LFPIORPI, Article 17, section XII

AML compliance for notaries and public brokers in Mexico

Property sales, irrevocable powers of attorney, incorporations, trusts and loans: every act before a notary or public broker has its own notice rule. SiennaDocs organizes the file for every deed and tells you which ones must be reported.

Who is covered?

Article 17, section XII of the LFPIORPI treats notarial and public-broker services as a vulnerable activity. It lists the acts that trigger obligations for notaries (part A) and public brokers (part B), covers public officials with notarial powers (part C) and, since the 2025 reform, facilitators of alternative dispute resolution (part D).

XII. La prestación de servicios de fe pública, en los términos siguientes:

A. Tratándose de actos u operaciones celebrados ante las y los notarios públicos, las protocolizaciones, así como cualquier otro acto que conlleve a su formalización:

a) La transmisión o constitución de derechos reales sobre inmuebles, salvo las garantías que se constituyan en favor de instituciones del sistema financiero u organismos públicos de vivienda.

Estas operaciones serán objeto de Aviso ante la Secretaría cuando en los actos u operaciones el precio pactado, el valor catastral, el valor comercial del inmueble o, en su caso, el monto garantizado por suerte principal, el que resulte más alto, sea igual o superior al equivalente a ocho mil veces el valor diario de la UMA;

b) El otorgamiento de poderes para actos de administración o dominio otorgados con carácter irrevocable. Las operaciones previstas en este inciso siempre serán objeto de Aviso;

c) La constitución de personas morales, su modificación patrimonial derivada de aumento o disminución de capital social, fusión o escisión, así como la compraventa de acciones y partes sociales de tales personas.

Las operaciones previstas en este inciso, siempre serán objeto de aviso.

d) La constitución o modificación de fideicomisos traslativos de dominio o de garantía, salvo los que se constituyan para garantizar algún crédito a favor de instituciones del sistema financiero u organismos públicos de vivienda.

Serán objeto de Aviso ante la Secretaría cuando las operaciones se realicen por un monto igual o superior al equivalente a cuatro mil veces el valor diario de la UMA, y

e) El otorgamiento de contratos de mutuo o crédito, con o sin garantía, en los que el acreedor no forme parte del sistema financiero o no sea un organismo público de vivienda.

Las operaciones previstas en este inciso, siempre serán objeto de Aviso.

B. Tratándose de actos u operaciones celebrados ante las y los corredores públicos, las protocolizaciones, así como cualquier otro acto que conlleve a su formalización:

a) La realización de avalúos sobre bienes con valor igual o superior al equivalente a ocho mil veinticinco veces el valor diario de la UMA;

b) La constitución de personas morales mercantiles, su modificación patrimonial derivada de aumento o disminución de capital social, fusión o escisión, así como la compraventa de acciones y partes sociales de personas morales mercantiles;

c) La constitución, modificación o cesión de derechos de fideicomisos, en los que de acuerdo con la legislación aplicable puedan actuar, salvo los que se constituyan para garantizar algún crédito a favor de instituciones que integran el sistema financiero;

d) El otorgamiento de contratos de mutuo mercantil o créditos mercantiles en los que de acuerdo con la legislación aplicable puedan actuar y en los que el acreedor no forme parte del sistema financiero.

Serán objeto de Aviso ante la Secretaría los actos u operaciones anteriores en términos de los incisos de este apartado.

C. Por lo que se refiere a los servidores públicos a los que las leyes les confieran la facultad de dar fe pública en el ejercicio de sus atribuciones previstas en el artículo 3, fracción VII de esta Ley.

D. Tratándose de las personas facilitadoras públicas y privadas a que se refiere la Ley General de Mecanismos Alternativos de Solución de Controversias, las previstas en el apartado A de esta fracción, en los términos que se señalan.

LFPIORPI, Article 17, section XII. Official Spanish text in force; latest amendment to the Act: DOF, July 16, 2025.

Key points

For real estate, the notice is based on the highest of the agreed price, the cadastral value, the market value or the secured amount.
A notary's real estate notice (part A, item a) only counts if it is filed through the electronic tax filing channels and contains the Article 24 information, within the tax deadlines and terms (Art. 24, last paragraph, of the Act and Art. 17 of the Regulations). Other notices are due no later than the 17th of the month after the month in which the deed was granted or the protocolization was made (Art. 23 of the Act and Art. 5, second paragraph, of the Regulations).
For the Article 32 acts (among them real estate, vehicles, watches, jewelry, precious metals and stones, artwork, armoring, shares or equity interests and use of assets) of 8,025 UMA or more, the notary, broker or other public attestor must record the form of payment in the deed; if they are worth less and were paid fully or partly before signing, the client's sworn statement is enough (Art. 33).
Facilitators (part D) follow the part A cases and thresholds.
The person who actually requests the formalization is identified, and the client file is deemed complete if the information is kept in the protocol, policy or record books (General Rules, Art. 13). Notices may be filed through an Entidad Colegiada, a professional body (Art. 26).
Under the transitional articles of the amendment to the Regulations (DOF, March 27, 2026), notices on protocolizations depend on an update to the official format (Annex 12-A), and facilitators will file their notices in the format the UIF publishes and will register once the format identifies them (third and sixth transitional articles, sections III and V).

Typical businesses

Notary offices
Public broker offices
Public officials with notarial powers
Alternative dispute resolution facilitators

Identification and notice thresholds

In multiples of the daily UMA. Peso amounts use the 2026 UMA of MX$117.31.

Case	Identification	Notice to the UIF
Notary: transfer or creation of property rights over real estate (except guarantees in favor of the financial system or public housing agencies)	All transactions	≥ 8,000 UMA (≈ MX$938,480.00)
Notary: irrevocable powers of attorney	All transactions	Always
Notary: incorporation, capital changes, mergers, spin-offs and transfers of shares and equity interests	All transactions	Always
Notary: title-transfer or guarantee trusts (except those securing loans from the financial system or public housing agencies)	All transactions	≥ 4,000 UMA (≈ MX$469,240.00)
Notary: loans where the lender is not part of the financial system or is not a public housing agency	All transactions	Always
Broker: asset appraisals made as public attestor	≥ 8,025 UMA (≈ MX$941,412.75)	≥ 8,025 UMA (≈ MX$941,412.75)
Broker: incorporation, capital changes, mergers or spin-offs of companies, and transfers of shares and equity interests	All transactions	Always
Broker: trusts it may act on (except those securing loans from the financial system)	All transactions	Always
Broker: commercial loans where the lender is not part of the financial system	All transactions	Always

Source: LFPIORPI (current text, amended in the DOF on July 16, 2025), its Regulations (amended in the DOF on March 27, 2026) and the General Rules. See the full list of vulnerable activities for 2026

Your obligations as an obligated party

Identify the client: Identify and know the client directly, verify their identity with documents or other officially recognized means of identification, and obtain a copy of them. (Art. 18, sec. I)
Business or occupation: Ask for it whenever there is a business relationship. (Art. 18, sec. II)
Beneficial owner: If the client is a legal entity, trust or other legal arrangement, obtain documents or other officially recognized means of identification that identify its beneficial owner. If the client is an individual, obtain their statement on whether or not they know that a beneficial owner exists and, where applicable, the documentation to identify them. (Art. 18, sec. III)
Keep records 10 years: Keep the information on every transaction and the client's identification for at least ten years from the transaction date. (Art. 18, sec. IV)
Registry enrollment: Register in the Registry of Persons Carrying Out Vulnerable Activities through the online portal, and update or cancel your registration when applicable. (Art. 18, sec. IV Bis)
Notices to the UIF: Filed through the SAT portal by the 17th of the following month. If there is suspicion, within 24 hours of it arising or of learning the information on which it is based, even if the transaction did not take place. (Arts. 18, sec. VI and 23)
Nil report: If there were no reportable transactions in the month, you file a report saying so. (General Rules, Art. 25)
Risk-based approach: Assess your own risks and those of your clients. The assessment must be available from March 1, 2027. (Art. 18, sec. VII)
Internal policy manual: Criteria and procedures, including monitoring of politically exposed persons. Today, the General Rules require a policy document 90 days after registration (Art. 37); the manual with the risk methodology, from March 1, 2027. (Art. 18, sec. VIII)
Annual training: Annual training programs for the board or sole administrator, management, the compliance officer and staff who deal directly with clients, plus staff selection processes. First annual training period: 2027. (Art. 18, sec. IX)
Automated monitoring: Detect out-of-profile transactions, aggregate totals over up to six months where applicable and apply enhanced monitoring to politically exposed or high-risk clients. Today, tracking and aggregation (Regulations, Art. 7; General Rules, Art. 19); automated mechanisms by June 1, 2027. (Art. 18, sec. X)
Annual audit: Internal or independent external review; external if your risk is high. First audited year: 2028. (Art. 18, sec. XI)
Compliance representative: Legal entities and those acting through trusts or any other legal arrangement appoint one before the Ministry of Finance and keep the appointment current. Individuals comply personally and directly, unless they file their notices through a collegiate entity (entidad colegiada). (Art. 20)

How SiennaDocs helps

KYC files: One file per client with documents, expiry dates, approvals and audit log.
Document reading: Extracts data from IDs and documents so you don't type it by hand.
Watchlists: Screening against OFAC, the UN, the SAT 69-B and 69-B Bis lists and countries on the FATF lists.
Beneficial owner: Record of who controls each legal entity or trust.
Client risk: Risk-based assessment with a traffic-light score per client.
Thresholds and aggregation: Flags when a transaction, or a six-month total, reaches the threshold.
XML notices: Generates the notice in the official format, ready to file with the UIF through the SAT portal.
Alerts and audit trail: Alerts on expiries and incidents, and traceability of every action.

Frequently asked questions

Which notarial acts always require a notice?

Irrevocable powers of attorney for administration or ownership; incorporations, capital increases or decreases, mergers, spin-offs and transfers of shares and equity interests; and loan agreements where the lender is not part of the financial system or is not a public housing agency.

From what amount does a notary report a property sale?

When the highest of the agreed price, cadastral value, market value or secured amount is 8,000 UMA or more (about MX$938,480.00 in 2026), or when acts of the same type with the same person reach or exceed that amount within a period of up to six months; the notice relates to the act that reaches or exceeds the threshold, even if the six months have not elapsed (Art. 7 of the Regulations).

What changed in 2025 for notaries and brokers?

Among other changes, the reform added public and private facilitators of alternative dispute resolution (part D), to whom the part A cases apply.

Other vulnerable activities

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