Completion Time Frame: 1 day
Completion Costs: no cost
Points to Note:
A search of the property records should be done at the Lands Department where the property is located, to check for encumbrances or liens.

Step 2: Obtain tax clearance from the Lands Tax Department

Completion Time Frame: 1 day (simultaneous with procedure 3)
Completion Costs: no cost
Points to Note:
Tax receipts up to the current fiscal year are obtained at the Lands Tax Department. If the property is to be transferred before the fiscal year ends, the seller may pay the property taxes up through that date, and then the buyer agrees to reimburse the seller—either through the sale price or aside.

Step 3: Tax clearance stamped on the transfer instrument

Completion Time Frame: 5 – 10 days (simultaneous with procedure 2)
Completion Costs: no cost
Points to Note:
Tax clearance is proven twice: first with receipts, and second with a stamp from the Lands Tax Department on the actual transfer instrument.

Step 4: Property is valued by the Valuation Department

Completion Time Frame: 10-30 days
Completion Costs: no cost
Points to Note:
The Valuation Department determines if the sale price in the transfer instrument is at least the true value of the property, according to their assessment. They assess based on actual rental value, and any factor having influence on this, such as: location, condition of the building, type and size, architectural design, parking area, garage or other buildings on the property. The valuation process may consist of checking the value listed in the valuation ‘Roll’, and/or physically inspecting the property. The Valuation Department will issue a receipt stating how much they have assessed, which is presented at the time of payment of stamp duty.

Step 5: Justice of the Peace attests the transfer instrument

Completion Time Frame: 1 day
Completion Costs: no cost
Points to Note:
It is not required to have a lawyer draft the transfer instrument, but it should be either notarized (for a fee) or attested by a Justice of the Peace. Most people choose the latter option as it is free of charge.

Step 6: Pay registration fees and stamp duty

Completion Time Frame: 1 – 2 days
Completion Costs: 15 BD x 2 (for land certificate and registration) + 5% (property value after the first BD 20000) (stamp duty)
Points to Note:
Registration fees and stamp duty are paid to the cashier at the Lands Registry. To pay stamp duty, the receipt from the valuation in procedure 4 is presented and 5% of the assessed value after the first BD 20000 charged.

Step 7: Register the transfer at the Lands Registry

Completion Time Frame: 21 – 30 days
Completion Costs: (paid in procedure 6)
Points to Note:
There are three systems of land registration operating in Belize. The property in question is located around Belize City and is most likely under the Registered Land Act, whereby transfers occur by Land Certificate. Other properties may be under ‘deed of conveyance’ or ‘certificate of title’, in which case the transfer process would be slightly different.
In this case, the land certificate would need to be transferred at the Lands Registry in Belmopan, and would take about 3 – 4 weeks to process and receive a new certificate.

Documentation required:

• receipts of payment of registration fees and stamp duty
• transfer instrument
• proof of identification of the parties

Step 8: Notify City Council of change in ownership

Completion Time Frame: 1 – 2 days
Completion Costs: no cost
Points to Note:
The City Council updates the property tax records to reflect the new ownership.