Buying property in Colombia: Title study

Buying property in Colombia may seem simple: you visit the property, negotiate the price, sign a promise of sale, and then go to the notary.
But if you don’t do a serious legal review of the property, you could be buying something that is not legally yours… or worse, something someone else could claim.

One of the most important—and least understood—steps when buying property in Colombia is the title study.
Today we’ll explain clearly why this is not just a formality, but a preventive tool that can save you years of legal trouble.

What exactly is a title study?

The title study is a detailed legal analysis of a property’s ownership history.
Its purpose is to confirm that the property is free from legal issues and that the person selling it has the legal authority to do so.

This review allows us to detect liens, mortgages, ownership limitations, lawsuits, unformalized inheritances, registry errors, and many other situations that could jeopardize your investment.

Why is a title study necessary?

When buying property in Colombia, signing the deed is not enough. To officially become the owner, the deed must be registered at the Public Instruments Registry Office.

That’s where the title study plays a crucial role: it’s the legal check carried out beforehand to ensure everything is in order, the property’s legal history is clear, and there are no hidden problems—such as improperly recorded owners or missing documents.

In other words, it confirms that what you’re buying can legally be sold and registered without future complications.

What exactly is reviewed?

A title study is not just a quick look at the certificate of ownership. It’s a deep legal analysis of the property’s registration history.

It’s like doing a background check before hiring someone: surface-level information isn’t enough—you need to understand the full legal picture.

Key aspects include:

• Chain of ownership: who the previous owners were and how they acquired the property (sale, inheritance, adverse possession, etc.).
• Existing liens: such as mortgages or legal claims.
• Precautionary measures: like seizures, legal actions, or lawsuits filed.
• Ownership limitations: including usufructs, easements, trusts, or legal family protections.
• Active or past legal proceedings: civil lawsuits, claims of possession, restitution processes.
• Registry errors or inconsistencies: flawed deeds, closed folios, or contradictory notes.
• Domain extinction risks: if the property is linked to illicit activities, it could be seized by the government—even after being sold.

The study also evaluates urban planning restrictions, property division, and legal signals that may affect the transaction’s validity.

What are the risks of skipping the title study?

Many buyers skip this step.
They trust the seller, what they see during the visit, or what the real estate agent says. But buying property in Colombia without a title study is like walking blindfolded through a minefield.

Here are some common and costly risks the study can help you avoid:

• Buying a property with an active mortgage.
• Acquiring a property involved in domain extinction proceedings.
• Purchasing a property affected by family patrimony protections.
• Being sold a property by someone who is not the actual legal owner.
• Discovering physical or legal discrepancies in area, boundaries, or specifications.
• Encountering a closed property folio—meaning the property legally doesn’t exist.

In any of these scenarios, you could face legal delays, financial loss, or years of litigation.

What if I want to buy pre-construction or off-plan?

Even if there’s no property built yet, the title study adapts to the case. Instead of reviewing the final unit, the analysis includes:

• The land title where the project will be built.
• The construction and urban planning license.
• The legal and business history of the developer.
• Any global mortgages, collective sales promises, or trust contracts that may limit future ownership.

Even in off-plan purchases, the study is essential to avoid risky or unenforceable transactions.

In summary

Buying property in Colombia is not just about signing a deed.
You’re assuming ownership, yes—but also any hidden legal risk from the property’s past.

The title study is how you prevent legal nightmares before they begin.

At Nexo Legal, we conduct full title studies, explained in plain English, with written reports and legal support through closing.

📩 If you’re thinking about buying property in Colombia or selling real estate, get in touch.
A timely title study can save your entire investment.