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DENNIS
Platinum Nomad
Posts: 29510
Registered: 9-2-2006
Location: Punta Banda
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That should put rj into a coma for a while.
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rjlaszlo
Junior Nomad
Posts: 27
Registered: 1-27-2010
Location: Camalu
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Answers
Hola,
Property is held in an SAdeCV corporation, CEO is yours truly.
Property has a private title, with First American Title Insurance,
The only way you can issue a posession that will be accepted by the Mexican Government for "Normalization" is with the entire parcel within which the
individual lots are located is free and clear of all encumbrances, and that the majority of the individual lot owners request that this process
proceed. Once the Mexican Government accepts the project, which they invariably always do (they want the tax increment and the $ 600.00USD fee per
lot) the government agency provides all studies, reports etc as part of the normalization.
Time frame? Buy 60% of the lots and we'll start the process next week!
Thanks for the grilling, I enjoy every second of it. Robert
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rjlaszlo
Junior Nomad
Posts: 27
Registered: 1-27-2010
Location: Camalu
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Question or All
OK, lets see who gets this one right:
"What is the name of the government agency that processes Ejido Land from the "Certificado" to the "Titulo Status, how long does it take, and who
makes the request for said changes. Also, where is the primary office for this agency located"?
I prefer Robert, rather than rj. Thanks all.
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DENNIS
Platinum Nomad
Posts: 29510
Registered: 9-2-2006
Location: Punta Banda
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| Quote: | Originally posted by rjlaszlo
Thanks for the grilling, I enjoy every second of it. Robert |
Good. Perhaps you'll answer the Concession question I asked a while back.
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fishbuck
Banned
Posts: 5318
Registered: 8-31-2006
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Aha! It is Ejido land!!!
"What is the name of the government agency that processes Ejido Land from the "Certificado" to the "Titulo Status..." Robert
"A ship in harbor is safe, but that is not what ships are built for." J. A. Shedd.
A clever person solves a problem. A wise person avoids it. – Albert Einstein
"Life's a Beach... and then you Fly!" Fishbuck
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DENNIS
Platinum Nomad
Posts: 29510
Registered: 9-2-2006
Location: Punta Banda
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| Quote: | Originally posted by fishbuck
Aha! It is Ejido land!!!
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rjlaszlo
Junior Nomad
Posts: 27
Registered: 1-27-2010
Location: Camalu
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Concession
Sorry, your referring to the federal concession located directly in front of our property, AKA the beach or federal land correct?
We own a parcel with beach front access, not the beach itself. You can obtain three different levels of usage for the federal concession directly in
front of your property. The annual tax for this, is based on the square meters you would like to control (not own) and your usage.
Residential gardens would be level one tax,
Extending your home into the concession (non commercial usages only) level two tax,
Using the federal concession for commercial purposes, level three tax.
In any of the cases, you can utilize the area, not own it, or restrict access to the citizenry of the country. The office for the agency, last time I
was there, is located near the port in Ensenada, but with all the remodeling going on in Ensenada, they may have consolidated the office into the new
government center on the main drag.
Am I helping, or just making things more complicated.
Thanks, Robert
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rjlaszlo
Junior Nomad
Posts: 27
Registered: 1-27-2010
Location: Camalu
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Dennis
We have a Titulo, thats Title in Spanish, not a Certificado, which is Ejido Land.
Can I make it any clearer than that?
Please, someone help me out here!
Thanks Robert
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Bajaboy
Ultra Nomad
Posts: 4375
Registered: 10-9-2003
Location: Bahia Asuncion, BCS, Mexico
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| Quote: | Originally posted by rjlaszlo
We have a Titulo, thats Title in Spanish, not a Certificado, which is Ejido Land.
Can I make it any clearer than that?
Please, someone help me out here!
Thanks Robert |
Robert-
I don't know much with regards to the issues at hand but I appreciate your calm and informative posts. I would suggest those that have questions for
you provide them in a positive manner as well. It would provide for a much more productive discourse.
Zac
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rjlaszlo
Junior Nomad
Posts: 27
Registered: 1-27-2010
Location: Camalu
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No Fair!
I asked first, can anyone tell me the name of the agency (here I'll give you a hint: Its located in Mexicali) where a Certificado (Ejido) is changed
to a Titulo (Private Title) ?
Come on guys, lighten up, this is all in good fun, besides, I respect your opinions and your ideas, your not Republicans by some chance are you?
Robert
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fishbuck
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| Quote: | Originally posted by rjlaszlo
We have a Titulo, thats Title in Spanish, not a Certificado, which is Ejido Land.
Can I make it any clearer than that?
Please, someone help me out here!
Thanks Robert |
So it apprears this was formerly Ejido land but now YOU have a title but are not able to sell the land with a title.
So what you are offering is a 10 lease with the promise that a title may be available later if you sell 60% and if the government "normalizes" the
land and offers individual titles.
That's alot of ifs and maybes. Red flags are flying all over that place.
You might catch a few suckers with this but most people know better than to put money in without a Fido.
"A ship in harbor is safe, but that is not what ships are built for." J. A. Shedd.
A clever person solves a problem. A wise person avoids it. – Albert Einstein
"Life's a Beach... and then you Fly!" Fishbuck
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rjlaszlo
Junior Nomad
Posts: 27
Registered: 1-27-2010
Location: Camalu
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Extremely Technical
Here is another brain teaser:
If a road that is shown on a federal road map, has one portion of it passing through an Ejido, does the federal government or the Ejido one or both,
have either the right to move it, remove it entirely, or both.
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fishbuck
Banned
Posts: 5318
Registered: 8-31-2006
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My guess is Federal Right of Way prevails.
"A ship in harbor is safe, but that is not what ships are built for." J. A. Shedd.
A clever person solves a problem. A wise person avoids it. – Albert Einstein
"Life's a Beach... and then you Fly!" Fishbuck
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rjlaszlo
Junior Nomad
Posts: 27
Registered: 1-27-2010
Location: Camalu
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Mulege Underwater
I appreciate your tough mindedness, and caution. Ironclad guarentees are tough to find in Baja. There are some pretty good opportunities though, ours
is one of them.
Your right in all areas, except risk. Our corporation is the Mexican entity that conveys possession and ultimate title. Your my neighbor. We have a
homeowners association.
As you can see from my posts, I've been around, and around and around.......
Thanks for the verbal sparring, in good fun I hope!
Robert
| Quote: | Originally posted by fishbuck
| Quote: | Originally posted by rjlaszlo
We have a Titulo, thats Title in Spanish, not a Certificado, which is Ejido Land.
Can I make it any clearer than that?
Please, someone help me out here!
Thanks Robert |
So it apprears this was formerly Ejido land but now YOU have a title but are not able to sell the land with a title.
So what you are offering is a 10 lease with the promise that a title may be available later if you sell 60% and if the government "normalizes" the
land and offers individual titles.
That's alot of ifs and maybes. Red flags are flying all over that place.
You might catch a few suckers with this but most people know better than to put money in without a Fido. |
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fishbuck
Banned
Posts: 5318
Registered: 8-31-2006
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In fact we are already distant neighbors. I bought a few waterfront lots in SanQ from Mr. Rafael Orendain.
I may in fact have looked at your land because I drove around over there one time when I saw some signs on the hiway.
You are a very good sport. Thanks for making it fun!
"A ship in harbor is safe, but that is not what ships are built for." J. A. Shedd.
A clever person solves a problem. A wise person avoids it. – Albert Einstein
"Life's a Beach... and then you Fly!" Fishbuck
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rjlaszlo
Junior Nomad
Posts: 27
Registered: 1-27-2010
Location: Camalu
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Right of Way
Actually your partially correct.
On the section of road that proceeds through privately held land, the federal government prevails.
As the road proceeds through Ejido Land, jurisdiction belongs to the Ejido, however they may only move the road, not eliminate it entirely, and only
upon approval of the land owners affected by the movement of the road.
The exception to notification and approval of the roads movement would be if the road is contained entirely within one parcel, and it's movement is
contained entirely within said parcel, say moving a road from bisecting your property to a new position pushed up against your property line, yet not
changing or encumbering your neighbors property in any way. This would still require Ejido approval, but no notification or approval from your
neighbors would be required.
Thanx for the response, Robert
| Quote: | Originally posted by fishbuck
My guess is Federal Right of Way prevails. |
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Donjulio
Nomad
Posts: 376
Registered: 5-19-2009
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This is a train wreck waiting to happen. Good luck to whoever decides to buy into this one. We will have another post similar to south campos in a few
years.
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fishbuck
Banned
Posts: 5318
Registered: 8-31-2006
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| Quote: | Originally posted by Donjulio
This is a train wreck waiting to happen. Good luck to whoever decides to buy into this one. We will have another post similar to south campos in a few
years. |
That's exactly what I was thinking.
"A ship in harbor is safe, but that is not what ships are built for." J. A. Shedd.
A clever person solves a problem. A wise person avoids it. – Albert Einstein
"Life's a Beach... and then you Fly!" Fishbuck
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arrowhead
Banned
Posts: 912
Registered: 5-5-2009
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| Quote: | Originally posted by rjlaszlo
Hola,
Property is held in an SAdeCV corporation, CEO is yours truly.
Property has a private title, with First American Title Insurance,
The only way you can issue a posession that will be accepted by the Mexican Government for "Normalization" is with the entire parcel within which the
individual lots are located is free and clear of all encumbrances, and that the majority of the individual lot owners request that this process
proceed. |
That's a nice start Robert, you answered my question #1, and ignored the other eight questions. But you've already said enough for me to figure out
what you have. Let me explain it to you, and the rest, since you seem to have trouble making an elegant explanation of what you have.
You say you have "title". "Titled" ejido land is still ejido land. Ejidos are community land holdings, where nobody owns a specific parcel. Since
1992, ejidos had the ability to divide up their land into individual a parcels. These parcels are "titled" land, but they are still ejido land. That
means they can only be sold to another ejidatario. In order to sell the land to a foreigner, there is an additional process that has to occur to
convert the land to "Domino Pleno." This conversion process to "Domino Pleno" is what requires the approval of the majority of ejidatarios, which you
mentioned above.
So, what you are saying, or really NOT saying, is that the you do not have the right to sell us gringos the land you are advertising. If you are an
ejidatario you can lease it to us, but not sell it to us. In fact, you have no way to guarantee that the ejidatarios would ever approve of changing
the status of the land to "Domino Pleno." By the way, that 10-year maximum lease term for leases in Mexico is different for ejidos. An ejido can lease
it's land for 30 years.
No soy por ni contra apatía.
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BajaWarrior
Super Nomad
Posts: 2307
Registered: 9-27-2006
Location: Mission Bay, San Diego. Playa Hermosa, San Felipe.
Member Is Offline
Mood: Anxious to get south
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What type of improvements are allowed on each lot? Patio covers? Enclosed Patios/Rooms? Garages? How about ATV use inside the campo? On the beach? Is
water included? Does each Tenant need to install a water tank?
Currently are there any trailers set yet?
Haven't had a bad trip yet....
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