Archive for the ‘Uncategorized’ Category

Couples Not Married Under Puerto Rico Law

February 20, 2017 Leave a comment

Good morning!

I hope you had a fantastic weekend with your loved ones!

I wanted to inform you about this subject of couples who are not married under Puerto Rico law so that you can take any actions to prevent inconvenient situations in the future and you are more than ready!

Have an fantastic week!

Truly yours,

Santiago Lampón


Hello and welcome to Puerto Rico Legal Blog. My name is Santiago Lampón. I am a lawyer and a notary in Puerto Rico.  In this episode, I am going to cover what I can only describe as a delicate subject.  It is the subject of individuals who are not married under Puerto Rico law.

I am being very specific. Not married under Puerto Rico law. What do I mean by this?  It could be individuals who are not married at all or it could be individuals who got married elsewhere. The marriage is not recognized in Puerto Rico. So, under Puerto Rico law it would operate as if they were single. What I am focusing on more here are two aspects. Number one when you purchase real estate and number two, something a little bit more personal if one of these individuals is injured or requires medical attention.

With regards to real estate if an unmarried couple purchases real estate in Puerto Rico you have a situation that you are actually forming a partnership. It is a partnership that requires that this individual manage the property pursuant to Puerto Rico law, in accordance with the partnership laws established under Puerto Rico civil code, which means that it is there and whether you are aware or not it applies to your relationship. This also means that for purposes of inheritance you are also going to have to deal with a hereditary process individually as individuals not as spouses. So, it is very important that that this distinction is known for purposes of doing the correct thing, meaning what you want accomplished under Puerto Rico law.

Now on the more personal aspect, imagine that one of these individuals gets injured. In Puerto Rico, hospitals will not blink, if the spouse walks in or the children or the parents of the injured person walk in because the injured person is unable to make decisions but they will not blink at accepting instructions from the spouse. But in the absence of the spouse, under Puerto Rico law, who is going to make those decisions? That is where a living will or otherwise known as health power of attorney comes in handy. You need to have, if you are unmarried and care for each other, you need to have a little will or health power of attorney which follows very standard and precise processes in order to be created in Puerto Rico in order to be used.

So be aware. There are significant distinctions, if you are going to do real estate transactions, I am assuming notary, get explanations about it and be sure that you have this information for now and for the future.

I hope you have enjoyed this video. My name is Santiago Lampón, a lawyer and a notary in Puerto Rico. You can email me your questions and post them on this page or give me a phone call. Have a great day.

Categories: Uncategorized

Land Subdivision Part 3

February 15, 2017 Leave a comment

Good morning!!

I hope you had a great Valentines Day with your loved ones!!

This is part 3 on Land Subdivision, the last of this series of videos. This is very useful data on subdivision of land that I think can be useful to you when you want to buy.

I hope you keep having a fantastic day!


Santiago Lampón


Hello my name is Santiago Lampón. I am a lawyer and notary in Puerto Rico and this is the third part on my land subdivision series of videos. I will give you, you will see access to the video number 1 and you will see access to video number 2. You can link through this video without closing this one. You don’t need to necessarily go back and watch those two to understand this one but it is good that you watch them all. At the end of the video you may be able to post some questions if you have it.

In the two videos, I spoke   about the land.  In this one I am talking about the structure. In Puerto Rico law, just like almost anywhere else in the world we have what you probably know as condominium law. It has a different name in Spanish, I am not even going to go there, but we do have our condominium law. We also have some variations of condominiums law, but when you have a structure sitting on top of a land and that structure has different apartments or living areas so that I don’t limit it to the name of apartments, it is important that you have to comply with applicable law with sub divisions. As it is the case with land, if you purchase, let’s say you have 4 apartments and you purchase one of those 4 apartments. If you purchase that apartment and it is not properly registered as individual units at the property registry you actually bought a percentage interest on the whole land. Not the apartment, the whole thing. That means that besides being partial owner of the whole thing, you are also partially liable for the whole thing and there are some serious implications   with regards to liability under Puerto Rico law.

The other thing is how much did you buy? if you pay $100,000 for each apartment and they are 4 apartments so you purchase 25%   because there are 4 apartments and your purchase one. What was the value of the asset? What was the value of the corporation? What was the value of the partnership? (Whatever the name it was) How much did you put into i. It becomes more complicated than just this one apartment, 4 apartments, I bought one 25% easy.

If you are buying into a property with somebody else, you are a partner. If you are buying into a property and the proper segregation documents or land subdivision or apartment or a structure subdivision documents are in place, then you are buying that apartment and maybe perhaps a share of the common elements or everything like the road going into the building belongs to everybody, it’s not only one person owning it. So be very careful with that. It doesn’t mean that you shouldn’t buy it, it doesn’t mean you can do the transaction it just means you must be a little bit more careful. I hope you have enjoyed this video. My name is Santiago Lampón, A lawyer and a notary in Puerto Rico. Remember you can post your questions or your ideas at the end on this very same page and I hope you have a great day.

Categories: Uncategorized

Property Lines and Setbacks- in Vieques

February 13, 2017 2 comments

Dear reader:

I recently participated on the show BETTER TOGETHER which airs the first Saturday of every month on Radio Vieques. During the show, I shared information on the subject of PROPERTY LINES AND SETBACKS focused on properties in Vieques.

Here is transcript of my presentation during the show. I hope you enjoy it, and please let me know if you have any questions.


Santiago F. Lampón


Hello and I am glad to be back on the program to present you with information about the legal aspects of purchasing, owning and selling real estate in Vieques.

My name is Santiago Lampón and you may find more information about me and about legal aspects related to Vieques by visiting

This episode I am covering issues related to property lines, specifically what can be done and what cannot be done if you are planning to do an addition or build a new structure in your property in Vieques.

The uses allowed for any given property vary in accordance with the classification given to an area or even to a specific property in what is generally known as the “land use map” for that area. There is a land use map for Vieques with detailed information for all the areas, both residential and commercial. There are numerous other categories throughout Vieques in addition to residential and commercial, but I am going to limit my comments today to these two.

The land use map would be the very first source of information you would have to review to understand what you could or could not do with your property. If your property is classified as a residential property, any project you wish to develop would be limited accordingly. If your property is classified as a commercial property, there are requirements as well but they are less restrictive than those for residential areas.

One common issue I find in my practice regarding residential properties, is the number of family units within any given property and even within any given structure. If the structure is sub-divided into apartments, the land permit authority could easily determine that your intended use is “commercial” in nature though the property is designated or intended to be used as a residence in a residential area.

Moreover, if the property or the land are–arbitrarily at times—seen as commercial in nature regardless of its classification, the Puerto Rico Electric Power Authority can charge higher commercial rates.

The use allowed for a property also establishes the requirements for the property line setbacks. For example, the setbacks required for a commercial property located in generally known commercial areas are less restrictive than setbacks for residential areas.

The setbacks include the construction of walls along property lines, the windows on the walls near the property lines and other uses like swimming pools, terraces, gazebos, etcetera.

If you are planning or looking at performing any type of construction, here are the steps I suggest you take:

1. You will need to gather a copy of the deed you signed at the time you acquired the property. While a photocopy will do, it must show the seal of the notary who performed the transaction.
2. The property tax ID number will also be needed. Nowadays, the digital maps which the property tax agency manages are very useful and informative.

Now to the most important part of the process:

3. Have your property surveyed.
4. Engage and engineer who has experience applying for and processing construction and use permits.

You want an engineer who has experience in dealing with permits & surveys specific to your building project and land use. This is critical.

You should demand a written proposal. The professional must state in writing, specifically, what they will be doing and the fee for that work, and if expenses are included or not.

I want to emphasize my suggestion about doing a survey of your property. There are many benefits. First and foremost, if there is a problem with current property lines or setbacks, you can start handling these problems now before you build a wall, or an addition, etcetera. Don’t wait to find out when you are selling your property where its boundaries are. This could inconvenience your prospective buyer or simply take too much time to fix which could result in your buyer losing interest.

An additional benefit would be that a surveyor usually notifies the neighbors that he is doing a survey, and announces the day and the time he will be performing the work. This gives the neighbors the opportunity to show up and find out if everything is in order or if there are any discrepancies to what they each thought were the correct property lines.

A final note on this would be the description of your property at the Property Registry. Nowadays, buyers have become more savvy about what to expect regarding a registered title. More often, I see buyers performing surveys prior to committing themselves to purchasing a property. Properties previously surveyed give potential buyers more certainty and more confidence to acquire such a property in comparison to one that has not been surveyed.

In my experience, peace of mind comes from having the correct information and knowing it. Surveying your land before starting any construction and having the proper professionals represent you in the permit process are two key steps in that direction.

If you have any questions about this subject or have suggestions for future shows, visit my page and send me a message.

I hope you have a great day…And enjoy your property life in Vieques.

Categories: Uncategorized


February 8, 2017 Leave a comment

Goog morning to you!

I hope you are having a fantastic week. As I promised you here is the second part of my series on land subdivision. I hope it is useful to you and you enjoy it.

If you have any questions do not hesitate on letting me know.

Truly yours,

Santiago Lampón



Hello my name is Santiago Lampón. I am a lawyer and a notary in Puerto Rico and this is part 2 of my video series regarding the subdivision of land and assets, meaning the structure sitting on land in Puerto Rico. I am a lawyer and a notary and I welcome you. Remember or bear in mind that at the end of the video you can ask any questions that you have regarding this subject.

In the previous video, I discussed the subdivision of land without permits. Now I want to discuss once the land is subdivided, what can you do. Fortunately, under Puerto Rico law you can go back, meaning you can go to the property to the land permit authority and that’s just my translation of the name, I am not even going to try to give you the correct name for language purposes. You can file, backdating the permit so that then you can do the property so you can do the proper segregation. It is important that’d you are going to segregate land or land has already been segregated without the permits, that you use a licensed surveyor. When I mean licensed surveyor I don’t want you to undermined that requirement. Make sure that your surveyor or the one that you are thinking about engaging is licensed. It is important that a license surveyor and perhaps in conjunction with a civil engineer becoming both, because if you segregate land just because you think it is better to segregate it that way you may be creating something that is unsellable under the market or at market. I do mean it is not sellable legally speaking. What I mean is it is unsellable because you are not going to be able to find a buyer who wants that property with those peculiar characteristics.

And there are quite some requirements, if there is a creek or flow of water within a property land is very important. The connection to the neighbors, the enter and the exiting up to the property whether existing access or access that needs to be created. So there are quite a few subjects that need to be considered plus you may need to give away some land for the benefit of the municipality or for the benefit of road access or other situations. You never know if a projected power line is going to be built through there, if the pipeline is going to… you never know. So, it is important that you comply with the correct procedure.

I hope you have enjoyed this video. My name is Santiago Lampón, a lawyer and a notary in Puerto Rico. If you have any questions you may post them on this page and I will get to them as soon as possible. Have a great day.

Categories: Uncategorized

Emloyment Law (Puerto Rico)

January 16, 2017 Leave a comment

Good morning!

I hope you had a fantastic weekend. Here is another podcast, I am putting this out for you so you can have more information that can be useful for you in life and you Flourish and Prosper.

Truly yours,

Santiago Lampón



Hello this is Santiago Lampon. I am a lawyer and a notary in Puerto Rico. Most of my business has to deal with real estate transactions, both residential and commercial. One thing that I want to share with you and remember you can go to to reach my free articles and free videos. I have written over 150 articles, more than 35 videos on Puerto Rico law, they are all for free, available on

One of the things that I have dealt with in my 25 years of practice, have done with businesses. One thing that comes to mind as the year-ends and the new-year begins in a few days, is the fact that a lot of businesses that are, I don’t wanto to say mom and pop, but they are actually small businesses, carried through in a very formal way. Half planted within it a seed of severe significance and potential problem looking forward at the time of performing a transaction. Even before and after that. But recently particularly in the 2016 year I have done a couple of transactions in which the subject of employment law has become a significant issue of the transaction.

With the new year comes new regulations for employers and in Puerto Rico in particular first we don’t have at will employment. You cannot terminate someone just because, just because. There is got to be just cause for the termination. The reasons for just cause are laid out in writing as a matter of law. There are hundreds of cases from the courts interpreting this particular law and the other laws related to it. It is actually a complex subject.

The informality in handling and managing employee relations is actually disastrous if it is not done correctly at the time of the transaction. So this is a new area that I am going to start communicating more often on. I have done employment law throughout my years, but what I am going to do is I am going to recur to a couple of the most well known and practiced layer and employment lawyers in Puerto Rico and ask them for their help in proving to you information on this subject. I am going to be either conducting interviews with them or having them write articles so I can share them with you, but I see that in dealing with this transaction the better you can establish what your employment law requirements are and then you establish the practices which helps you comply with those requirements at the time of selling your business or the time of acquiring a business you will be in a better position in many ways. I will be explaining more of that as we move along. Again my name is Santiago Lampon. I am a lawyer and notary in Puerto Rico. Visit for more free information or give me a call a 7872736767. Happy New Year. Hope you have a great day.

Categories: Uncategorized


January 13, 2017 Leave a comment

Good morning to all of you!

We are back to give you more useful information in life for you and persons near you.

I hope you had amazing holidays.

I have been doing some podcasts on Podbean, and so I leave you the link if you prefer to hear it instead.

Truly yours,

Santiago Lampón


Good morning. This is attorney and  notary Santiago Lampon. This is my first podcast for  2017. Its January the 4th. I spent a  few days already on the run, working and getting things done in the new year  and I have been thinking what should I post about in my very  first opportunity to communicate with you. As I was wondering about it I realized that I want to talk to you about wondering about things.

Yes the word is wondering. And I am gonna go head while I am communicating with you I am going to open my browser here and I am going to look for the definition of  wondering. – bear with me a moment. It  says it come from wonder, desire  or be curious  to know something . Then there is wondering. It says:  expressing admiration or amazement, -very interesting- marvelling. To think or speculate curiously. That would be from the definition , the verb  wonder. Interesting. There is another  definition used with object. It says to speculate  curiously or to be curious about  something.  Now I am going to stay with the one to think or speculate curiosly. Now that word speculate within the definition of wonder, to wonder, could probably best communicate what I want to talk to you about.

A lot of my clients are very successful, many or most of my clients, are very successful business owners in one way or another. Either in managing , renting real  estate properties, business associated with real estate  properties like  restaurants and alike or  it doesn’t matter what kind of  a business. The aspect is that the successfulness of it  depends in my opinion, in wondering less and less about it . To the extent someone is wondering what is going on, what is happening. To think or speculate curiously. The person is not actually confronting, the person is not actually putting his or  her attention on what is going on. If someone is wondering why there isn’t enough clients ,if somebody is wondering why employees are not happy, if somebody is wondering  about  why, even if you are wondering about why you have so many clients there has to be an area of the business that is not been taken a closer look at.

That is very particular about the legal aspects of operating a business. If the person is wondering  about  how could the law affect me, or how could it be that there is a problem in this area, the person lacks the knowledge about that area and it is a  very  direct and  specific formula.

The more you are wondering about  something you should take it as an indicator that it is the less you know about i that something and the solution is getting the  knowledge. You can get it  from a lawyer, you can get it from a marketing  consultant, you can get it from a book. It really doesn’t matter much as long as it is valid information, as long as it is information that you can actually understand and then use, and then when you use it you actually get a possitive result. I will give you an example. I recently started posting about  employee relations and employment law in Puerto Rico. Some people are like not even wondering what is going on with that . They just do their business normally. As long as  they get paid, as long as they are not complaining. That is not a good  standard. The good standard  would be: -Ok, what I don’t know about  employment law in Puerto Rico can hurt me-. It really can. How should  employee  records be  kept? What are my  obligations as to time records? When I hire someone, how do I secure that i can get a  90 day probation or probatory period so that if during those 90 days the person doesn’t work out, I can terminate the person without any concerns?

If you are wondering about this things then you lack some  information. You can probably go online, like for example you can go to  Puerto Rico legal blog, which is my website and you can search the articles and the videos that I have. But there is a wealth of information on the internet. Again, it is easy  to post something on the internet so it is very easy to find incorrect  information but that is another subject  and that is another subject to be covered  on another podcast or another article. But if you are wondering about something the solution is get the information about that  something. That way you can stay out of  trouble. Even if trouble comes down the road you can still handle it successfully.

Again my name is Santiago Lampon. I am a lawyer and a notary in Puerto Rico. My website is My  phone number 7872736767. Happy new year. A successful  2017 and there on . Have a great day.

Categories: Uncategorized


December 21, 2016 Leave a comment

Good morning! I hope you are having a fantastic week.

This video can clear up a bit more my last video on Adverse Possession. My purpose with this is to give you information that can be of use for you and people around you.

Have a great holiday with your loved ones!

Very truly yours,

Santiago Lampón


Hello and welcome to Puerto Legal Blog. My name is Santiago Lampón and I am a lawyer and a notary in Puerto Rico. If you like this video or any of the other videos we post on this page you can subscribe for free, and when you do I am going to send you a special video available only to subscribers. Every now and then I will record all the video that I will make available to subscribers. Just as a benefit for subscribing to my page as a thank you note.  Now I have recorded a video just today in which I discussed what is title versus untitled property.  You can have it available, you can see here just by searching on this website. There is a search bar where you can search for different subjects. Just put the title and you will see, you know you will reach the article and you can see the video.

When recording the video it came to mind that the word adverse in the phrase or in the namesake of adverse possession and I am saying namesake because in Puerto Rico we have a different name that doesn’t translate into adverse position. Now I use adverse position because it is the common term used across English speaking communities, and since I am recording this in English I want to make sure it is understandable for you and anybody else that even though they are Spanish speaking public, they can understand that there is difference in language and why I am making this clarification.

The word adverse if we look at the dictionary it can have different meanings and one of the meanings could be like strong and different positions. Adverse means that you will defend your ownership rights over a property. That if anyone came on board to try to claim; ‘hey I am the owner of your property’. You will defend. You will be adverse to that claim of ownership. This is very important because the use of the word adverse represents action, represents something you do, not something you think. “Hmm I am the owner”. You must think and understand you are the owner, but it is something you do. It also means, and that is the purpose of the video, just a little tip that I’m going to give you right now, that you can do something which is contrary to your rights, to your possession, to your claims over that given property, because we are discussing real state here, but there is adverse possession as to assets, as to moveable assets. You can claim adverse possession for a car or for a pen and it is like at work, that is my pen that is your pen and then someone takes up and puts a label on that pen. That is being adverse. I want everyone to know that this is my pen. That is a good example. I want everyone to know that this is my land and this is my property and that is what adverse means as purpose on adverse possession.

I decided to make this video and comment on this, because I see some people and I am not necessarily talking about clients and I am divulging anything with regards to clients here, is things that I observe in the market place in Puerto Rico. ‘I am the owner of this piece of land, I wonder who do I have to talk to get title,’ and that is ok. We can talk to someone about getting titled but what does that mean. You are the owner, that is why I videoed on what is on untitled versus titled property, is actually named the other way around titled versus untitled property so that you have an understanding that title is something that you have officially recognized but as far as I am concerned it would be something that you recognize, something that you do with regards to something. I may be phoning in to semantics and details and whatever. But that is the practice of law. You have to be observable of details, you have to observe details, and you have to make decisions with regards to what you observe.

I wanted to share this with my subscribers and with the general public. Let me know if you have any questions. Just post the comment or send me an email. I hope you’ve enjoyed this information. My name is Santiago Lampón; I am a lawyer and a notary in Puerto Rico. I invite you to subscribe to my blog, remember you will get a free video if you do, and this has been a Puerto Rico Legal Blog presentation. Have a great day.

Categories: Uncategorized

“Possession” in Adverse Posession

December 19, 2016 Leave a comment

Good morning!

I hope you had fantastic weekend and you are enjoying this holidays with your family.

Here I leave you with another video that will give you a little bit more of information that you can use.

Please write to me if you have any doubts.

Continue to do great!!

Very truly yours,

Santiago Lampón


Hello welcome to Puerto Rico Legal Video Blog. My name is Santiago Lampón and I am a lawyer and a notary in Puerto Rico.

In this video I cover the subject of Adverse Possession as to one particular item that was presented to me in a case that I am handling here in Puerto Rico.

It has to do with the word possession. It may seem obvious you know, Adverse Possession is the term used across English speaking countries. In Puerto Rico we have different language, only because it is Spanish but the words are kind of like complex so the translation into English is a little bit tricky so I just use Adverse Possession.

The word possession is very important. In this situation that was presented to me this week, not a client but someone else, said “- You know what I have been in possession of the property up to here, (meaning the property line) but you know, there was a drawing done many years ago that shows that the property line was actually here. So apparently my neighbor encroached.”  “Wait a minute do you have a title register at the property registration?”

“No I don’t. That’s why I am looking at adverse possession.”

“Have you been in possession of that slithered of land, that additional piece of land?”

” No but the property map shows…”

“ No, no sir wait, in this case it was a gentleman.

Adverse Possession requires possession. That you actually hold. Not that you are there every day, every month, every week, every year but that you hold the property as an owner and that you care and use the property as an owner. If not it is not possession.

So you know that there is a map that shows additional land or whatever… Yes I look at maps, I look at drawings, I look at surveys and I definitely study the history of possession, but whenever that neighbor built upon your land, that neighbor became in possession of the property and you stopped having possession of the property. That is the way it is. Ok?

So look at this aspect of possession as owners and there are other requirements and things to consider but I wanted to give you at least this little bit of information because that is the purpose of this blog to give you some information that makes it easier for you to understand Puerto Rico law. Again my name is Santiago Lampón, a lawyer and Notary in Puerto Rico and you have just watched a video at Puerto Rico legal video blog. Thank you for watching.

Categories: Uncategorized

Finding a Tittle at the Property Registry in Puerto Rico Part 1

November 28, 2016 Leave a comment

Hello again!

This is a video for you on how to find a tittle at the Property Registry in Puerto Rico.

I hope you have a great week and that this data can be of use to you.

Remember to send me an e-mail if you have questions or if you have suggestions for future subjects.

Very truly yours,

Santiago F. Lampón



Hello my name is Santiago Lampón. I am a lawyer and a notary in Puerto Rico and in this episode of Puerto Rico Legal video blog, this is actually part one of a two part subject, I am going to cover how to find the title in Puerto Rico. Now there are some assumptions I want you to look at while you are watching this video; and the first one and foremost is that the property that you are looking for or the title you are looking for is registered at the property registry in Puerto Rico.

In part two of this episode I am going to cover those that you cannot find the information that I am going to discuss now, which would lead you to find the title of the property registry. Now the other assumption is that you have information and 

I am going to give you the three pieces of information and the source for some of that information.

First you most likely have a lot number or should have a lot number for the property. Important. There is a distinction to be made here. The lot number assigned under Puerto Rico law and at the Property Registry in Puerto Rico has no bearings or no correspondence with the lot number that the property may actually have in life, meaning out there. Like, you have a little house in your small town or big city or whatever and that house has a number, number 1159. That has nothing to do; I’m jut making that up, that has nothing to do with the number that the property may be identified with at the property registry.

You could search the property registry like for example lets say you have this property in San Juan that you are looking for and your number 1159 and you look for 1159 and nothing shows up. Then there is another one that has 1159 in Fajardo and another one in Pozo, these are different cities in Puerto Rico.  So the number that you are looking for has nothing to do with number sitting in front of the house or the apartment. 

Where do you get this lot number? You get it from a deed. At the deed or within the deed you would have a description of the property and it is going to give you a lot number which is the official number used by the property registry.
Another way you can find the title or property at the property registry is by using the name of the person who appears as owner of the property. If you believe that John Doe is the owner of the property you can do a name search, but where? There are different districts that have different and unique and separate records regarding property use in Puerto Rico. If the property is located in San Juan there are sub districts in San Juan, three or for of them, I believe four of them. And when you are looking for a property you need to make sure you know specifically where that property is located so we can associate a registry with that property. And then your search can be fruitful.

So property lot number, the deed where the information appears or the names. 

One piece of advice or warning, when you are looking for property you see the name of the owner that is highly unsuccessful action. Maybe it is not fair to say highly unsuccessful but I rather not use it. But if we need to use it that’s fine but if you don’t have any of this information then you need to watch part 2 of this video.

My name is Santiago Lampón. I am a lawyer and a notary in Puerto Rico. You have watched an episode in Puerto Rico Legal Block. You can send me an email or give me a phone call if you have any questions. Have a great day.

Categories: Uncategorized


November 23, 2016 Leave a comment

Here is a link to a post at announcing a series of events scheduled for the month of December 2016 at the Vieques Conservation and Historical Trust located at El Malecón in La Esperanza.


Here is a link to the VCHT site.

Very Truly Yours,

Santiago F. Lampón


Categories: News, Uncategorized Tags: , ,
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