There are three different real property title systems in Belize:

Registered Land Act system- application for transfer is made, and a new Land Certificate is issued to the purchaser. Under this system, an application is made for title transfer and a new Certificate of Title is issued to the grantee. The owner holds a Certificate of Title, and this, together with the relevant Land Register entries is the proof of ownership.

Conveyance system- transfer of land by conveyance and registration. This is the system used in much of the United States. In order to assure that the seller actually owns the land, a title search must be made in the Lands Unit in Belmopan to unearth the chain of title and to uncover any encumbrances such as mortgages. This search usually is done by an attorney.

Torrens system- a First Certificate of Title followed by Transfer Certificates of Title. Under this system, the uncanceled charges or encumbrances and the transfers from the title are shown on the relevant Certificate, so no further search is normally needed before the new Transfer Certificate of Title is issued, following the application for transfer.

Which system you use depends on where your property is located. You won't have a choice. If for example your property is located in an area of Belize where the Registered Land Act system is in place, such as around Belmopan or in a planned subdivision, your property will be registered under that system. Land in Belize is being put into this system area by area until eventually the entire country will be included in it.

Title insurance is available in Belize but not necessary.

There are certain basic minimum costs which must be met by both parties when it comes to property transfers in Belize.

These are: Stamp Duty, Recording of Registration Fees, Property Taxes, and the Real Estate Company Expense. The property taxes are to be incurred by the sellers while the other fees are to be paid by the purchaser. Most of the cost incurred by the purchaser apply to property recordings, registration, leases, mortgages and miscellaneous charges.

Other services that may bear additional charges based on the request of the purchaser include: Title search, valuation report, and the discharge of existing mortgage, or the registration of new mortgage. The legal cost vary but and range from 1% to 3%. Stamp duty is 5% of the declared property value.