LIC. RUPERTO ALVARADO TRIANO

REAL ESTATE LAW

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LITIGATOR

CIVIL

CRIMINAL

LABOR LAW FOR PATRONES

 

CEDULLO: #1011111

MEMBER: SECRETARI GENERAL DEL H. COLEGIO DE ABOGADOS DEL ESTADO DE GUERRERO A.C.

 

YEARS IN PRACTICE: 29

 

Corporations:

Ford, Bank Serfin, Seguros Bancomer, Elektra, Seguros Monterey, New York Life, Bayer, Degusa,FORD Lawyer of Record for Notary #18 & #2

Private Clients:

The mother of Lopez Portillo vs Portillo. Anonimo vs. TELEVISA Leigh Roth vs GOBINARDOR DEL ESTADO RUBEN FIGUEROA, Leigh roth Vs. Hotel Brisas del Mar, Leigh Roth vs CONTI HOTEL CAROLINA, Leigh Roth vs Rosa Elena Alvarado of Bungalows Tucanes


 

AN EXAMPLE OF THINGS YOU CAN LEARN FROM A GOOD LAWYER:

THIS IN REGARDS TO WHETHER TO BUY YOUR PROPERTY IN A FIDEICOMISIO OR USE A PRESTANOMBRE

THE FIRST PART WAS FOUND ON A WEB SITE

WHAT CAN GO WRONG IN A GRINGO/
MEXICAN REAL ESTATE TRANSACTION?
------------------------------------------------------------------------

Jose Amate, Esq.

What can go wrong? The answer? Everything. However, with competent counsel, a real estate sale in Mexico can be as safe as one in the United States. Understanding Mexican property law does more than safeguard an investment. The laws provide valuable insight into Mexican culture and political traditions.

The primary cause of all foreign buyer real estate transactions going bad is that the legal process is not followed nor all of the steps in the process adhered to. This "loose" approach to legalizing property transfer is not exclusive to foreign buyer purchases. Private contracts that go wrong involving property purchased in a careless fashion also frequently sting Mexicanos.

The most extreme example of foreigners recklessly investing, without legal protection, is the "PRESTA NOMBRE". Translation: Borrow a name. A Mexican "fronts" for the foreigner and holds the title in his name to avoid the laws affecting foreign real estate ownership. Prior to the 1971 formation of the fideicomiso (bank trust), this was a common method for foreigner's to possess coastal or border properties in Mexico other than leasing property.

The risk is incredibly high in this situation even with documents that guarantee the foreigner recompense for property titled to a Presta Nombre. The parties in a Presta Nombre are breaking the law, therefore, unprotected from non-compliance to an agreement intended to subvert the law. Many beautiful homes, hotels, commercial and industrial properties, were acquired by Mexican families as a result of a Presta Nombre backfire.

LIC. ALVARDO TRIANO'S ANSWER: (I will be happy to translate at zihua01@earthlink.net; in essence it is possible to buy in the name of a Mexican national at a 10th of the price of a bank trust with no risk whatsoever)

 

EN RELACION CON TUS COMENTARIOS, RESPECTO DE LOS PRESTA NOMBRES, ESTOY ABSOLUTAMENTE DE ACUERDO CONTIGO, SIN EMBARGO, TE RECUERDO QUE EN TRATANDOSE DE EVITAR LOS ONEROSOS GASTOS QUE IMPLICAN LA CONSTITUCION DE FIDEICOMISOS, LOS EXTRANJEROS, HAN ACUDIDO A LA FIGURA JURIDICA DEL MANDATO ESPECIFICO, ES DECIR, AL PODER GENERAL PARA PLEITOS Y COBRANZAS, ACTOS DE ADMINISTRACION Y DE RIGUROSO DOMINIO CON RELACION A UN BIEN ESPECIFICO, LO QUE EN LA ESPECIE SIGNIFICA QUE SE HA HECHO EL TRASLADO DEL DOMINIO DEL BIEN MATERIA DEL MANDATO , OMITIENDO LOS IIMPUESTOS QUE ESE ACTO JURIDICO SIGNIFICAN, POR OTRO LADO, CABE DESTACAR, QUE EN TRATANDOSE DEL MANDATO, ESTE SE EXTINGUE POR LA MUERTE DEL MANDANTE, SIN EMBARGO HAY QUE MENCIONAR QUE LAS OBLIGACIONES DEL DE CUJUS, NO CESAN NI SE EXTINGUEN POR SU MUERTE, YA QUE EL CUMPLIMIENTO DE LAS MISMAS CORREN A CARGO DE SUS SUCESORES.

AHORA BIEN, NO ES CIERTO QUE UN PRESTRA NOMBRE PUEDA APROPIARSE DE LOS BIENES DE SU MANDANTE, CUANDO SE HA TENIDO EL DEBIDO CUIDADO DE INCLUIR EN EL PODER GENERAL, LA SALVEDAD, QUE ESTE SE DIO EN VIRTUD DEL CUMPLIMIENTO DE UNA OBLIGACION PRECONSTITUIDA, Y MAYOR AUN, CUANDO SE ESPECIFICA QUE, ESTE SE CIRCUNSCRIBE A UN BIEN ESPECIFICAMENTE DETERMINADO, LO ANTERIROR, SIN DUDA CONLLEVA A PENSAR EN LA PRACTICA, QUE DEBEMOS ESTARNOS A LA FIGURA DE LA SUCESION.

SIN POLEMIZAR EN RELACION CON LOS RIEZGOS QUE TU APUNTAS, YO AGREGARIA OTRO, EL QUE SE TRADUCE EN EL CUMPLIMIENTO DE OBLIGACIONES, FRENTE A LOS ACREESORES DEL MADANDATARIO; A UN PRESTANOMBRE LE PUEDEN EMBARGAR LOS BIENES QUE APAREZCAN INSCRITOS EN EL REGISTRO PUBLICO DE LA PROPIEDAD, SIN EMBARGO HAY QUE PRECISAR QUE ESTE SERIA UN RIEZGO DE INDOLE PURAMENTE PRACTICO, YA QUE EL EXTRANJERO PUEDE EXCLUIR LOS BIENES DEL EJECLUTADO, QUE SE ENCUENTREN AFECTOS A SU PATRIMONIO, POR VIERTUD DEL MANDATO, AL RESPECTO TE RECUERDO A QUE HAY 127 TESIS DE JURISPRUDENCIA QUE SUGIEREN LA CONSECION DEL AMPARO A FAVOR DE LOS EXTRANOS A JUICIO, AUNQUE EL BIEN EMBARGADO NO SE ENCUENTRE INSCRITO A SU NOMBRE.

DE LO ANTERIOR, SOLAMENTE PUEDO DECIRTE QUE LOS RIEZGOS QUE TU APUNTAS, EN RELACION CON LOS PRESTANOMBRES, SON DE INDOLE PURAMENTE PRACTICOS, QUE SIN DUDA CONLLEVAN A EVITAR PROBLEMAS JURIDICOS, AMPLIAMENTE RECONOCIDOS COMO SUBSANABLES.

NO OMIITO MANIFESTAR MI RECONOCIMIENTO A TUS APRECIACIONES, QUE SIN DUDA, SON DE GRAN UTILIDAD PARA LOS ESTUDIOSOS DEL DERECHO, YA QUE LLAMAN A REFLEXIONAR SOBRE EL TEMA SUGERIDO.

 

CONSULTATION GRATIS

GRAN VIA TROPICAL 2475

FRACC.LAS PLAYAS
ACAPULCO, GUERRERO CP 39360
Office: (744) 483-5868
secretary does not speak English Emergency cell 744-402-0764: Ruperto does not speak English

SECONDARY PHONE/FAX: HOTEL SANTA CATALINA: (744) 482 2594 and 482 2594

say: "Con Lic Ruperto por favor."

EMAIL: zihua01@earthlink.net

EMAIL: santacatalina58@hotmail.com

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