PROFECO / NOM-247
PROFECO — undisclosed encumbrance discovered post-closing
Lien against property surfaced after closing. Forced developer to clear it within 60 days or face PROFECO sanctions.
Recovered
$28K
Duration
5 months
Outcome
Delivery enforced
What the client was facing.
Three months after closing, our client received notice from a contractor with an unpaid mechanic's lien (gravamen) recorded against the property — a lien that predated closing but was not disclosed. Developer claimed ignorance.
The strategy we deployed.
PROFECO complaint citing NOM-247 disclosure violations plus civil saneamiento por evicción claim demanding developer clear the encumbrance. Set explicit 60-day deadline.
How it ended.
Developer paid off the $28,000 mechanic's lien within 60 days, removed the encumbrance from the registry, and reimbursed our client's legal fees. Title now clean.
Your situation deserves the same rigor.
Every case is different, but the methodology holds: strategic pressure, credible escalation, recovery.