Proper Research, Chart No. 1. A clean Public Registry certificate is the document most people ask for before signing in Panama, but it covers only three of the nine facts we found most often listed in the sources we reviewed: that a company exists, who the registered owner of a finca is, and which mortgages and liens are inscribed. Three more sit in other official documents, and three are not in any public record. The practical consequence: ask for the missing six in writing, and verify them through your own lawyer.
Where to find each of the nine facts
Nine pre-signing checks, grouped by where the answer can be found. Panama, as of October 15, 2026.
- The company exists
- Who the registered owner of a finca is
- Registered mortgages and liens
- A lawyer's license (public lookup)
- Property tax debt (tax authority clearance)
- Building fees (administration certificate)
- A company's shareholders
- A company's beneficial owner (register is private)
- Possession rights that were never registered
Source: Panamá Digital (company and finca certificates), Panamá Digital (property tax clearance, free of charge), Mata & Pitti, Paralelaw (Law 129 of 2020), Move In Panama, RE/MAX Paradise Panama; Proper analysis.
Note: the nine checks are Proper's selection from the sources above, not an exhaustive list. A clean certificate is a snapshot of the day it was issued.
Chart description. Three columns of three items each. Column one, in the Public Registry: the company exists, who the registered owner of a finca is, registered mortgages and liens. Column two, in another official document: a lawyer's license through a public lookup, property tax debt through the tax authority's clearance, building fees through the administration's certificate. Column three, in no public record: a company's shareholders, a company's beneficial owner (the register is private), and possession rights that were never registered. Download the image.
What to do with the six that are not in the registry
Ask for them in writing, and have your own lawyer check them. The shareholders and the beneficial owner are not in public records, so the practical test is a written answer plus confirmation of who can sign from the certificate and the deed. For the rest, the step-by-step is in the guide: Due diligence in Panama: what to check before you sign or pay.
Please read: this is general information, not legal advice. In Panama the right checks depend on the specific facts of each deal, and no two cases are identical. A tailored briefing and the right roadmap for your situation can only be built in a Legal Consultation with a lawyer, once your facts are on the table.