How to Attend a Real Estate Closing in Brazil
1. What is the Closing?
Closing means “assinar a Escritura”—signing the Public Deed (or Deed of Sale), called the Escritura or Escritura Pública de Compra e Venda in Brazil. The signing at the notary office is a formal meeting where you, the seller, and at least one of the officers at the notary office complete the Public Deed (somewhat compared to the “Closing” you have when buying a property in the United States, for instance). At this stage, most of the paperwork involved in the transfer should be ready and waiting for you and the seller to sign.
Reviewed by Luciano Oliveira, Esq., LL.M. — October 2026
Signing, payment and registration are separate steps. The Cartório de Notas prepares the Escritura Pública, the Public Deed. The Registro de Imóveis records the transfer on the matrícula, the property’s official record. Signing the Deed alone does not make you the registered owner. Sources below.
English terms and their Brazilian equivalents
| English term | Term used in Brazil | Plain meaning |
|---|---|---|
| Closing | Assinar a Escritura | Signing the Deed. In this guide, Closing means this signing stage; it does not mean ownership has already been registered. |
| Public Deed / Deed of Sale | Escritura Pública de Compra e Venda (usually just Escritura) | The formal sale document prepared by the notary. |
| Brazilian civil-law notary office | Tabelionato de Notas / Cartório de Notas | The office that prepares the Deed and handles its signing. It has a different legal role from a U.S. notary public. When it comes to Closing, it has a role similar to what you would see in a title company. |
| Property registry | Registro de Imóveis | The office that records ownership and other entries for the property. |
| Property record | Matrícula | The property’s individual official record, showing ownership and recorded restrictions. |
| Registration of the Deed | Registro da Escritura | Recording the transfer on the Matrícula. This is a separate step after signing. |
Source: Luciano Oliveira, Esq., licensed in Brazil and the United States, who has advised on hundreds of cross-border real estate transactions.
2. Check the actual document before signing
Bring the draft your lawyer reviewed and compare it with the final version presented for signature. Check the buyers and sellers, property record number, price, payment wording and key-handover date. Confirm who must sign, including any spouse or representative, and whether the required certificates are still current.
If the final document contains an important change, pause signing until your lawyer has checked it. Pressure from people waiting at the appointment is not a reason to accept wording you do not understand. Your lawyer should also address any contract deadline affected by a delay.
For the earlier preparation, see preparing for Closing and reviewing the Public Deed.
Why a Brazilian Notary is different from a U.S. notary
| United States | Brazil |
|---|---|
| Who handles the Closing? A title company or settlement agent commonly handles it. Depending on the state, an escrow company or Closing attorney may handle it instead. |
Who prepares the Escritura? The Tabelionato de Notas prepares the Public Deed and handles its signing. The separate Registro de Imóveis registers the transfer. |
| What does a notary public do? Typically, the notary verifies identity and performs formal acts concerning signatures or oaths. A notary commission alone does not qualify someone to give legal advice or perform a title company’s role. |
What does a Tabelião do? A Brazilian Notary is a legal professional with public authority to prepare formal legal instruments, including the Escritura. This role involves substantially more legal responsibility than ordinary U.S. signature notarization. |
| What training is required? Requirements vary by state. California, for example, requires an initial six-hour course, an examination and a background check. A law degree is not required. |
What training is required? Entry requires a public examination and assessment of qualifications. The usual route requires a law degree; the law also permits candidates with ten years of notarial or registry service. This is not a short-course appointment. |
Source: Luciano Oliveira, Esq., licensed in Brazil and the United States, who has advised on hundreds of cross-border real estate transactions.
A qualified Notary still does not replace your own lawyer. The Notary carries out an official role for the transaction; your lawyer advises you on your interests and the risks you would accept. The office may also use authorized staff, so the person assisting you is not necessarily the officeholder.
3. Payment of the balance
The officer will orally review the terms and documents with the parties. The buyer must arrange how to provide payment for the balance of the property price during the Closing, or at another time agreed in the contract. If a cashier’s check is used, the officer will record the cashier’s check number in the paperwork. A failed payment does not automatically cancel the ownership registration. Your lawyer must assess the contract and the steps needed to resolve the failure.
Do not assume a cashier’s check is required. The parties may agree on a bank transfer or another accepted method. Confirm the recipient, account details, bank limits and payment sequence before the appointment. Verify any last-minute account change through a trusted contact method.
The Deed must describe payment truthfully. A scheduled transfer or a screenshot does not by itself establish that the seller has received cleared funds. Check any statement of full payment or quitação—the seller’s acknowledgment that the amount has been paid—against what has actually happened.
If funds are delayed, have your lawyer agree the next step with the seller and the notary. Do not improvise a new payment arrangement at the table. Do not assume the notary holds the money or that an escrow arrangement is in place.
If the parties use a cashier’s check
If payment will be made by cashier’s check, the buyer may be asked to share a copy of the check upfront (e.g.: a day before the Closing). The seller should contact the bank that issued the check to confirm it is a legitimate check. The notary office will use the copy of the check to insert its information into the Closing records. Confirm the bank’s requirements and the seller’s acceptance before choosing this method.
4. Record the Deed and confirm ownership
The end goal of the Closing is to have the property title transferred from the seller to the buyer. You should receive an official copy of the Public Deed from the notary office. Here is an example of the Deed; it is an illustration, not a template for your purchase.
Some offices will provide a courtesy copy of some of the papers of the Closing while others won’t. Ask which official documents you will receive and when. The Deed and the updated property record are different documents.
Some offices will ask you to come in person to pick up paper documents or will charge you express postal service fees to mail them to you. Ask about electronic delivery and whether international mailing is available. If it is not, you should have someone in Brazil to receive the Deed at their address. Do not assume you must return to Brazil to collect it.
Arrange who will submit the signed Deed and required documents to the Registro de Imóveis responsible for the property, pay the registration fees and follow up. Obtain the protocol number, which identifies the filing. Filing the Deed is not the same as completing registration.
If the registry issues a nota devolutiva, it is asking for corrections or further documents. Send it to your lawyer promptly and confirm the deadline to respond. Timing depends on the filing, the applicable legal deadline and whether corrections are needed; do not count on a universal five-day to two-week completion period.
After registration, obtain an updated matrícula showing the transfer to you. Check the names, ownership shares and any recorded restrictions. Keep it with the Deed and payment records.
Keys and possession
Receiving the keys is separate from becoming the registered owner. Follow the agreed handover date, record the property’s condition and meter readings, and confirm any occupants have left as agreed. Arrange the condominium and utility updates without assuming those changes prove ownership.
5. Attending remotely or through a representative
An eligible foreign buyer may be able to sign through e-Notariado, using a notarial video call and the required digital signature. Confirm identification, CPF, digital certificate and the notary’s requirements in advance. An ordinary video call or a scanned signature is not a substitute for the accepted process.
If someone will sign for you, the notary must accept the power of attorney and the powers it gives that person. Arrange any required interpreter in advance if you do not understand Portuguese. Your lawyer should confirm the language and signing requirements with the notary before the appointment.
See powers of attorney and e-Notariado for preparation options.
Questions that come up on Closing day
Everyone is ready to sign. Can I still ask for a change?
Yes. Ask your lawyer to resolve incorrect statements or unexpected clauses before signature. If a delay affects a contract deadline, the parties may need a written extension.
Does the notary replace my own lawyer?
No. The notary performs the official notarial role. Your lawyer advises you on your interests, checks the risks and helps you decide what terms to accept.
Can I leave Brazil before registration is complete?
You may be able to, provided someone has authority to handle any remaining steps. Before leaving, agree who will answer registry requests, collect documents and obtain the updated property record.
Watch our “Attending a Real Estate Closing in Brazil” video
This is an older video. Use it as background alongside the updated guidance above, especially the distinction between signing and registration and the payment arrangements for your purchase.
And, don’t forget to access our complete Buying Real Estate Properties in Brazil YouTube playlist.
Continue learning about buying property in Brazil
To learn all about purchasing real estate in Brazil, check our How to Buy Properties in Brazil guide.
Learn about the advantages of buying real estate in Brazil in our Why Buying Real Estate in Brazil guide. Find opportunities and decide where to buy using our Know Where to Buy Real Estate in Brazil guide.
Sources and legal basis
References checked October 18, 2026. The practical advice about late changes and payment coordination is guidance, not a claim that every office follows the same procedure. Local rules and the documents for your purchase also need review.
| Source | What it supports |
|---|---|
| Civil Code — arts. 215, 219 and 1,245 | Deed formalities, language support, signed declarations and ownership through registration. |
| Law 8,935/1994 — arts. 3, 6–7, 12, 14–15 and 20 | Brazilian Notary duties, entry qualifications, authorized staff and the separate property registry. |
| Decree 93,240/1986 — art. 1, §2 | Waiver of specified urban-property tax certificates and consequences for the buyer. |
| Law 13,097/2015 — art. 54 | Property-record protections and rules on certificates; does not turn every transaction into a risk-free purchase. |
| Public Records Law 6,015/1973 — arts. 182, 186, 188 and 198 | Filing, priority, registration deadlines and written requests for corrections. |
| CNJ National Code — Provimento 149/2023, electronic notarial acts | e-Notariado, video consent and digital-signature requirements. Consult the amended text. |
| CFPB — Title insurance and Closing services | U.S. title companies, settlement agents and state differences in Closing arrangements. |
| California Secretary of State — Notary qualifications and education | California notary appointment requirements; a state example, not a nationwide rule. |
| California Secretary of State — Notary Public Handbook | Scope of a California notary’s role and limits on unauthorized legal practice. |
Legal information
This content is intended for general information purposes only and does not constitute legal advice. For legal issues or decisions of any kind, the reader should retain and consult legal counsel licensed in Brazil. You should not act or rely on the information on this website without first seeking the advice of an attorney. The determination of whether you need legal services and your choice of a lawyer are very important matters that should not be based on websites or advertisements.