REFINANCING IN MEXICO

From pre-qualification to closing, Global Mortgage (MoXi) expertly coordinates your transaction. Our talented and capable team is available to assist you with any questions you may have along the way and pre-approval times are less than 72 hours.

MoXi has significant capital (hundreds of millions of dollars) from which to fund its mortgage loans, and is a regulated and audited financial institution in Mexico. MoXi complies with all applicable laws in Mexico and the United States.  

We have 200+ years of combined international lending experience on both sides of the border and always keep our client’s best interest at hand.

At Global Mortgage (MoXi) we take our commitment to client success seriously; after all, there are no compromises when it concerns quality, reliability, and reputation.

Characteristics of our loan programs include:

• fully amortized term up to 25 years
• fixed interest rate
• no balloon payment
• no hidden fees
• no fx risk ($USD originated and serviced)
• mortgage interest reported in the US (potential tax deductibility)

Currently, Global Mortgage (MoXi) offers competitively priced mortgage loans from $250,000 - $ 2.5 million US Dollars on residential property in Mexico up to 65% of the appraised value of the property (Loan-to-Value - “LTV”) to qualified individuals.

For example: For a USD $750,000 home, the maximum loan amount would be USD $487,500.

Global Mortgage (MoXi) provides financing to US citizens on Mexican real estate. To apply, fill out the form on this page.

Global Mortgage (MoXi) offers U.S. citizens sound and secure cross-border mortgage financing for purchasing destination real property in Mexico or for refinancing an existing mortgage. For current owners, MoXi also provides cash-out refinance options that provide secure liquidity without restrictions on the use of proceeds. Live as your heart desires while protecting your assets and adding to your legacy.

The first step to qualifying for a mortgage is to fill out the form on this page and/or complete your application on our website. Our team will reach out and discuss next steps. 

No, property held in trust or Fideicomiso by a trustee bank is not an asset of the bank. If the bank goes into financial difficulty, the property is simply transferred to another trustee bank. These laws are federally imposed. This said, MoXi carefully selects its partner financial institutions who hold client’s fideicomisos and MoXi monitors fideicomiso renewals annually as part of loan servicing activities.

A buyer of Mexican real estate holds the same rights as a property owner in the US, including the right to enjoy, sell, rent, improve the property, etc. This ownership is acquired through a fideicomiso or bank trust. The Bank Trust is a legal substitute for fee simple ownership (as is ownership in the US), but the Trustee is the legal holder of the property. The rights to the property may also be transferred to a third party or passed on to named heirs. Sometimes, the property being purchased is already held in a fideicomiso (trust). If this is the case, the buyer has the option of assuming that trust or having the property vested in a new trust. MoXi’s in-house and external legal teams work together with clients to educate and make an informed decision about vesting.

Anyone can buy your property usually without restriction. No restrictions exist if you have a mortgage from MoXi and later decide to sell the property. Just as in the United States, the mortgage is paid off prior to or concurrent with the close.

No. Under the trust agreement, the beneficiary (you) has a contractual right with the Mexican bank to all benefits that result from the use or sale of that property. As trustee, the bank has a fiduciary obligation under Mexican law to respect the rights of the beneficiary. The same beneficiary has a contractual right to renew the bank trust for another 50-year term upon expiration and can make multiple extension requests without issue.

Mexican foreigners can own property in Mexico via a Mexican land trust called a fideicomiso. The trust has a 50-year term and can be renewed perpetually to allow for seamless long-term control of the asset. The property can be willed from generation to generation, sold, improved, etc. There are no restrictions that prohibit foreigners from owning property in Mexico via a Fideicomiso. Global Mortgage (MoXi), working with you, its partners, and vendors creates a trust for you as part of your loan process. You may choose to hold your rights to the property in your individual name(s), a US-based revocable trust, LLC, or corporation.

MoXi’s straightforward application process lets you qualify for a mortgage without leaving your own home. Start the process by answering a few questions.

The purpose of an apostille is to authenticate the notarization and or certification of documents to be used in a foreign country. An “authentication” certifies the signature and the position of the official who has executed, issued or certified a copy of the document. MoXi may request you obtain an apostille stamp if, for example, you choose to vest your property in an LLC, Trust, or Corporation. MoXi uses a trusted vendor that is approved to apostille documents for all 50 US states.

Any legal property transaction in Mexico just be overseen by a Notario Publico. Beware of any real estate sellers that request a ‘soft closing’ or a closing that doesn’t involve a Notario Publico.

The Notario Publico's responsibilities include reviewing all required documents with respect to real estate transaction, including the assurance that all required documents have been reviewed and executed properly, in accordance with the laws in Mexico.

In addition, the Notario Publico makes sure that all legal formalities have taken place as well as collecting all taxes and forwarding such monies to the Tax Authorities in Mexico.

While some foreign buyers forego the purchase of title insurance when purchasing property in Mexico, this is not advised. Title insurance protects you, the buyer, against situations where the seller might not have legal right to sell the property or other parties may have claim to the property in the future. These unfortunate circumstances are much more common in Mexico than you might expect. For these reasons, Global Mortgage (MoXi) requires title insurance to obtain financing in most markets, where available. Title insurance policies are issued only after an extensive title search is completed on the subject property, and is part of the loan process. 

Whether you choose to work with MoXi or not, we encourage you to, when/where available, purchase a residential title insurance policy.

Is title insurance available in Mexico?

Title insurance is available in many markets across Mexico. There are some geographic areas where title insurance policies are not issued unless the developer has obtained a master title insurance policy on the entire development. Speak with your Mortgage Advisor for more details.

The Public Registry is a government office where documents are held that reflect current and previous ownership of land titles. This is similar to a ‘County Recorder’s Office’ in the United States.

In Mexico, deeds are public instruments and can be researched at these offices, which are open to the public. 

The majority of cities and towns of Mexico have a Public Registry of Property. In a real estate transaction, the notary public conducts a search of the title encompassing a previous 10-year period to verify that there are no liens or encumbrances recorded against the property and also verifies that the seller has the capacity to transfer ownership.

As an additional layer of protection for clients, MoXi often records transactions with the RUG - the electronic moveable asset registry.

Foreigners can not directly own real estate within Mexico's 'restricted zone' as addressed in Article 27 of the Mexican Constitution. 

The restricted zone encompasses all land within 100 kilometers of any Mexican border, and within 50 kilometers of any Mexican coastline. To encourage foreign investment in these areas, the Mexican government introduced the “Fideicomiso,” (FEE-DAY-E-CO-ME-SO), which is, roughly translated, BANK TRUSTS. 

A Mexican bank is designated as the trustee, holds title to the property and is the owner of the record. The Bank Trusts enable foreigners to enjoy unrestricted use of land on or near the coastlines in order to realize improvements, expansions, and to profit from the sale of the property without restrictions.

Global Mortgage (MoXi) adheres to the US processes of an escrow account, utilizing an impartial third party, namely an escrow company. The third party is entrusted with the job of seeing that the transfer of ownership from the seller to the buyer takes place according to the terms of the written contract agreed upon by all parties involved. 

The third-party escrow agent holds any funds securely (including proceeds from your mortgage loan) until the the legal closing commences, according to the terms outlined between buyer and seller in the agreement. The agent then disburses the funds to the designated parties after all parties have signed. Disbursement typically occurs either the same day as signing or the following day, depending on wire transfer cutoff times.

In purchase transactions, buyer typically pays a majority of the closing costs, including transfer tax, notario fees, and other related costs and charges. The seller, from proceeds, typically covers any capital gains tax due and broker commissions.
For refinance transactions, any associated fees and costs are generally paid by the borrower. In many cases, transfer tax does not apply for refinance or cash-out refinance transactions. For more information on fees, costs, and charges commonly assessed in a purchase or refinance transaction, please see MoXi’s fee disclosure available at https://bit.ly/moxi-fees 

Closing costs vary depending on several factors and generally range from 5-10% for purchase transactions (whether or not you obtain mortgage financing from MoXi). For refinance transactions, closing costs are generally lower because government transfer tax usually does not apply.
Here's a detailed view of costs associated with legal property transfer transactions in Mexico. Included here is also a MoXi detailed fee schedule. https://bit.ly/moxi-fees 

The duration of a typical “Fideicomiso” Bank Trust is 50 years, though it is renewable for additional 50-year terms with minimal effort.

The Mexican bank, or Trustee Bank, takes instruction only from the Beneficiary of the trust (the buyer). The beneficiary has the right to use, occupy, build upon, improve, lease and possess the property. The beneficiary may also instruct the Trustee to transfer the rights to another qualified buyer or bequeath the property to an inheritor. The initial term of the trust is 50 years; however the trust can be renewed for additional periods of 50 years indefinitely, providing for long-term control of the asset. MoXi handles all aspects of the setup for the bank's trust as part of the loan process. Even if the mortgage is paid off, the trust continues until extinguished or renewed.

Property taxes in Mexico are usually considerably less than the US. Taxes are based on the tax assessed value of your property and the municipality governing the location of the property. Many clients find that property taxes in Mexico are a tiny fraction of that which they are accustomed to paying in many US States.

Because of the US/Mexico treaty against double taxation, you may be eligible to receive tax credits in the United States for taxes paid in Mexico. Seek advice from your financial advisor or CPA for your specific situation.

Since the real property is located in Mexico, Mexican law deems the source of income to be located within its jurisdiction, making it subject to taxation - typically on any capital gain - by Mexico. This is consistent with tax practice and legislation around the world.

Yes, Global Mortgage (MoXi) offers cash-out refinancing to existing property owners of up to 60% LTV. For example, a home with an appraised value of $1,000,000 is eligible for a cash-out refinance loan of up to $600,000. Any existing lien(s) against the property would have to be paid off with the new loan proceeds at closing, ensuring that MoXi retains a 1st lien position.

At this time, Global Mortgage (MoXi) only finances completed, habitable residential property. This includes condos, Single Family residences, 2-4 unit residential properties, and occasionally mixed use properties where 50% or more of the a/c square footage is residential.