What to Expect from Boundary Surveys in Mexico.


  

70% of surveyed properties present discrepancies.

Professional insights from over 20 years of practice

In Mexico, the technical term for a boundary survey is Deslinde. The primary purpose of a deslinde is to establish the true legal boundaries of a property—reconciling the physical limits on the ground with the descriptions contained in title deeds and public records.


Frequency of Discrepancies

Based on more than two decades of professional practice performing boundary surveys nationwide, my experience shows that approximately 70% of surveyed properties present discrepancies between the legal description and the field survey results.
These discrepancies often appear as encroachments, overlaps, gaps between adjoining properties, easements, or rights of way.


⚠️ Principal Causes of Boundary Discrepancies

The following factors are consistently identified as sources of conflict and inconsistency:

  • Failure of surveyors to conduct a full on-site inspection

  • Errors or omissions in recorded legal descriptions

  • Breaks in the chain of conveyance or conveyances not derived from an authorized subdivision

  • Informal buy/sell agreements of fractional land interests that were never formally recorded

  • Boundary maps prepared under the principle of positive prescription (acquiring ownership through continuous possession over time) without reviewing adjacent recorded lots and their descriptions

  • Lack of accurate geodetic control (DATUM) or subdivision reference data during project development


📌 Recommendations to Prevent Boundary Conflicts

To minimize the risk of future disputes and ensure legal certainty, consider the following measures:

  • Comprehensive document review: Require the surveyor to examine the complete chain of conveyance and verify consistency with recorded legal descriptions

  • Mandatory field verification: Confirm that the surveyor performs a full on-site inspection, measuring the subject property as well as adjoining lots (and beyond, if relevant to the original legal description)

  • Independent validation: When results are inconclusive or inconsistent, seek a second professional opinion before proceeding with legal or transactional decisions


💡 Conclusion: Why Boundary Surveys Matter in Real Estate Transactions

Boundary surveys (deslindes) are not a mere formality — they are a critical element of due diligence in real estate transactions, subdivisions, and land development projects.

Failing to identify discrepancies at an early stage can result in costly litigation, permit delays, or even the invalidation of a transaction.

  • For investors, a properly executed deslinde ensures the property corresponds with its legal description.

  • For notaries, it facilitates the validation of property records and protects against future challenges.

  • For developers, it ensures projects are built on accurate foundations, avoiding encroachments or overlaps that could halt construction.

In short, commissioning a professional, site-verified, and thoroughly documented boundary survey is an essential step in safeguarding property rights and ensuring legal certainty in Mexico’s real estate market.


Ricardo Neyra, CE, PLS
Admitted to practice in Mexico only.

📩 Contact Us

Have questions or need guidance for your specific case? We’ll be glad to help:

📧 info@urbanimex.com
📱 WhatsApp: +52 (663) 324-7688






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