Do I need a lawyer if I work with The Buyer's Office?

Yes. Always. The Buyer's Office is not a substitute for a real estate attorney. We complement one. If you don't have a Costa Rica real estate attorney, we'll refer you to one we trust.

How is The Buyer's Office different from a buyer's agent?

Buyer's agents in Costa Rica are paid by the seller through commission, so their incentive is to close the deal. The Buyer's Office is paid only by the buyer, only for the work, regardless of whether you buy. No commission conflict.

Where in Costa Rica does The Buyer's Office operate?

Mainly the Pacific coast of Guanacaste, including Tamarindo, Nosara, Playa Hermosa, and Flamingo, and the rainforest regions of La Fortuna and Arenal. We also work in the Central Valley and selectively elsewhere when the project fits.

What if I'm not ready to buy property in Costa Rica yet?

Most clients aren't ready to commit when they first contact us. The Property Reconnaissance Report is designed exactly for the interesting-but-suspicious property you're not sure about.

How do I pay for Costa Rica property scouting?

USD wire transfer or Wise. Fifty percent at contract signing, fifty percent on delivery. No cash.

How much does Costa Rica property scouting cost?

The Buyer's Office offers four service tiers: Property Reconnaissance Report from $900, Full Pre-Purchase Investigation from $2,200, Active Buyer Retainer from $3,500 per month, and Location Scouting quoted per project.

What is included in the Property Reconnaissance Report?

An on-site visit, 4K video walkthrough, drone footage, neighborhood assessment, broker behavior review, preliminary public records pull, and a 60-minute review call with the founder. Delivered within 4 days of the site visit.

Can The Buyer's Office help with film location scouting in Costa Rica?

Yes. The Buyer's Office has scouted locations for major film productions across Costa Rica. We source locations not on any public listing and assess them for access, sightlines, terrain, and production requirements.

Do I need my own attorney or can I use the broker's attorney?

You need your own attorney. A broker's recommended attorney has a relationship with the broker, and that relationship creates a conflict of interest. The attorney may be competent and honest, but their primary commercial connection is to the broker, not to you. Hire someone you found independently, paid directly, and who answers only to you.

What does a Costa Rica real estate attorney actually do?

A Costa Rica real estate attorney conducts a title search through the National Registry to confirm the seller has clean title and the legal authority to sell. They check for liens, mortgages, encumbrances, easements, and any pending legal disputes attached to the property. They verify survey boundaries, confirm water rights and utility connections, check for unpaid property taxes and municipal fees, and in coastal cases, determine whether the property falls within the maritime zone. They also draft or review the purchase-sale agreement and handle the transfer deed.

How much does a real estate attorney cost in Costa Rica?

The fee structure in Costa Rica is partially regulated by the Colegio de Abogados, the national bar association. Attorneys typically charge between 1 and 1.5 percent of the purchase price for handling a property transfer, which covers drafting and executing the deed. Legal due diligence before the purchase is often billed separately, ranging from $800 to $2,500 depending on complexity. Coastal properties, properties with water concessions, or properties with title complications cost more to investigate.

What is the difference between a notary and an attorney in Costa Rica?

In Costa Rica, the roles often overlap. A notario publico is a licensed attorney who has also passed a separate certification to act as a public notary. In Costa Rica, only a notary public can execute a deed. This means the attorney you hire to handle your closing must also be a certified notary, or they will need to bring one in. Always confirm when hiring that your attorney holds the notario publico certification.

How do I find a reliable real estate attorney in Costa Rica?

The most reliable path is a referral from someone who has already completed a property purchase in Costa Rica, not a referral from a broker or developer. Expat forums, relocation consultants, and immigration attorneys who work with foreign buyers are better starting points. You can also search the Colegio de Abogados directory to verify that any attorney you are considering is in good standing with the bar association.

What should I ask a potential attorney before hiring them?

Ask how many property transactions they completed in the last year and in what regions. Ask whether they are a certified notario publico. Ask whether they have handled maritime zone concession properties. Ask for a written scope of services and a fee estimate before signing anything. Ask how they handle communication and whether they work with foreign clients who are not in Costa Rica during the process.

What are the red flags when hiring a real estate attorney in Costa Rica?

Avoid any attorney who is introduced to you by the broker handling the sale without independent alternatives offered. Be cautious of attorneys who pressure you to move quickly to avoid losing the deal. Do not hire an attorney who cannot explain their title search process clearly. If they cannot tell you where they search, what databases they use, and what they are looking for in a maritime zone check, they are not the right fit for a serious purchase.

Can a Costa Rica attorney help with a maritime zone property?

Yes, but not all attorneys have experience with maritime zone concessions. The legal framework for concession properties is different from titled private land. You need an attorney who specifically understands the Ley Sobre la Zona Maritimo Terrestre, can check the concession status with the relevant municipality, and can advise on the 49 percent foreign ownership restriction. Ask directly about maritime zone experience before hiring for a coastal purchase.

Costa Rica Property Guide

How to Hire a Real Estate Attorney in Costa Rica

By Marcelo Miranda·June 20, 2026·8 min read

Every foreign buyer purchasing property in Costa Rica needs a real estate attorney. That part is not disputed. What is less clear is how to find a good one, what to ask before hiring, what the attorney is actually supposed to do for you, and how to avoid the most common mistake buyers make when they let someone else choose their legal representation.

This guide covers the practical steps of hiring a real estate attorney in Costa Rica, what competent legal review looks like, and what should concern you before you sign anything.

The First Rule: Hire Your Own Attorney

The most important decision you make about legal representation in Costa Rica happens before you ever speak to an attorney. Do not use the attorney your broker recommends without independently vetting alternatives.

This is not an accusation of dishonesty. Many broker-referred attorneys are competent professionals. The problem is structural. An attorney who receives a steady stream of referrals from a broker has an economic relationship with that broker. You are the client, but the broker is the source of the business. That relationship does not serve your interests when complications arise.

Find your attorney through a referral from someone who has completed a property purchase in Costa Rica, an expat forum, a relocation consultant, or an immigration attorney who works with foreign buyers. Then hire and pay that attorney directly. Make sure they answer to you alone.

What a Costa Rica Real Estate Attorney Is Supposed to Do

A real estate attorney in Costa Rica handles two distinct phases of a transaction: due diligence before the purchase and execution of the transfer at closing.

During due diligence, the attorney conducts a title search through the Registro Nacional, Costa Rica's National Registry. This search confirms that the seller holds clean title, that the property boundaries match what is being sold, and that there are no liens, mortgages, encumbrances, or easements attached to the property. The attorney also checks for unpaid property taxes through the municipality, unpaid fees, and any pending legal disputes involving the property.

For properties near the coast, the attorney must determine whether the property sits within the maritime zone. The Ley Sobre la Zona Maritimo Terrestre governs a 200-meter strip measured from the high tide line along Costa Rica's entire coastline. Properties in this zone are subject to specific legal restrictions, including a limit on foreign ownership that cannot exceed 49 percent. Our guide on maritime zone law in Costa Rica covers how this works in detail.

At closing, the attorney drafts and executes the purchase-sale deed. In Costa Rica, only a notario publico, a licensed attorney who holds a separate public notary certification, can legally execute a deed. Confirm that your attorney holds this certification before you reach closing.

What Thorough Due Diligence Looks Like

Buyers who have a bad experience in Costa Rica often describe their legal process as fast and smooth right up until they found a problem. The attorney checked the title and said it was clean. What they mean is that the attorney ran a basic registry search and stopped there.

Thorough due diligence covers more than the registry:

Title search: Full history of the property through the National Registry, not just the current owner.
Lien and encumbrance check: Mortgages, easements, use restrictions, and any registered claims against the property.
Survey verification: Physical boundaries compared against the plano catastrado, the official survey on file, to identify any discrepancies.
Water rights: Confirmation that the property holds an independent water meter through ASADA or AyA, not a shared or borrowed connection.
Municipal records: Unpaid property taxes, municipal services fees, and any outstanding municipal orders affecting the property.
Construction permits: For any existing structure, confirmation that permits were properly issued and officially closed.
Maritime zone status: For any coastal property, confirmation of whether the property is titled private land or a concession, and the full concession history if applicable.

Our complete guide to due diligence in Costa Rica explains each of these steps in detail and what to do when something does not come back clean.

How Much a Real Estate Attorney Costs in Costa Rica

Attorney fees in Costa Rica are partially governed by the Colegio de Abogados, the national bar association. The regulated portion covers the deed execution at closing, which is typically between 1 and 1.5 percent of the purchase price.

Legal due diligence before the purchase is usually billed separately. Expect to pay between $800 and $2,500 depending on property complexity. A straightforward titled property in the Central Valley costs less to investigate than a coastal property with a concession history, multiple prior owners, and water rights questions.

Do not choose an attorney based on who offers the lowest quote. The due diligence phase is where legal problems get caught. Cutting costs there is not where the savings matter.

What to Ask Before You Hire

Interview at least two attorneys before making a decision. These are the questions worth asking:

How many property transactions did you complete in the last twelve months, and in which regions?
Are you a certified notario publico?
Have you handled maritime zone concession properties?
What does your due diligence process specifically include?
How do you communicate with clients who are not in Costa Rica during the process?
Can you provide a written scope of services and a fee estimate before I retain you?

An attorney who cannot answer these questions directly is not ready to handle a serious property purchase.

Red Flags to Watch For

Some patterns in the attorney selection process should give you pause.

An attorney who was introduced only by the broker selling the property, with no independent alternatives offered. An attorney who cannot clearly explain what they search for and where during due diligence. Any pressure to move quickly to avoid losing the deal before legal review is complete. A fee quote that seems unusually low without a clear explanation of what is included.

The purchase-sale agreement in Costa Rica creates binding obligations once signed. Do not sign it before your attorney has reviewed it. Do not wire any deposit before due diligence is complete. These two steps protect you from the most common mistakes foreign buyers make.

Where to Find Candidates

The Colegio de Abogados publishes a directory of licensed attorneys in Costa Rica. You can verify that any attorney you are considering is in good standing with the bar association. Beyond the directory, referrals from people who have completed purchases in Costa Rica are the most reliable source.

We coordinate legal due diligence through trusted Costa Rican property attorneys on behalf of our clients. We do not provide legal services directly. Our role is to complete the physical scouting, document what we find on the ground, and connect buyers with the right legal professionals for each specific transaction type.

If you are seriously considering purchasing property in Costa Rica and want independent eyes on the ground before you commit, The Buyer's Office exists for exactly this. Book a free 30-minute call with Marcelo at the link below.

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About the Author

Marcelo Miranda

Property Scout & Founder, The Buyer's Office

Costa Rican property scout and founder of The Buyer's Office. He conducts on-the-ground verification for buyers who cannot be physically present in Costa Rica: site visits, 4K walkthroughs, drone footage, municipal permit verification, water concession validation, and neighbor interviews. No broker relationships. No commissions.

Need independent eyes on the ground?

We visit, film, and verify before you commit.

The Buyer's Office works exclusively for the buyer. No commissions, no broker relationships. Speak with Marcelo before your next property decision.

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