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70C H A P T E R I Vinstrument granted before a notary public that records the acquisition by the ownerof the property;b) Verify in the appropriate Public Registry of Property that the property is free ofliens or encumbrances by obtaining a liens certificate. In Mexico, all real estateavailable for private ownership must be registered in the Public Registry of Propertyof the state in which it is located. In the Public Registry of Property all transferof the property will be registered, as well as any encumbrances upon it, such asmortgages or attachments. In order to verify that a property is registered under thename of the person who claims to be the owner and that the property is free ofencumbrances, a liens certificate must be obtained. Such a certificate is issued bythe Director of the Public Registry of Property;c) Check the National Agrarian Registry and obtain an agrarian certificate. In thisregard it is very important to take into account that ejidal lands are not subject toprivate ownership, and therefore any contract by which ejidal land is acquired willbe null and void and unenforceable since the ejidal lands cannot be sold. For thisreason, in the case of any acquisition of land in rural zones, it is essential to verifyin the National Agrarian Registry that the land to be acquired is not subject toagrarian regulation;d) Verify that the property has the land use (uso de suelo) zoning classificationrequired by the buyer in order to carry out its activities. In order to verify the zoningof the property, it is very important to obtain from the municipality or, in thecase of the Federal District, from the corresponding political subdivision, a zoningcertificate. The zoning classifications vary from municipality to municipality, howeverthey can be divided into the following types:• Residential. In this zone generally only residential dwellings are permitted;• Commercial. In this zone the installation of all types of businesses is generallypermitted, such as stores, restaurants, banks, etc.;• Industrial. Under this type of zoning the installation of all types of industry ispermitted.Each of the zoning types mentioned above have different subclassifications thatvary from municipality to municipality. Therefore, it is very important to verify thatthe type of business that you wish to establish corresponds to the zoning classificationof the property;e) Request receipts recording the payment of real estate taxes for the last five years,in order to ensure that there are no amounts pending payment or, if necessary,request a tax certificate from the treasury;f) Request the receipts for the last five years recording the payment of water servicesto ensure no amounts are due or, if necessary, request from the treasury a certificateevidencing no charges in this regard are due;