Buy Land in Peru — due diligence checklist
Personal orientation, not legal advice. Confirm with a Peruvian lawyer and a notary.
Land values can fall. Buying property does not grant residency.

Border and identity
[ ] Lawyer has checked whether the coordinates fall inside the 50 km border strip.
[ ] Seller's identity matches the registry, not only a messaging app.
[ ] If I am abroad, the poder names one property, one purchase, and an end date.

Registry
[ ] Partida registral identified.
[ ] Fresh certificado literal read by my lawyer.
[ ] Fresh certificado de gravámenes read close to signing.
[ ] Mortgages, embargoes, and dispute annotations understood.
[ ] Building is on the title (declaratoria de fábrica), or I know that only the land is registered.

Who signs
[ ] Marital property regime checked. Spouse signs if sociedad conyugal requires it.
[ ] If the owner died, every heir in the sucesión is in the process.
[ ] Every co-owner signs, or has given proper authority.

Municipality and money owed
[ ] Zoning and parámetros urbanísticos allow what I think I am buying.
[ ] Construction license and conformidad de obra checked if there is a building.
[ ] Unpaid predial and arbitrios identified and allocated in the deal.

On the ground
[ ] Physical lot compared with the plano and the registry description.
[ ] Visit at more than one time of day, and in the rainy season if rain changes access.
[ ] Noise sources noted: discoteca, roosters, church, mototaxis.
[ ] Neighbors asked about disputes, flooding, water, and who the seller is.
[ ] Surroundings noted: construction, dumps, spraying, rivers, market, clinic.
[ ] Cracks, humidity, roof, drainage, tank, pressure, wiring, termites in the jungle.
[ ] Engineer versus informal autoconstrucción noted. Engineer hired if the structure worries anyone.

Rural extras
[ ] Not community land, or my lawyer has explained why this file is different.
[ ] Water rights or irrigation reviewed with ANA in mind.
[ ] Access is a right, not only a neighbor's permission.
[ ] Possession-only paper is not being treated as title.

Payment
[ ] Price will be paid through the banking system if it is above the current bancarización threshold.
[ ] Alcabala exemption confirmed for this year, not copied from a blog.
[ ] Notary, registration, and legal fees estimated by the people who charge them.
[ ] A cross-border accountant has been asked about home-country reporting.

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