Property registration
In a purchase and sale, it is the registration of the title at the Real Estate Registry Office that transfers ownership. Ristra follows the filing, any requirement notices and the conclusion, and handles the ITBI transfer tax before that.
Property registration and ITBI
When you need it
Registration is the last step of the purchase. It is what puts the property in your name. You need this service when:
- You already have the signed deed or financing contract and still need to file it at the registry office.
- You bought, paid and never registered. Without registration, ownership has not been transferred: the property is still in the seller’s name.
- You need an updated title record to sell, finance or regularize the property.
- You were referred by a partner developer and want to follow the registration of your unit.
What registration is, and what ITBI is
In a purchase and sale, it is the registration of the title at the Real Estate Registry Office that transfers ownership (Brazilian Civil Code, art. 1,245). The title is the document that formalizes the transaction: the public deed or, in certain financing operations provided for by law, the contract with the bank itself.
The title record (matrícula) is the property’s file at the registry office. It identifies the property, the current owner and the history of transfers, liens and guarantees. Once registration is completed, your name appears on it as the owner.
Filing (protocolo) is the entry of the title at the registry office. From there, the office examines the document. If something is missing or inconsistent, it issues a return notice listing the requirements: what must be corrected or supplemented before registration.
ITBI is the municipal tax on the transfer of real estate. It is paid to the city hall before registration and is separate from the advisory fee. Ristra follows the issuance of the slip; the payment is yours. ITBI can be paid in installments by credit card, in any municipality.
What Ristra does
Ristra provides advisory and coordination. The registry office is the one that registers.
- Title review: we check whether the deed or contract is complete and fit for registration.
- ITBI: we guide the filing, follow the issuance of the municipal slip in any city and confirm clearance; the tax is paid by the liable party.
- Filing: we file the title at the competent Real Estate Registry Office.
- Follow-up: we monitor the progress of the filing and the registry office’s deadlines.
- Requirements: if the office returns the title, we explain what was requested and resolve it with you.
- Delivery: we send you the updated title record with you as the owner.
What depends on third parties
Each step has an owner. Ristra coordinates; the acts belong to those with legal authority to perform them.
- Real Estate Registry Office: examines the title, issues requirements, registers and charges the registry fees.
- City hall: assesses and collects the ITBI and confirms clearance.
- Notary office or bank: issues the title to be registered, the deed or the financing contract.
- You, the buyer: provide the documents, pay the ITBI slip and the registry fees, and sign whatever is needed.
What you get
- ITBI slip followed and clearance confirmed (or checked, if you already paid).
- Title filed at the registry office, with filing number and date.
- Follow-up on requirements until they are met.
- Updated title record with you as the owner.
How it works
Six steps, from the title to your name on the title record.
- 1
Title review
We receive the deed or contract and check whether it is complete and fit for registration.
- 2
ITBI
We guide the filing and follow the issuance of the tax slip. You pay and we confirm clearance with the city hall. If ITBI was already paid, we check the clearance.
- 3
Filing
We file the title at the competent Real Estate Registry Office.
- 4
Review and requirements
The registry office examines the title. If there is a requirement, you receive the explanation and what needs to be done.
- 5
Compliance
We gather what was requested with you and resubmit the title to the registry office.
- 6
Registration completed
The registry office records the transfer and you receive the updated title record in your name.
What it costs
Ristra’s advisory is one thing. Tax, registry fees and certificates are another.
- Ristra’s advisory
- Free within the partner networkIf you were referred by a partner developer, you pay nothing for the service. Outside the network, the operating fee starts at R$ 750, depending on the case, and is confirmed before you hire us.
- ITBI
- Rate set by the municipalityPaid to the city hall before registration. Not part of Ristra’s fee.
- Registry fees
- State fee scheduleCharged by the Real Estate Registry Office, based on the property value and the state’s fee schedule.
- Certificates
- Depends on the caseCertificates on the property and the parties that the registry office or the bank may require.
We confirm the scope and the costs of the service before you hire us. Taxes, registry fees and bank charges are disclosed separately and are not part of Ristra’s fee.
Frequently asked questions
Not yet. By law, it is the registration of the title on the title record that transfers ownership (Brazilian Civil Code, art. 1,245). Paying, holding the deed or living in the property does not replace registration.
Until it is registered, the property remains in the seller’s name and can be reached by the seller’s debts or sold again to someone else. The solution is to register the title you have. If all you have is a private contract, see the question about the contrato de gaveta.
On the blog: I bought a property but didn’t register it. Is it mine?
There is a legal deadline for the registry office to examine and register the title, counted from the filing date. If there is a requirement notice, registration only goes through after it is met, so the total time depends on the case.
It is the list of pending items the registry office points out when examining the title, in what is called a return notice. It may be a missing document, a discrepancy between the deed and the title record, or an expired certificate.
Ristra explains what was requested, helps gather what is missing and resubmits the title to the registry office.
Yes, by credit card, regardless of the municipality. The number of installments and the fees are informed before the slip is issued. Talk to us before paying.
Yes. If you already have the signed deed or contract, Ristra handles only the ITBI and the registration. You do not need to have done the financing or the deed with us. If ITBI was already paid, we check the clearance and move on to registration.
Usually not. Ristra handles the filing and the follow-up. You send the documents and pay the slips. If any step requires your presence or signature, we let you know in advance.
A private contract alone does not transfer ownership. Whether it can be registered depends on the instrument and the cases provided for by Brazilian law. When a public deed is legally required, it must be obtained with the seller before registration.
When the seller does not cooperate or can no longer be found, there are other paths, which depend on a case review. Tell us your situation and we will point to the next step.
On the blog: Contrato de gaveta: what are the risks and how to get out of one?
Possibly. ITBI is assessed on the property's market value (valor venal) under applicable law. An incorrect assessment may be challenged, and an overpayment may qualify for a refund from the municipality. Your case needs to be reviewed.
On the blog: Overcharged on ITBI? How to get your money back
Only the registration left?
Tell us your case. We review the title, handle the ITBI and follow the registry office until the title record is in your name.