary (The "Owner").
  • Escritura Pública: The formal Public Deed.
  • Notario: Higher authority than a US Notary; a quasi-judge who formalizes the transaction.
  • Registro Público: The title registry office.