Property Records in Brazil
Professionally sourced Brazilian property records. Careful requests, clear scope, and guidance in English.
A property address is a starting point—not always enough to order the right record. Oliveira Lawyers helps clients obtain registry documents across Brazil, with English-speaking coordination and a scope matched to their purpose.
For professionally sourced records, we are the ideal choice when the ordering details matter. The responsible registry, certificate type, older entries, and separate unit or parking records can change what needs to be requested. We assess these nuances before ordering.
What you get with Oliveira Lawyers
- The right request for your purpose. We identify the registry and document type, using the property details and any existing records you provide.
- Attention to related records. Old references, parking spaces, and multiple plots may need separate searches. We explain the scope before ordering.
- Clear responsibility and communication. Our attorneys and team coordinate the requests and explain progress in English, including registry obstacles.
- A useful next step. We deliver the requested records and clarify the agreed findings. If you need a purchase-risk assessment, we define that work separately.
Our real estate clients describe careful document checks and guidance through unfamiliar procedures. Read our client reviews.
How the service works
- Share the detailsSend the address, existing documents, purpose, and any deadline.
- Confirm the scopeWe assess the search route, documents, fees, and any analysis you need.
- Request and follow upWe coordinate with the registry and address questions about the request.
- Receive the recordsReceive the original digital files and the explanation agreed in your scope.
Timing depends on identifying the correct record, payment, and the registry’s response. Tell us about a signing or court deadline at the outset.
Have us obtain the right records
Send the property details and tell us what you need to establish. We will confirm the proposed work and fees before proceeding.
Need advice before deciding? Schedule a consultation.
What Our Real Estate Clients Say
These selected five-star reviews describe our broader real estate work, including document checks, due diligence, and clear explanations. They are not presented as reviews of record retrieval alone.
“Paulo Sales negotiated all the terms of the purchase agreement with the seller and the seller’s attorney, and made sure all the necessary documents and background checks were accomplished.”
“Paulo and Luciano conducted very thorough due diligence on our behalf, steered us clear of a bad deal, made us aware of risks, handled all the bureaucracy and put extra protections in place for us in the contract.”
“Luciano and Patrick provided expert guidance through every step of the transaction. They were very responsive from start to finish and took time to explain the nuances of the legal issues and the process for closing the transaction.”
“Thankfully I chose Oliveira to set up the transaction because there were issues that arose at the end of completing the sale . Marina was very helpful quickly clearing it up with the proper documents.”
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“Everyone there is extremely helpful and answers questions quickly, correctly, and succinctly. And patiently too, for the questions I asked multiple times.”
“From the very beginning, the firm demonstrated exceptional professionalism, patience, and diligence. They took the time to clearly explain every step of the process and ensured I felt supported and informed throughout.”
“Transferring funds from outside of Brasil, managing interactions with the seller, and managing the interactions with banks, and tax requirements, and registration of the completed purchase of the property. I can highly recommend him.”
“They handled every complex detail of my property acquisition in Valinhos with precision, from the international fund transfers to the final digital signatures. Despite the geographical distance and the complexities of coordinating between four countries and 4 continents, they provided constant communication and total transparency.”
“We selected Oliveira Lawyers and are very please with the result, because we now own a house near Rio and just received our residency approval for the next 4 years.”
“Regarding assistance with property purchases, Marina was very helpful. She handled all matters with banks, real estate agencies, lawyers, and the opposing party.”
“My husband and I hired Oliveira Lawyers to assist us with purchasing a condo in Brazil, and we couldn't be happier with our experience! The entire team demonstrated exceptional efficiency and professionalism from start to finish.”
“With their combined expertise and experience, Luciano Oliveira, Georgia Machado, and Paulo Sales did an outstanding job of helping me as a foreign national to successfully purchase real estate in Brazil.”
“Part 2: I made the choice to remain with the firm through the home buying process… Everything went great!!! They had my back 100% through it all. Thank you to Paulo and Marina for being there.”
“Excellent team and a great experience. Great service from the very start. The communication was exceptional and they really took all of the stress and fear out of buying a property abroad. They were happy to advise me at every step.”
“Buying property in Brazil can be very intimidating for foreigners who do not speak Portuguese, but Luciano and Paulo assisted with every step and made sure everything was done correctly and I was protected from any mistakes.”
“It was becoming an extremely fraught and tortuous undertaking until we instructed Luciano. Without his clear guidance and help we would have given up. Thanks to Luciano the purchase was successfully completed.”
1. Understand the record you need
The matrícula is the property’s individual record at the responsible Cartório de Registro de Imóveis (real estate registry). It records the property description, registered ownership, and entries such as transfers, mortgages, and restrictions. Older title history may require earlier records known as transcrições.
A certificate and an online view serve different purposes. A certidão de matrícula is an official certificate issued by the registry. RI Digital’s Visualização de Matrícula is an informational view and does not have the legal status of a certificate.
Depending on your purpose, we may recommend a full-content certificate (inteiro teor), an encumbrance certificate (ônus reais), or historical records. Seller, tax, and court certificates are separate documents; they are not all included in a standard property-record order.
2. Prepare your request
Send the full address, city and state, unit or lot number, and any existing deed, certificate, matrícula number, or registry reference. Explain whether you are checking a purchase, preparing a sale, dealing with an inheritance, or obtaining evidence for another purpose.
An address alone may not identify the correct record. Street names and numbering can change; a development, apartment, and parking space may have different records. If more research is needed, we explain the additional scope before proceeding. A search that finds no match does not establish that no property or ownership right exists.
3. Know the costs and deliverables
Fees are quoted for the work required. Our proposal distinguishes professional fees from registry charges and identifies the documents or searches covered. Multiple records, historical searches, translation, and legal analysis can affect the scope and price.
We deliver the records digitally, ordinarily as PDF files in Portuguese, preserving the registry’s original document and any digital authentication information. English explanations and translations are different deliverables: we confirm what is included. A certified or sworn translation, where needed, is arranged separately.
We assess timing after reviewing the available identifiers and the type of request. Online availability does not make every certificate instant. Historical files, missing information, or registry clarification can extend the process; we do not promise a universal delivery date.
4. Decide whether you need legal analysis
A current record is an essential starting point, but it is not a guarantee that a property is free of every debt, dispute, occupancy issue, or construction irregularity. Registered entries must be interpreted in context, and some issues require other documents or professional checks.
For a focused initial assessment: our fixed five-hour preliminary review helps identify initial concerns within a defined scope. It is separate from simply obtaining records.
For a more robust investigation: our real estate due diligence can be scoped to the buyer and transaction, including commercial property, developments, shopping centers, or joint ventures. For representation through a purchase, see full purchase support.
Prefer to order directly?
You can order through RI Digital. Platform access is free, but registry fees apply. To browse in English, use Chrome’s Translate option, then register with your CPF and complete verification.
Choose the registry and record type, then pay or add credits by Pix, boleto (a Brazilian payment slip), or credit card, as available. Check fees and card acceptance before paying. Browser translation helps navigation; official certificates remain in Portuguese.
Before making any property decision, we recommend obtaining advice from a lawyer licensed in Brazil. Access to registry records does not replace a legal assessment of the property and your circumstances.
Frequently asked questions
Practical questions before you order.
Can you help if I only have an address?
Yes, we can assess the information and propose a search. Send any old deed, tax bill, unit number, or seller details you already have. Locating the record may require additional work, and we cannot guarantee a match from an address alone.
Do I need to own the property to request its record?
Generally, no. Article 17 of Brazil’s Public Records Law allows anyone to request a registry certificate without stating the reason. The registry or platform still applies its identification and ordering requirements.
Can I use a copy the seller gave me?
It can help identify the property, but check its issue date, authenticity, completeness, and whether it covers the correct unit and related records. An older copy may omit subsequent entries. Tell us what decision or transaction the document will support.
Does a clean record mean it is safe to buy?
No. The record must be assessed alongside the transaction and other relevant evidence. Seller risks, debts, occupation, and physical or planning issues may require separate checks. We can recommend a preliminary review or a broader due-diligence scope.
What if the seller is not the registered owner?
Have the discrepancy reviewed before committing funds. It may involve an unregistered transfer, an inheritance, or someone acting for the owner. Do not assume the seller can transfer title—or that the discrepancy itself proves fraud. We assess the documents, authority, and any registration steps needed under a separate review scope.
Can I arrange this from outside Brazil?
Yes. You can send us the available property details remotely. We confirm the information and engagement requirements for our service; you do not need to operate RI Digital yourself. If you order directly, RI Digital’s CPF, verification, and payment requirements apply.
Will the document be accepted by my bank, court, or authority?
Tell us the intended recipient before ordering. It may require a particular certificate, recent issue date, authentication, apostille, or translation. Obtaining a registry PDF alone does not ensure it meets every recipient’s requirements.
Ready to get started? Send us the property details for a scope and fee proposal.
General information reviewed October 14, 2026. Service scope and advice depend on the property and your intended use. Sources: Public Records Law, article 17; RI Digital access and payment terms; Chrome translation help.