It’s estimated that over 90% of residential home purchases in Mexico are not transacted using borrowed money.
据估计，墨西哥超过 90% 的住宅购买不是用借来的钱进行的。

However, financing options for Mexican property is increasing through mortgages offered by Mexico’s principal banks, and some specialized lenders also offer so-called “cross-border” loans—lending money in US dollars, at dollar rates, for the purpose of buying property in Mexico.
然而，墨西哥主要银行提供的抵押贷款使墨西哥房产的融资选择越来越多，一些专业贷款机构还提供所谓的“跨境”贷款，即以美元汇率以美元借款，以便在墨西哥购买房产。

This article outlines some key points to note as you consider financing a residential property in Mexico—including an outline of the principal options buyers may examine as a means to finance their home here.
本文概述了您在考虑在墨西哥为住宅物业融资时需要注意的一些关键点，包括买家可以考虑的主要选择，作为在墨西哥为他们的房屋融资的一种方式。

Principal ways to finance a residential property purchase in Mexico
在墨西哥购买住宅物业的主要融资方式

The main routes by which foreign nationals tend to finance the purchase of a residential home in Mexico are:
外国人在墨西哥购买住宅的主要途径是：

• Cash purchase.  现金购买。
• Developer financing.  开发商融资。
• Seller financing.  卖方融资。
• Mexican bank mortgage.  墨西哥银行抵押贷款。
• Specialized lender mortgage (‘cross-border’ loan).
  专业贷款人抵押贷款（“跨境”贷款）。
• Specialist financing.  专业融资。

Cash purchase  现金购买

The overwhelming number of property transactions in Mexico (estimated at higher than 90%) are transacted on a cash basis.
墨西哥的绝大多数房地产交易（估计超过 90%）都是以现金为基础进行交易的。

Sellers either have the cash in the bank or sell investments elsewhere (a house or other investment asset) to create liquid capital to transact the property purchase in Mexico.
卖家要么在银行里有现金，要么在其他地方出售投资（房屋或其他投资资产），以创造流动资金来在墨西哥购买房产。

“Cash buyers” have the advantage of being able to move swiftly and might also be able to negotiate lower prices if competing buyers don’t have ready cash, need to sell their home, or need to get approval for loans before they can commit to buy.
“现金买家”的优势是能够迅速行动，如果竞争买家没有现成的现金，需要出售他们的房子，或者需要获得贷款批准才能承诺购买，他们也可能能够协商更低的价格。

If the property is being sold on agrarian terms, i.e. possession, not legal title, then the transaction must be made with cash, seller financing, or other private financing as commercial banks will not mortgage these property types.
如果房产以土地条件出售 ，即占有，而不是法定所有权，那么交易必须以现金、卖方融资或其他私人融资进行，因为商业银行不会抵押这些类型的房产。

Developer financing  开发商融资

If you are buying a brand-new home from a real estate developer, the developer might offer staged payments, and some property developers also offer financing—although interest rates on their loans might be higher than rates offered by US banks. Check the details of the interest rates as well as other terms of those loans.
如果您从房地产开发商那里购买全新的房屋，开发商可能会提供分期付款 ，一些房地产开发商也提供融资—— 尽管他们的贷款利率可能高于美国银行提供的利率。检查这些贷款的利率和其他条款的详细信息。

Whether staged payments are offered —paying for the property using several smaller payments over a defined period that is also often tied to specific events in a property’s construction cycle— depends on whether the property is bought ‘off-plan’ (i.e., the construction has not started), whether construction is ongoing, or whether the property is ready to move into.
是否提供分阶段付款——在规定的时间内使用几笔小额付款支付房产费用，这通常也与房产建设周期中的特定事件有关——取决于房产是否是“期房”购买的 （即施工尚未开始），施工是否正在进行，或者房产是否准备好入住。

Seller financing  卖方融资

In some cases, the seller of the property (even a private property) might be willing to accept staged payments from the buyer over months, or years.
在某些情况下，房产（甚至是私人房产）的卖方可能愿意接受买方在数月或数年内的分阶段付款。

Each arrangement is custom-made, and any agreements should be made formally with the professional assistance of a Notary Public, who will draw a up a legal contract that sets out the formal arrangement between the parties.
每项安排都是定制的，任何协议都应在公证人的专业协助下正式制定， 公证人将起草一份法律合同，规定双方之间的正式安排。

Typically, the property is placed into a trust in the seller’s name and when the buyer has discharged all payments owing, the trust is transferred into the name of the buyer.
通常，财产以卖方的名义存入信托，当买方解除所有欠款后，信托将转移到买方的名下。

Sellers ought to be aware that evicting a person from a property in Mexico is time consuming and will carry legal costs in the event that the buyer breaks the terms of the arrangement.
卖家应该意识到，将一个人驱逐出墨西哥的房产非常耗时，如果买家违反协议条款，将承担法律费用。

Mortgage from a Mexican bank
墨西哥银行的抵押贷款

Mexican banks offer mortgages although interest rates may be higher than you are accustomed to. Substantial deposits are also required, and the ‘loan-to-value ratio’ —the sum the bank is willing to lend in relation to the house price— will vary depending on your circumstances as well as current house market sentiment.
墨西哥银行提供抵押贷款，但利率可能高于您习惯的利率。还需要大量存款，“贷款价值比”——银行愿意借出的与房价相关的金额——将根据您的情况以及当前的房屋市场情绪而有所不同。

Most commercial banks in Mexico will only lend money to foreign nationals with Residente Permanente status; foreign nationals with Residente Temporal status cannot usually acquire credit in Mexico.
墨西哥的大多数商业银行只会向具有 Residente Permanente 身份的外国公民提供贷款;具有临时居留身份的外国公民通常无法在墨西哥获得学分。

Permanent residents who apply for mortgage credit may be asked to furnish some or all of the following documents to obtain credit in Mexico:
申请抵押贷款信贷的永久居民可能需要提供以下部分或全部文件，以便在墨西哥获得信贷：

• A bank account history showing regular inward payments to the account; this could be a Mexican bank account, or a foreign bank account.
  显示定期向账户汇入的银行账户历史记录;这可以是墨西哥银行账户或外国银行账户。
• A Mexican tax number (RFC);
  墨西哥税号 （RFC）;
• Recent bank statements from a bank abroad; and/or recent credit card statements;
  近期来自国外银行的银行对账单;和/或最近的信用卡对账单;
• Medical certificate that verifies the good health of the mortgagee (for life assurance on mortgages).
  证明抵押权人健康状况的医疗证明（用于抵押贷款的人寿保险）。
• Credit reference letter from banks of financial institutions based abroad.
  来自国外金融机构银行的信用推荐信。

Specialized lender mortgage, or ‘Cross Border Mortgages’
专业贷款人抵押贷款，或“跨境抵押贷款”

Most of Mexico’s largest commercial banks are subsidiaries of large multi-nationals and/or have certain affiliations with foreign banks.
墨西哥大多数最大的商业银行都是大型跨国公司的子公司和/或与外国银行有一定的隶属关系。

Some banks have started offering, through U.S. and Canadian affiliates, so-called ‘Cross Border Mortgages’ for Mexican real estate: lending money in dollars to U.S. and Canadian residents to buy property in Mexico—typically secured on the buyer’s foreign income, most usually a pension. This type of financing is also being offered by several independent specialist mortgage companies.
一些银行已经开始通过美国和加拿大的附属公司为墨西哥房地产提供所谓的“跨境抵押贷款”：以美元贷款给美国和加拿大居民在墨西哥购买房产——通常以买方的外国收入为担保，最常见的是养老金。几家独立的专业抵押贷款公司也提供这种类型的融资。

Typical characteristics of specialized ‘cross border’ loans:
专业“跨境”贷款的典型特征：

• The maturities and rates offered vary from bank to bank.
  提供的期限和利率因银行而异。
• Loans are available from three years to 30 years.
  贷款期限从 3 年到 30 年不等。
• Rates on dollar-denominated loans are lower than those on peso-denominated loans, but higher than rates offered on mortgages for property situated in the U.S. or Canada.
  以美元计价的贷款利率低于以比索计价的贷款，但高于位于美国或加拿大的房产抵押贷款的利率。
• Some of these mortgages are fixed rate, and others are linked to interbank benchmark rates—plus a premium.
  其中一些抵押贷款是固定利率的，而另一些则与银行间基准利率挂钩，外加溢价。
• These ‘cross border’ loans typically require a minimum loan amount of US$100,000 and will typically be for a maximum 70% of the value of the property being bought, so buyers need to raise substantial deposits for these types of mortgages.
  这些“跨境”贷款通常要求最低贷款金额为 100,000 美元，通常最高为所购房产价值的 70%，因此买家需要为这些类型的抵押贷款筹集大量存款。

Charges and paperwork requirements for these loans are comparable to those for obtaining loans in Mexico, for example:
这些贷款的费用和文书工作要求与在墨西哥获得贷款的费用和文书工作要求相当，例如：

• They require minimum credit scores.
  他们需要最低信用评分。
• The borrower must take on and keep current mortgage life insurance, and property damage insurance.
  借款人必须购买并保留当前的抵押贷款人寿保险和财产损失保险 。
• The lender will ask to see official identification, proof of income, copies of tax returns, and recent bank statements.
  贷方将要求查看官方身份证明、收入证明、纳税申报表副本和最近的银行对账单。
• You will need to show detailed documentation that proves the current legal status of the property in Mexico—you cannot finance property in Mexico sold on agrarian terms.
  您需要出示详细的文件，证明该房产在墨西哥的当前法律地位——您不能为墨西哥以土地条件出售的房产提供融资。
• These specialized loans also carry fees for extending the credit, charges for credit scoring, and fees for formal property valuation.
  这些专业贷款还包括提供信贷费用、信用评分费用和正式财产估价费用。

Specialized financing options for Mexican property
墨西哥房产的专业融资选择

A range of specialized financing options may be available depending on your circumstances.  These include:
根据您的情况，可能会有一系列专门的融资选择。 这些包括：

• Using your retirement savings (401k) to finance property in Mexico.
  使用您的退休储蓄 （401k） 为墨西哥的房产融资。
• Taking out a ‘home equity’ loan on an existing property you own outside of Mexico and using the capital to buy property in Mexico.
  为您在墨西哥境外拥有的现有房产申请“房屋净值”贷款，并使用这笔资金在墨西哥购买房产。
• Taking out a personal loan abroad and using the money to buy a home in Mexico.
  在国外申请个人贷款，用这笔钱在墨西哥买房。
• Setting up a special type of trust that is placed into the lender’s name until the payments are completed, at which time the lender discharges their benefit from the trust and passes it to the buyer.
  设立一种特殊类型的信托，该信托将存入贷方的名下，直到付款完成，此时贷方从信托中解除他们的利益并将其传递给买方。
• Other finance options might also be available, depending on your circumstances.
  根据您的情况，也可能提供其他融资选项。

We recommend that you seek the advice of a certified financial advisor if you want to consider any of these financing routes to buy a home in Mexico
如果您想考虑这些融资途径中的任何一种在墨西哥买房，我们建议您寻求注册财务顾问的建议.

Fees, charges, and background checks
费用、收费和背景调查

As with most financial loan products, there is an assortment of charges levied on the borrower as well as a pile of documents to file for a credit application to be considered and funds to be approved, and released for use.
与大多数金融贷款产品一样，借款人需要支付各种费用，并且需要提交一堆文件才能考虑信贷申请，批准资金并释放以供使用。

Fees and charges for property loans in Mexico
墨西哥房产贷款的费用和收费

Common charges to open a mortgage account include:
开设抵押贷款账户的常见费用包括：

• Mortgage assessment and arrangement fees.
  抵押贷款评估和安排费用。
• Credit referencing fees.
  信用引用费用。
• Formal property valuation fees.
  正式的财产估价费。
• Insurance fees, including life insurance and property insurance.
  保险费，包括人寿保险和财产保险 。
• Other legal and professional fees.
  其他法律和专业费用。
• Also note that some mortgages may carry an early repayment penalty fee. Not all do; check the terms of the loan agreement for details about this.
  另请注意，某些抵押贷款可能会收取提前还款罚款。并非所有人都这样做;查看贷款协议的条款以了解有关此内容的详细信息。

Background checks (documentation)
背景调查（文档）

Before financiers lend you any money, they conduct extensive investigations of their potential clients, including proof of income, checking the credit bureau for your credit history reports (in Mexico and abroad), as well as socio-economic studies to assess the risk of the loan.
在借给您任何钱之前，他们会对潜在客户进行广泛的调查，包括收入证明、检查信用局的信用记录报告（在墨西哥和国外），以及社会经济研究以评估贷款风险。

Common requirements include:
常见要求包括：

• A minimum age, usually 18 but it depends on the bank; and not older than 70.
  最低年龄，通常为 18 岁，但这取决于银行;且不超过 70 岁。
• Legal residency status: Mexican banks will usually require Permanent Residency status to extend any loan, secured or unsecured; specialized lenders might not require you to be resident, and/or might accept Temporary Residents.
  合法居留身份：墨西哥银行通常需要永久居留身份才能发放任何贷款，无论是有担保的还是无担保的;专业贷款人可能不要求您成为居民，和/或可能接受临时居民 。
• Proof of income (dual incomes can be considered for couples).
  收入证明（夫妻可以考虑双收入）。
• Bank references and recent bank statements.
  银行参考资料和最近的银行对账单。
• Official identification and proof of address.
  官方身份证明和地址证明。
• Birth certificate, and marriage certificate if applicable.  These might need to be apostilled and translated into Spanish.
  出生证明和结婚证（如适用）。这些可能需要海牙认证并翻译成西班牙语。

Additionally, you’ll need to show documents related to the property transaction such as:
此外，您还需要显示与房产交易相关的文件，例如：

• The formal signed contract between the buyer and the seller.
  买卖双方正式签订的合同。
• Proof of any deposits or forward payments made to the seller.
  向卖方支付的任何定金或远期付款的证明。
• Copy of the legal title deeds for the property.
  该物业的合法地契副本。
• If the loan is for construction, you’ll need to show the deeds and official map of the land parcel as well a copy of the architectural plans, and official permissions to build, as relevant.
  如果贷款用于建筑，您需要出示地块的契约和官方地图，以及建筑平面图的副本和官方建筑许可（如相关）。
• Copies of receipts for property taxes and other utilities to show that the property has no liens of this type.
  财产税和其他公用事业收据的副本，以证明该财产没有此类留置权。
• Foreign residents may be asked for a foreign national acquisition permit, and lenders will want to see this granted before they release any funds.
  外国居民可能会被要求提供外国人收购许可证 ，贷方希望在发放任何资金之前看到该许可证的授予。

Time scales for arranging finance on a property in Mexico
为墨西哥的房产安排融资的时间安排

Banks and other specialized lenders have been improving the ‘turn-around’ time for loan approvals in recent years. Some will give a decision ‘in principle’ (subject to further investigation) within a few days and may release the funds within a couple of weeks. The process can take much longer, though, so you should be prepared for this.
近年来，银行和其他专业贷款人一直在缩短贷款审批的“周转”时间。有些组织会在几天内做出“原则上”（有待进一步调查）的决定，并可能在几周内发放资金。但是，此过程可能需要更长的时间，因此您应该为此做好准备。

It’s unwise to commit yourself to a non-negotiable or time-limited contract to buy a property based on a loan given ‘in principle’ as the lender may take longer than you expect to complete the necessary checks and can even refuse the loan at the last minute.
承诺签订不可协商或有时限的合同以“原则上”提供的贷款购买房产是不明智的，因为贷方可能需要比您预期的更长的时间来完成必要的检查，甚至可能在最后一刻拒绝贷款。

Even when the loan is agreed, it may take several weeks for the lender to release the funds. Keep your plans and intentions flexible and don’t commit to any contractual agreements before the funds have been released by the lender.
即使同意贷款，贷方也可能需要几周时间才能发放资金。保持您的计划和意图灵活，在贷方发放资金之前不要承诺任何合同协议。