The Full Legal Process: From Offer to Closing in Costa Rica (2025 Guide)

Even if you haven’t stepped foot in Costa Rica, you can still buy property here safely and legally. Many foreign buyers make offers remotely, and with the right tools and legal team, it’s not only possible—it’s common.

Here’s how:

• ✅ Ask your agent for a live video walkthrough of the home and property

• ✅ Request an FPV drone video tour (those immersive, cinematic fly-throughs inside and out)

• ✅ Review all legal and inspection documents via email

• ✅ Sign everything with DocuSign or another legal e-signature tool

Why FPV videos work: they help you feel the layout, the views, the lighting, the elevation—even the wildlife. It’s the next best thing to being there.

Now let’s walk through every step of the process, from first offer to final signature.

Step 1: The Letter of Intent (LOI)

Once you find a property and agree on a price, the agent will draft a Letter of Intent (LOI).

This is:

• A preliminary agreement—not legally binding

• A summary of terms like price, deposit, due diligence period, and closing timeline

• Your opportunity to hold the property while the next legal steps begin

✅ You don’t need to be in Costa Rica to sign the LOI.

Step 2: Choose Your Own Bilingual Attorney

After the LOI, you’ll need a bilingual, independent attorney—not the seller’s lawyer.

Your attorney will:

• Represent you only

• Draft or review contracts

• Open escrow

• Conduct full due diligence

• Attend closing on your behalf (if needed)

✅ Choose someone fluent in Spanish and your native language.

Step 3: Open an Escrow Account

Your funds will be held securely by a licensed escrow agency (Stewart Title, Secure Title, or a trusted law firm).

To open the account:

• Submit your passport, address, marital status, and contact details

• Declare the source of funds

• Provide a bank letterhead confirming the origin of funds

• If buying as a corporation, include incorporation documents and legal IDs of all partners

✅ Escrow companies are required by law to verify everything for anti-money laundering compliance.

Step 4: Pay the Guarantee Deposit

Once escrow is ready, you’ll place a guarantee deposit, typically 5–10% of the purchase price.

You can negotiate conditions like:

• Full refund if documents aren’t delivered

• Partial refund if inspection fails

• Deposit lost only for unjustified withdrawal

✅ This is your chance to add buyer protection clauses before money moves.

Step 5: Sign the SPA (Sale & Purchase Agreement)

The SPA outlines:

• Buyer and seller identity

• Price and currency

• Payment schedule

• What’s included (furniture, appliances, tools)

• Due diligence deadlines

• Withdrawal clauses

• Final closing date

✅ All signatures can be completed remotely using DocuSign or similar.

Step 6: Begin Due Diligence

Your attorney now verifies:

• Title from the Registro Nacional

• Plano Catastrado (official survey map)

• Uso de Suelo (zoning permissions)

• Taxes are paid

• Water access is legal and documented (ASADA, concession, or well)

• No hidden liens, permits, or ownership disputes

You can also:

• Order a property inspection (roof, plumbing, electricity, structure)

• Get a soil test (stability + septic feasibility)

• Request a list of furniture and appliances included in sale

✅ Inspections and soil tests can be done without you—just assign someone to give access.

Step 7: Apply for Building Permits (if applicable)

If you're buying land and plan to build, you’ll need:

• Uso de Suelo confirming buildability

• Setena approval (if environmental impact applies)

• Water letter

• Engineer's stamped plans

✅ Your attorney or architect can help start this process during or after due diligence.

Step 8: If Beachfront—Check for Maritime Zone

Properties within 200 meters of the coast fall under Maritime Zone Law.

• May require concession, not title

• Must be majority-owned by a Costa Rican if you are not a legal resident

• Have restricted building rules

✅ Double-check the zoning and ownership type for any coastal land.

Step 9: Confirm Road Access and Servidumbre (Right of Way)

Some jungle or rural properties have no public road access.Ask your attorney to confirm:

• Legal access (not just physical)

• Registered servitude if using someone else’s land for entry

• Public utility rights

✅ Lack of access could block your ability to build or resell.

Step 10: Closing & Final Signature

Costa Rican law requires final title transfer to be signed:

• In person by both parties, or

• By someone holding a Poder Especial (special power of attorney)

At closing:

• The notary records the escritura pública

• Registry fees and taxes (~2.5–3%) are paid

• Keys are handed over

• The agent should verify that all included furniture and equipment is present

After this step, your title is filed with the Registro Nacional—and the property is legally yours.

Recap: What You’ll Need

✅ Signed LOI

✅ Your own bilingual attorney

✅ Escrow account with required documentation

✅ Guarantee deposit with strong clauses

✅ Signed SPA

✅ Completed due diligence (title, zoning, water, taxes, inspection)

✅ Furniture list if included

✅ Soil test and permits if building

✅ Closing in person or via Poder Especial

✅ Key handoff + title registration

🎁 Want This as a Downloadable Checklist?

Arcadia’s free Starter Kit includes:

• 📋 Full due diligence checklist

• 💬 Negotiation tips for deposits & SPA

• 🧑‍💼 Trusted attorneys, escrow firms, and inspectors

• 📎 Digital signature tools

• 🏠 Remote-buying video checklist (FPV & WhatsApp tips)

👉 Download the Starter Kit📲 Or message us directly: +506 8783 3230