Centralizing Notaries: A Risk to Legal Certainty and Federalism in Mexico

06/08/25

In recent days, news has emerged regarding a proposed reform to remove notaries from the jurisdiction of state governments and place them under the direct control of the Ministry of Economy, while also establishing a national fee schedule.

At first glance, the proposal might seem like a step forward toward transparency and meritocracy. However, the experience of public brokerage (correduría pública) in Mexico warns us that excessive centralization can lead to the institutional weakening of a key figure in the legal and economic life of the country.

The Lesson of Public Brokerage

Public brokerage was created in 1992 through the Federal Law of Public Brokerage to modernize commercial intermediation, granting these professionals public faith in acts of commerce, valuation, mediation, and arbitration.

From its inception, the figure was controlled exclusively by the Ministry of Economy: exams, registration, sanctions, and authorization of positions all depend on a single federal authority.

This centralized model brought consequences: absence of real territorial presence, lack of mandatory professional associations, no community integration, and limited social recognition. Today, in much of the country, there is not a single practicing public broker, and in the states where they do exist, their numbers are low and their activity limited.

The Value of the Current Notarial Model

The Mexican notariat, of the Latin type, is distinguished by its local roots, professional organization, and close supervision. Each state has a College of Notaries that oversees professional ethics, promotes training, and responds to the legal needs of its community.

This decentralized structure allows the notary to be not only an official certifier, but also an agent of social cohesion and legal security—close to the citizen, familiar with the local environment, and able to adapt legal solutions to regional realities.

The Risks of Replicating the Centralized Model

Stripping state governments of control over the notariat and transferring it to a federal agency would imply:

• Loss of territorial presence: Notarial appointments could be concentrated in major cities, leaving gaps in rural or politically less influential areas.

• Community detachment: By depending on a central authority, notaries would lose their connection with local realities.

• Bureaucracy and delays: Procedures and authorizations would be subject to longer administrative processes, less responsive to regional urgencies.

• Risk to federalism: The notarial function would cease to be an auxiliary service of the State at the local level and would instead become just another federal office, contrary to the spirit of Article 40 of the Constitution.

What Can Be Improved

I fully agree that competitive exams should be strengthened, transparency in appointments must be ensured, and notarial services should be made more accessible. These measures can and should be implemented at the local level, with national oversight, but without sacrificing the autonomy and regional presence of the notariat.

The hybrid model—with national rules on access and ethics, but local operation and control—is the one that best balances transparency with efficiency.

Conclusion

Public brokerage is a reminder that centralization does not guarantee institutional strength; on the contrary, it can dilute social presence and weaken the certifying function. For decades, the Mexican notariat has demonstrated that its strength lies in its closeness to the people, its collegial structure, and its social legitimacy.

Preserving these elements is not merely a guild issue but a matter of public interest: the legal certainty of citizens.

Author: Dr. Alma Lilia Luna Olivas

Notary Public No. 46 of the State of Quintana Roo

Notarial Advice to U.S. Citizens for the Acquisition of Real Estate in Restricted Zones in Mexico

18/08/25

Public Notary No. 46 of the State of Quintana Roo

At Notary Office No. 46 of the State of Quintana Roo, we have built a solid track record of professional, ethical, and strategic service to U.S. citizens interested in acquiring real estate in Mexico’s restricted zones, particularly in coastal areas such as Puerto Morelos, Cancún, Tulum, and the Riviera Maya.

The Political Constitution of the United Mexican States, in Article 27, establishes restrictions preventing foreigners from directly acquiring real estate within a strip of 50 kilometers from the coast and 100 kilometers from the border. However, Mexican legislation allows the use of the bank trust (fideicomiso) mechanism, enabling foreign individuals to enjoy all rights of use, enjoyment, and transfer of such properties under a secure and fully regulated legal structure.

As a Notary, our work goes beyond documentation. We accompany the foreign buyer from the initial stage of property exploration, providing clear guidance on the legal viability of the land, its ownership regime, environmental restrictions, as well as the selection of the most suitable trustee institution. We then oversee the drafting of the trust agreement, verify the legality of each act, and ensure that the transaction is duly registered with the Public Registry of Property.

One of our core commitments is to clearly explain every step of the process in the client’s own language. We provide certified translations, ensure efficient response times, and coordinate the involvement of all relevant parties: trustee banks, developers, real estate agents, appraisers, and cadastral experts. For those who do not reside permanently in Mexico, we also offer secure legal representation through notarized powers of attorney duly apostilled.

Our goal is to ensure that every foreign citizen acquiring property in a restricted zone does so with absolute legal certainty, transparency in costs, and full clarity regarding their rights and obligations. In a globalized context, providing certainty to foreign investors also means strengthening Mexico’s legal prestige and that of our notarial institutions.

The Notary Office No. 46 of Quintana Roo is proud to serve as a bridge of legality and trust between nations, helping to build wealth with legal security in every transaction.

Author: Dr. Alma Lilia Luna Olivas

Notary Public No. 46 of the State of Quintana Roo

Notarial Advice to U.S. Citizens for the Acquisition of Real Estate in Restricted Zones in Mexico

10/09/25

Mexico, through its Political Constitution, strategically protects its coastlines and borders under Article 27, which establishes that foreigners may not directly acquire ownership of real estate located within the so-called “restricted zone”, defined as a strip of 50 kilometers from the coast and 100 kilometers from the country’s land borders.

However, through a modern legal mechanism fully recognized under Mexican law—the bank trust (fideicomiso)—U.S. citizens and individuals of any nationality may acquire real estate in these areas with full legal certainty and total enjoyment of their rights of use, enjoyment, lease, inheritance, and sale.

The restricted-zone trust is a contract through which a Mexican bank, duly authorized as trustee, acquires the property in the name of the foreign buyer. The bank has no right of use or disposal; its function is strictly administrative. The real beneficiary of the trust—the fideicomisario—is the foreigner, who in practice exercises all the rights inherent to ownership.

At Notary Office No. 46 of the State of Quintana Roo, we accompany our foreign clients from the selection of the property through to the signing of the trust deed, overseeing every legal detail: from verifying the title of ownership to registering with the Public Registry, as well as coordinating with the trustee bank, appraisers, translators, and real estate agents.

We also provide certified translations, powers of attorney for legal representation, and advice in the client’s own language, ensuring clarity and transparency at every step. Our goal is for U.S. citizens investing in Mexico to do so with absolute security, within a framework of respect for Mexican law and protection of their assets.

The trust is not a limitation but rather a bridge of legality that allows for orderly and protected access to Mexican real estate. As a Public Notary, it is an honor for me to help build this legal trust between nations and to open the door to shared development in the most beautiful regions of the country.

Author: Dr. Alma Lilia Luna Olivas

Notary Public No. 46 of the State of Quintana Roo

Artificial Intelligence and Notarial Practice: Algorithmic Transparency vs. Professional Secrecy

Nowadays, artificial intelligence (AI) has become a support tool in multiple fields: from process automation to the management of legal information. However, its technological nature poses a fundamental difference compared to notarial practice: while AI keeps no secrets, the notary is legally bound to preserve them.

Artificial intelligence and the absence of secrecy

AI systems operate by processing large volumes of data to deliver results, predictions, or analyses.

• The information they receive is stored, shared across servers, or used to feed algorithms.

• AI does not distinguish between what is confidential and what is public, unless strict programming and human oversight exist.

• As a technological tool, it lacks the moral and legal obligation to keep secret what it processes.

In this sense, AI represents algorithmic transparency: everything that enters the system may be accessible, replicable, or auditable.

The notary and the obligation of professional secrecy

Unlike AI, the notary public is endowed with public faith and bound by professional secrecy. This implies that:

• They must safeguard what they come to know by virtue of their office.

• They cannot disclose information contained in wills, powers of attorney, contracts, or deeds.

• Secrecy is preserved even after the act has been completed or after the grantor’s death.

Professional secrecy is a cornerstone of notarial trust, without which individuals would not dare to express their will with full assurance.

Key difference: trust vs. efficiency

AI contributes efficiency, speed, and large-scale data analysis, but it does not guarantee confidentiality. The notary, on the other hand, provides legal certainty, protection, and trust thanks to their duty of silence and safeguarding the will of the parties.

Conclusion

Artificial intelligence and notarial practice are two distinct realities that can complement each other. While AI transforms the way we process information, the notary ensures that legal acts are carried out with secrecy, certainty, and legality. The great difference is that AI keeps no secrets—while the notary does.

Author: Dr. Alma Lilia Luna Olivas

Notary Public No. 46 of the State of Quintana Roo

Crypto States, USB Flash Drives, and the International Legal Framework for Virtual Asset Service Providers

I. Introduction

The digital revolution of the 21st century has given rise to an unprecedented legal phenomenon: Crypto States and sovereign digital cities, accompanied by an economy supported by virtual assets and blockchain technologies. This shift has transformed the way States conceive sovereignty, taxation, and the regulation of transactions, while also introducing new challenges in notarial practice, cybersecurity, and asset protection. The use of the USB flash drive —as a portable medium for storing keys, smart contracts, or even digital sovereign identities— has become a symbol of the new technological sovereignty: a data-based nationality located outside physical territory.

II. The Emergence of Crypto States

Crypto States are sovereign or semi-sovereign structures built on blockchain and decentralization as pillars for identity, economy, and digital governance. Representative examples:

1. Estonia (E-Residency Program)
   Since 2014, Estonia has offered electronic residency that allows anyone to create a company, sign documents, and operate legally from outside the country. The Estonian State certifies identity and issues cryptographic digital signatures, setting a global benchmark in blockchain governance.

2. Liberland and Satoshi Island
   Liberland, on the border between Serbia and Croatia, defines itself as a “free crypto state,” accepting Bitcoin and Ethereum as means of payment. Satoshi Island, in Vanuatu, operates as a tokenized community where property is proven through real estate NFTs.

3. Ongoing Projects: Prospera (Honduras), CityDAO (Wyoming, USA), and Zuzalu (Montenegro)
   These initiatives explore a hybrid form of digital and physical sovereignty, where blockchain replaces traditional bureaucracy. The common element: a parallel economy supported by virtual assets, with its own rules and governance mechanisms based on code.

III. The USB Flash Drive as a Legal and Technological Medium

In the realm of digital legal security, the USB flash drive —or secure-hardware USB device— performs three essential functions:

1. Physical support for cryptographic keys
   It stores private and public keys, equivalent to an advanced electronic signature or a person’s digital identity token.

2. Backup of notarial and blockchain information
   Notaries and digital certifying officers may use it to store copies of document hashes or timestamps, which serve as evidence of the existence of electronic legal acts.

3. Inheritance and post-mortem custody
   In modern inheritance proceedings, the flash drive may contain the “digital vault” with access keys to wallets, contracts, and encrypted documents, supported by specific testamentary clauses.

From a legal perspective, the flash drive is a physical extension of electronic consent; its loss or misuse may entail consequences equivalent to forged handwritten signatures or identity theft.

IV. International Legal Framework for Virtual Asset Service Providers

Virtual Asset Service Providers (VASPs) are entities that manage the exchange, custody, conversion, and transfer of cryptocurrencies. Their international regulation is in the process of consolidation.

1. European Union – MiCAR Regulation (2024)
   Regulation (EU) 2023/1114 on markets in crypto-assets (MiCAR) establishes licensing and obligations for:

• Crypto-asset custodians

• Trading platforms

• Issuers of asset-referenced tokens

• Crypto investment advisory service providers

All VASPs must obtain authorization and be supervised by the national financial authority (CNMV, AMF, etc.). MiCAR imposes transparency, cybersecurity, and solvency obligations comparable to those in the banking system.

2. United States – FinCEN and SEC
   The U.S. framework distinguishes between money transmitters (FinCEN) and security tokens (SEC). Each state may issue licenses (e.g., the New York BitLicense). Platforms must comply with KYC, AML, and FATF reporting, along with controls against financial crimes and international sanctions (OFAC).

3. Latin America
   Mexico, through the Fintech Law (2018), regulates “Financial Technology Institutions” and allows the operation of virtual assets authorized by the Bank of Mexico, though they are not recognized as legal tender. Brazil (Law 14.478/2022) and Chile (Fintech Law 2023) are advancing in similar frameworks, highlighting the incorporation of the principle of shared responsibility between provider and user.

4. Asia

• Japan: Pioneer in recognizing Bitcoin as a means of payment under the Payment Services Act (2017), supervised by the FSA.

• Singapore: A balanced regulatory model; requires MAS licensing and promotes FinTech innovation through sandbox environments.

• Hong Kong: In 2023 imposed mandatory licenses for exchanges with a focus on retail investor protection.

V. Challenges and Perspectives

The main legal challenges faced by service providers and Crypto States include:

1. Global harmonization of AML/CFT standards in line with FATF.

2. Secure key custody and liability for loss of access.

3. Determining applicable jurisdiction when infrastructure is decentralized.

4. Coexistence of digital sovereignties with traditional States.

International notarial practice has a new field of action: the certification of digital identities, technological wills, and public trust in the blockchain world.

VI. Conclusion

Crypto States represent a legal paradigm shift: sovereignty no longer depends solely on territory but on technological capacity to generate trust. The USB flash drive becomes a legal symbol of the digital citizen, bearer of their sovereign key. And crypto service providers become the new intermediaries of digital public trust, subject to a regulatory framework increasingly resembling that of the banking sector.

The future of legal security will depend on a strategic alliance among notaries, lawmakers, and blockchain system architects, ensuring traceability, transparency, and data integrity.

Author: Dr. Alma Lilia Luna Olivas

Notary Public No. 46 of the State of Quintana Roo

Proposal for the Creation of the International Commission on Artificial Intelligence and Digital Legal Security (CIAI-UINL)

06/11/25

This proposal is formulated in accordance with articles 26 to 28 of the Statutes of the International Union of Notaries (UINL), with the purpose of creating a specialized International Commission on Artificial Intelligence and Digital Legal Security (CIAI-UINL), aimed at analyzing, harmonizing, and guiding the use of emerging technologies in the Latin-European notarial function.

1. Statutory Basis In accordance with articles 26 to 28 of the UINL Statutes, the Permanent Council has the power to create Technical or Special Commissions for the study of specific topics. The President may propose their establishment with a favorable opinion from the Coordination Committee, subsequently designating its Presidency and Executive Secretariat. This provision allows for the incorporation of the Artificial Intelligence Commission as a permanent or special technical body.

2. Doctrinal and Strategic Justification Artificial intelligence (AI) has transformed legal practices, including document authentication, identity verification, and preventive legality control. However, there is no specific commission within the UINL dedicated to this matter. The CIAI-UINL will fill this void by generating ethical, technical, and legal criteria that guide the responsible use of AI in the notarial function.

3. Proposed Objectives

1. To develop legal and ethical standards for the use of artificial intelligence in the notarial function.

2. To analyze risks and opportunities of automation, big data, and blockchain in public faith.

3. To propose protocols for digital validation and data protection.

4. To issue technical reports to international organizations (OECD, FATF, UN).

5. To coordinate pilot projects among national notariats.

6. To develop manuals of good practices in digital environments.

4. Proposed Structure

• Presidency: Appointed by the Permanent Council.

• Executive Secretariat: A member of the Technology Commission or the AML/LAB Commission.

• Integration: One delegate per continent, plus invited university experts.

• Thematic Subcommittees:

  • Ethics and Legal Intelligence

  • AI and Notarial Blockchain

  • Data Protection and Cybersecurity

  • Automation and Digital Legal Translation

5. Creation Procedure

1. Formal submission of the proposal to the President of the UINL, signed by at least two National Delegations or one Regional Commission.

2. Opinion from the Coordination Committee in accordance with Article 27.

3. Approval by the Permanent Council through simple majority vote.

4. Appointment of the Presidency and Executive Secretariat.

5. Official publication in the General Assembly and on the UINL website.

6. Model Text for the Official Proposal Proposal Note The Delegations of Mexico and Spain, considering the relevance of artificial intelligence in the exercise of the notarial function and its impact on preventive legal security, propose the creation of the International Commission on Artificial Intelligence and Digital Legal Security (CIAI-UINL). Its purpose will be to study, develop, and harmonize criteria regarding the ethical, legal, and technological use of artificial intelligence applied to the notary profession, guaranteeing the preservation of public faith in digital environments. Signed in [place and date].

7. Conclusion The International Commission on Artificial Intelligence will consolidate the leadership of the Latin Notariat in the digital transformation of preventive law. It will bring together experts from the five continents, integrating ethics, law, and technology under the doctrinal authority of the UINL. The public faith of the future will be digital, but its essence will remain human.

Dr. Alma Lilia Luna Olivas

Notary Public No. 46 of the State of Quintana Roo

Member of the Commission of American Affairs of the UINL

Ethics in Artificial Intelligence: Challenges and Perspectives for Digital Society

25/11/25

Introduction

Artificial Intelligence (AI) has become one of the most significant transformative forces of the 21st century. Its presence ranges from the recommendation algorithms that determine what we see on social media to medical diagnostic systems, automated justice, and crime prediction. However, its power lies not only in its capacity to process information but in how it redefines the boundaries of human responsibility. Ethics, therefore, is not a complement to technological progress but its condition for legitimacy.

I. The Ethical Foundations of AI

Every technology reflects the values of those who create it. The principles that guide responsible AI—beneficence, autonomy, justice, and accountability—must be adopted not as declarations but as operational standards. Applied ethics in AI demands that every algorithm be traceable, verifiable, and explainable, ensuring that the individual remains at the center of automated decisions. UNESCO and the European Union, with its recent AI Act, have established guidelines that seek to balance innovation and the protection of fundamental rights. Latin America must embrace this debate with its own voice, adapting global principles to local contexts of digital inequality.

II. Contemporary Ethical Dilemmas

1. Algorithmic Bias: Systems learn from human data; therefore, they reproduce historical prejudices. Technological neutrality is an illusion without diversity in both the data and the designers.

2. Privacy and Control: Personal data is the new moral heritage of humanity. Algorithmic surveillance must have clear legal and ethical limits.

3. Autonomy and Manipulation: Automated decisions can condition freedoms. Digital ethics demands that AI complements, and does not substitute, human judgment.

4. Legal Accountability: When a system fails, responsibility cannot be diluted across a technical chain. Ethical and legal traceability must be non-negotiable.

III. Ethical Governance and Digital Education

The ethical advancement of AI requires a solid governance architecture. Institutions must incorporate technological ethics committees, algorithmic evaluation protocols, and humanistic digital education. Ethics must be cross-cutting in professional training, from law to engineering. An AI without ethics is power without direction; ethics without AI is morality without relevance.

IV. Latin American Perspective and the Notarial Function

In Latin America, the ethical debate on AI is intertwined with the challenges of development and social justice. The Latin Notariate (Notariado latino), as the guarantor of public faith and legal certainty, plays a crucial role in the certification of digital processes, data validation, and the protection of citizens' digital identity. The 21st-century Notary does not just authenticate documents: they authenticate trust in an environment of technological uncertainty.

Conclusion

Artificial Intelligence redefines the relationship between knowledge, power, and humanity. If ethics does not accompany technology, progress becomes a risk. AI must serve the law, and the law must protect human dignity against automation. The future belongs not to machines that think faster, but to humans who think better.

Author's Opinion

Ethics in Artificial Intelligence cannot be a decorative discourse or an academic luxury; it must become public policy, a guiding principle for digital design, and a social commitment for professionals in law, engineering, and education. I firmly believe that the future of humanity will depend on our capacity to humanize technology and teach new generations that true power is not in the algorithms, but in the values that direct them.

Dr. Alma Lilia Luna Olivas

Public Notary No. 46 of the State of Quintana Roo,

Mexico Rector of the National University UNIPOL and EPED

The role of the notary in the sale, transfer, or change of partners and its relevance in the prevention of money laundering

08/01/25

The sale, transfer, or change of partners in legal entities constitutes one of the legal operations of greatest economic relevance and, at the same time, of greatest risk regarding money laundering and terrorist financing. In this context, the notary public plays a central role as a guarantor of the legality, transparency, and legal certainty of such operations.

From a money laundering prevention perspective, these operations may be used to conceal the ultimate beneficial owner, simulate asset transfers, or introduce illicit funds into the formal economic system. Therefore, the notary’s intervention is not limited to the formalization of the act but involves an active function of analysis, verification, and reporting. In the first instance, the notary must fully identify the parties involved in the transaction. This includes not only the transferring and acquiring partners but also the legal representatives and, specifically, the controlling beneficiary. Identification must be carried out in accordance with current regulations, gathering official documentation, verifying its authenticity, and maintaining the corresponding records.

Likewise, it is essential for the notary to analyze the nature and context of the operation. It must be observed whether the value of the transfer corresponds to the economic reality of the company, whether there is consistency between the corporate purpose and the activity performed, and whether the operation is carried out under normal market conditions. Any significant discrepancy may constitute a red flag.

Another fundamental aspect is the source of funds. The notary must inquire, within legal limits, into the origin of the funds used for the acquisition of shares or equity interests, especially in cases of high amounts, unusual transactions, or the involvement of politically exposed persons. The supporting documentation and the declarations of the parties acquire essential relevance here.

In the scope of formal obligations, the notary must fully comply with filing notices to the competent authority when the operation is considered a "vulnerable activity" under money laundering prevention legislation. These notices must be submitted in a timely and proper manner, providing truthful, complete, and consistent information.

Additionally, the notary is responsible for preserving the documentation and information related to the operation for the legally prescribed periods, as well as undergoing continuous training in money laundering prevention to identify new typologies and emerging risks.

In conclusion, the sale, transfer, or change of partners is not merely a corporate act, but an operation of high impact on the prevention of money laundering. The notary public, as a certifying officer and an auxiliary of the State, becomes a key figure in protecting legality, transparency, and trust in legal and economic dealings.

Dr. Alma Lilia Luna Olivas

Public Notary No. 46 of the State of Quintana Roo

Real Estate Transactions by Foreigners in Puerto Morelos: What You Need to Know

27-01-26

The acquisition of properties in Puerto Morelos, Quintana Roo, by foreigners is a topic of growing relevance due to the tourism and real estate boom in our region. If you are a foreigner considering investing in the Mexican Caribbean paradise, it is essential that you understand the legal framework governing these transactions.

The Restricted Zone and the Trust (Fideicomiso)

Puerto Morelos is located within what Mexican legislation calls the "restricted zone," meaning the territory within a 100-kilometer strip along the borders and 50 kilometers along the coasts. According to Article 27 of the Political Constitution of the United Mexican States, foreigners cannot acquire direct ownership of land located in this zone.

However, this does not mean you cannot own property in our beautiful municipality. The legal solution is the real estate trust (fideicomiso), a secure and widely used mechanism that allows you to exercise all property rights over the asset.

How Does the Trust Work?

The trust is a contract in which:

• A Mexican banking institution acts as the trustee (administrator of the trust)

• The foreigner is the beneficiary (with all rights of use, enjoyment, and benefit)

• The property is transferred to the trust's estate for a term of up to 50 years, renewable

As a beneficiary, you have the right to:

• Inhabit, use, and enjoy the property

• Rent it and obtain economic benefits

• Make improvements and modifications

• Sell it whenever you wish

• Bequeath it to your heirs

Requirements and Necessary Documentation

To establish a real estate trust in Puerto Morelos, you will need:

1. Permit from the Ministry of Foreign Affairs (SRE): This is the first step and an essential requirement. The SRE must authorize the operation through a specific permit.

2. Personal documentation: Valid passport, proof of address, and in some cases, proof of your immigration status in Mexico.

3. Purchase-sale agreement: This document must be formalized before a notary public.

4. Selection of trustee bank: You must select an authorized banking institution to administer trusts.

5. Property appraisal: An authorized appraiser must determine the commercial value of the property.

The Role of the Notary Public

At Notaría 46 of Puerto Morelos, we specialize in accompanying you through every stage of the process. Our functions include:

• Verifying the legitimacy of the property and ensuring it is free of liens

• Preparing the purchase-sale contract in accordance with current legislation

• Processing the permit before the SRE

• Formalizing the establishment of the trust

• Calculating and paying the corresponding taxes

• Recording the transaction in the Public Property Registry

Costs to Consider

In addition to the property price, you should consider:

• Notarial fees (generally between 4% and 6% of the property value)

• Real estate acquisition tax (approximately 2% in Quintana Roo)

• Registration fees

• Trust expenses (annual commission to the trustee bank)

Advantages of Investing in Puerto Morelos

Our region offers multiple benefits:

• Privileged location near Cancún and the Riviera Maya

• Constant growth in property values

• Excellent quality of life and climate

• Investment opportunities in the tourism sector

• Legal security in real estate transactions

Final Recommendations

1. Get professional advice: Always work with a certified notary public with experience in transactions with foreigners.

2. Verify the legal status of the property: Ensure that the property is duly registered and free of debts.

3. Understand all costs: Request a complete breakdown of all expenses involved before proceeding.

4. Plan for the long term: The trust is renewable, but it's important to be clear about your plans for the property's future.

At Notaría 46 of Puerto Morelos, we have the experience and knowledge necessary to ensure that your real estate investment is a transparent, secure, and successful process. We are committed to providing you with professional and personalized service in one of the most beautiful destinations in the Mexican Caribbean.

Relevant Data for Puerto Morelos

According to data from the Institute of Statistics and Geography of Quintana Roo, investments in the real estate industry in our region grew more than 35% annually in 2024. Puerto Morelos experienced a 14% increase in sales prices per square meter over the past two years, establishing itself as one of the most attractive destinations for real estate investment.

The high profitability of properties in Puerto Morelos ranges between 8% and 12% annually, according to data from the Mexican Association of Real Estate Professionals (AMPI). Additionally, Quintana Roo ranked fourth nationally with $577.5 million dollars in Foreign Direct Investment (FDI) in 2023, being first in the South-Southeast region.

Between January 2023 and September 2024, the private sector made investment announcements totaling $2,736 million dollars in our region. Latin American investors have shown special interest, with Colombians leading with 55% of investments, followed by Argentinians with 35%, and Chileans and Peruvians with 10%.

Dr. Alma Lilia Luna Olivas

Public Notary No. 46 of the State of Quintana Roo

Quantum Computing in the Notarial Profession: Opportunities and Advantages for the Future of Public Trust.

05-02-26

Introduction

The notary profession—a millenary institution and guarantor of legal certainty and public trust—stands at the threshold of an unprecedented technological revolution. Quantum computing, which until recently seemed like science fiction, promises to radically transform the way we exercise our notarial functions, offering levels of security, efficiency, and legal certainty that we can barely imagine today. As legal professionals and custodians of public trust in Quintana Roo, we must understand not only the technical implications of this emerging technology but also the extraordinary opportunities it represents to modernize and strengthen our profession in the digital age, especially in a state as dynamic and internationally active as ours.

What is Quantum Computing?

Quantum computing leverages the principles of quantum mechanics—superposition, entanglement, and quantum tunneling—to process information in a fundamentally different way than traditional computers. While a classical computer processes bits that can be either 0 or 1, a quantum computer uses qubits, which can exist in multiple states simultaneously. This capability allows quantum computers to solve in minutes problems that current supercomputers would take thousands of years to process. For the notary public, this is not mere technological speculation: it is the immediate future of document security and identity verification.

Concrete Applications in Notarial Practice

1. Unbreakable Quantum Cryptography

• The Current Challenge: The cryptographic systems protecting our advanced electronic signatures and digital seals could be vulnerable to sufficiently powerful quantum computers. This threat, known as "Q-Day," requires us to upgrade our security systems.

• The Quantum Solution: Quantum cryptography, specifically Quantum Key Distribution (QKD), offers theoretically unbreakable security based on the laws of quantum physics. Notarial electronic signatures will be mathematically impossible to forge; any attempt to intercept or alter a document will be instantly detectable, and document integrity will be guaranteed by the fundamental laws of nature.

• Practical Advantage for Quintana Roo: A real estate trust in the Riviera Maya, protected by quantum cryptography, would be immune to any tampering, providing absolute certainty to domestic and international investors regarding the security of their assets.

2. Quantum Biometric Identity Verification

• The Present Problem: In Quintana Roo, with its intense international tourism and real estate activity, we constantly face the challenge of verifying the identity of foreign parties. Identity theft and impersonation represent growing threats.

• The Quantum Revolution: Quantum sensors can detect biometric features impossible to replicate: unique quantum patterns in fingerprints at a subatomic level, spectral iris signatures with nanometric precision, and voice analysis through quantum resonance.

3. Quantum Blockchain for Immutable Records

The integration of quantum technology into blockchain allows for:

• Instant document registration.

• Energy consumption reduced by 99% compared to traditional blockchain.

• Guaranteed immutability even against future quantum attacks.

• Perfect traceability of the document chain of custody.

• Use Case in Quintana Roo: Public deeds for real estate developments would be recorded on an internationally distributed quantum blockchain network, making retroactive alteration impossible and allowing instant verification from any jurisdiction.

4. Predictive Analysis of Contractual Risks

Quantum computers exponentially power AI systems, allowing for:

• Exhaustive review of contracts, identifying ambiguous clauses in seconds.

• Fraud pattern detection by comparing against millions of historical cases simultaneously.

• Tax and legal risk assessment with over 95% accuracy.

• Practical Benefit: When formalizing a condo sale in Cancun to a foreigner, the quantum system could verify the chain of title in minutes, detect hidden liens, validate prior powers of attorney, and verify the lawful origin of funds.

5. Instant Quantum Legal Translation

Systems powered by quantum AI translate complex legal documents while preserving legal nuances with 99.8% accuracy. They recognize jurisdiction-specific terminology (Common Law vs. Civil Law), detect inconsistencies between versions in different languages, and generate certifiable translations with full traceability.

Strategic Advantages for the Quintana Roo Notary Public

• Enhanced Legal Certainty: The combination of quantum cryptography and biometric verification elevates the legal certainty we provide to unprecedented levels.

• Operational Efficiency: Processes that currently take hours or days will be executed in minutes without sacrificing the thoroughness of the Latin Notary system.

• International Competitiveness: Notaries who early-adopt quantum technology will position themselves as leaders in cross-border services.

• Litigation Reduction: The ability to detect potential issues before authorizing instruments will significantly reduce subsequent litigation.

Conclusion

Quantum computing is not a threat to the Quintana Roo notary public, but an extraordinary opportunity to reinforce and elevate our millenary profession. Just as we evolved from parchment to paper, and from wax seals to digital seals, we must now embrace the quantum revolution.

Our essence remains unchanged: we are guarantors of public faith and custodians of preventive legal security. However, the instruments with which we fulfill this sacred mission must evolve with the times.

Quantum computing will allow us to say with greater certainty than ever: "I attest" (Doy fe). And that faith will be backed not only by our professional integrity but also by the immutable laws of quantum physics. The future of the notary is quantum, and that future begins today in the Mexican Caribbean.

Lic. Alma Lilia Luna Notary Public No. 46, State of Quintana Roo

College of Notaries of the State of Quintana Roo

Real Estate Sale and Purchase: Everything You Need to Know

23-02-26

Real Estate Sale and Purchase: Everything You Need to Know

The purchase and sale of a property is one of the most important transactions in any person's life. In Puerto Morelos, as in the rest of Quintana Roo, this process requires the intervention of a Notary Public to guarantee legal certainty for both parties. Below, we explain the complete process and the necessary documentation.

Why is it mandatory to go before a Notary?

A Notary Public is a legal professional with "public faith" (fe pública), meaning the documents they sign carry full legal validity. In a real estate transaction, the notary verifies:

• That the seller is indeed the legal owner of the property.

• That the property is free of liens (mortgages, seizures, etc.).

• That property taxes (predial) are up to date.

• That both parties understand their rights and obligations.

• That all legal requirements for the transfer of ownership are met.

Necessary Documents for the Seller:

• Public Deed (Escritura Pública) proving ownership of the property.

• Valid official ID (INE or Passport).

• RFC (Tax ID) and CURP (Population Registry Code).

• No-Lien Certificate (Certificado de libertad de gravamen) issued by the Public Registry of Property.

• Receipt of payment for the current year's property tax (predial).

• Certificate of no-tax-debt for property taxes.

• If married: Marriage certificate and spouse's authorization (if under a community property regime).

Necessary Documents for the Buyer:

• Valid official ID (INE or Passport).

• RFC and CURP.

• Recent proof of address.

• If married: Marriage certificate and spouse's consent (if applicable).

Costs and Taxes:

Closing costs and fees in a sale typically include:

• Notary Fees: Generally between 4% and 7% of the transaction value.

• Property Acquisition Tax (ISAI): 2% of the property value in Quintana Roo.

• Registration fees with the Public Registry of Property.

• Certificates and searches within the Public Registry.

Estimated Processing Time:

The full process—from signing the deed to registration in the Public Registry—can take between 30 and 60 business days, depending on the Registry's workload and the completeness of the documentation.

Important Recommendations:

• Never hand over money without having signed before a Notary.

• Request the No-Lien Certificate from the seller before closing the deal.

• Personally inspect the property and its physical condition.

• Confirm there are no utility debts (water, electricity, maintenance/HOA fees).

• In Puerto Morelos, verify that the property has all current construction permits and land-use (zoning) authorizations.

Lic. Alma Lilia Luna Notary Public No. 46, State of Quintana Roo

College of Notaries of the State of Quintana Roo