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.
Prior results do not guarantee a similar outcome. Every matter turns on its own facts, contract, and jurisdiction.
Your situation deserves the same rigor.
Every case is different, but the methodology holds: strategic pressure, credible escalation, recovery.