Six Notaries Under Investigation in Quintana Roo Amid Property Fraud Complaints

Cancún, Quintana Roo — State authorities have opened six investigations against notaries in Quintana Roo this year over alleged irregularities in their work, including possible violations of the Notary Law, many related to property sales. These cases add to 47 citizen complaints filed last year.

Jorge Herrera Aguilar, the deputy legal secretary of the State Government Secretariat, said the complaints range from omissions in legal requirements to alleged complicity in altered appraisals for high-value tourist properties. He noted that due to the confidentiality of the investigations, the names of the notaries involved and specific case details have not been disclosed.

Of the 47 cases reported in 2025, only four have been concluded, reflecting a significant backlog, Herrera Aguilar added.

Legal sources consulted by the media said there is an “underreported figure” of affected individuals who do not file complaints due to lack of knowledge, legal costs, or distrust of authorities.

Victims’ Accounts

According to testimonies from affected residents, some cases involve fraud in the sale of homes and land, as well as alleged property seizures, including transactions related to Infonavit (the Mexican housing institute) beneficiaries. Families reported losing their properties after notarial processes they consider irregular, with Public Property Registry staff also implicated.

Urania Campos, a Cancún resident, said that after purchasing a home through a mortgage loan, she discovered the property had undisclosed legal issues. “Over time, another person arrived claiming to be the owner. A process started, and we lost the house and the resources it took years to save. No one explained what happened,” she recounted.

Juan Mendoza claimed his property was transferred without his consent after a procedure that, he was later informed, used documents he never signed. “When I wanted to sell, it was no longer in my name. I’ve filed a complaint, but the process is slow,” he said.

Notaries’ Perspective

Two notaries consulted, who requested anonymity, said most notaries comply with the law but acknowledged that some cases damage trust in the profession. They agreed that the oversight system needs strengthening to ensure transparency and timely sanctions.

One explained that the Notary Law requires verifying the legality of acts, the identity of parties, and the authenticity of documents before formalizing a transaction. “If any of these steps are omitted, there is administrative and even criminal liability,” he warned.

Another noted that the relationship between notary offices, developers, and appraisers can create conflicts of interest without strict controls.

Legal Challenges

Legal sources, such as attorney Luis Rubio, attributed delays to lengthy processes, legal injunctions, bureaucratic burdens, and in some cases, external pressures. “The resolution time can extend for months or years, with consequent economic costs and stress for those affected,” he said.

Rubio added that the open cases this year center on whether the notarial oversight system is effective and truly protects citizens from real estate abuses and fraud.