Finally, if you're interested in investment property in Mexico, experts say there are a few basic steps to help avoid heartache. First, ask a prospective seller to provide three documents before proceeding with any negotiations: 1) a copy of the title, known informally in Spanish as an escritura; 2) a certificate of freedom of liens and encumbrances; and 3) the latest tax statement for the property. These documents will help establish that the seller really owns the property free and clear. Second, hire a reputable attorney before signing any documents. The nearest U.S. consulate can provide a list of attorneys in good standing. Third, arrange for title insurance. In recent years major U.S. players such as Stewart Title and First American Title have gone into business in Mexico and there is a thriving locally based industry, as well. For a cost of about $5 per $1,000 of property, a title insurer will protect a buyer against prior liens by tax authorities in the event that somebody else claims title. Finally, make sure to place the property in a fideicomiso, or trust. Fees run around $1,000 to $1,500 up front, plus about $400 a year, but that is offset by the very low property-tax burden.