Profession

Mortgage lenders in Mexico: CNBV and CONDUSEF registers

How to check a Mexican mortgage lender: the CNBV register of supervised entities, the CONDUSEF SIPRES register and the Buró de Entidades Financieras.

Checked on against the official sources at the bottom of the page.

In short

In Mexico, a bank or other lender that offers home loans sits in a federal register, and the reader can search it. Two federal bodies keep one each: the CNBV (the National Banking and Securities Commission) publishes the Padrón de Entidades Supervisadas (PES), and the CONDUSEF (the financial consumer protection agency) runs the SIPRES, a register of financial service providers that its own disposition makes public and free to consult. We found no register of independent mortgage brokers, so a broker who is not itself a regulated lender cannot be looked up in the same way. A listing in a register does not certify solvency: the CONDUSEF disposition says so expressly (art. 44).

What the lender does

A mortgage lender grants the loan and takes a mortgage over the home as security. The institutions in these registers include banks (instituciones de banca múltiple), multiple-purpose finance companies (SOFOM) and others. Payotte lists no lender. For the terms of an offer, see the binding mortgage offer, the total annual cost (CAT) and mortgage rates in Mexico. To estimate a payment, use the mortgage calculator.

Register 1: CNBV, Padrón de Entidades Supervisadas

The CNBV’s page, dated 20 June 2017 on gob.mx, describes the PES as a tool to look up “entidades financieras y sujetos que actualmente se encuentran en operación, y los cuales están bajo su supervisión” (financial entities currently operating and under its supervision). It lists what the PES shows: name or company name, address, phone and other contacts, financial sector, and the supervising administrative area. You can search by company name, short name or sector.

The page also explains an empty result: either the entity is not operating, or its supervision belongs to another regulator. An empty result is therefore not proof of anything wrong, and not proof of anything right. On the same CNBV portal, a note says that the SOFOM “E.N.R.” sector (non-regulated multiple-purpose finance companies) is supervised by the CNBV only for money-laundering prevention, and recommends the SIPRES as the main source for them.

Register 2: CONDUSEF, SIPRES

The SIPRES site says it is “un registro de carácter público” created by law, whose goal is to give corporate and general information on the financial institutions within the CONDUSEF’s remit. It lists address, status (legal and administrative situation) and minimum fixed capital. It adds that if an institution is not found in the register, “se debe a: No se trata de una Institución Financiera o, está incumpliendo con la normatividad aplicable” (it is not a financial institution, or it is not complying with the applicable rules). The search offers filters by sector (banks, SOFOM, popular finance companies, credit unions and more), by state and by status.

The legal base is the CONDUSEF law: art. 8 says the CONDUSEF “establecerá y mantendrá actualizado” a register of financial service providers, and art. 46 puts the register in its charge. The disposition published in the Diario Oficial de la Federación on 14 October 2022 (“Disposición en Materia de Registros ante la CONDUSEF”) adds two rules a reader should know:

  • Art. 35: “La información que contiene el SIPRES es pública y puede ser consultada por cualquier persona de forma gratuita.”
  • Art. 44: “El alta en el SIPRES o el registro en el catálogo no implica la certificación sobre la solvencia y cumplimiento de la legislación que le sea aplicable a la Institución Financiera.”

An earlier attempt to open the SIPRES page failed on a certificate error and we did not work around it; a later plain request on 15 October 2026 opened it. We found no separate terms of use on it. The DOF text is the rule we cite.

Register 3: Buró de Entidades Financieras

The CONDUSEF’s Buró de Entidades Financieras is a comparison tool, not a licence register. According to the CONDUSEF page, dated 6 April 2016, it lets you see institutions’ complaints and claims, the abusive clauses in force in their contracts and whether they have financial education programmes. It must not be confused with the private credit bureau that keeps individuals’ credit histories. We did not open the Buró site itself.

Independent brokers and other intermediaries

We found no official register for independent mortgage brokers or credit intermediaries after searching official sources. That means no regulator we could identify lets you look up a broker by name. If a broker offers you a loan, the useful question is which regulated lender grants it; look that lender up in the PES and the SIPRES. Before paying an intermediary anything, ask who the lender is and ask for the written offer.

How you check a lender

  1. Ask for the lender’s full legal name (denominación social) as it appears on the offer, not the trade name.
  2. Search it in the PES (CNBV, cnbv.gob.mx) and the SIPRES (CONDUSEF, webapps.condusef.gob.mx/SIPRES).
  3. Read the status. The SIPRES filter lists statuses such as in operation, in liquidation, revoked or intervened; for any status other than in operation, ask the CONDUSEF what it means for your contract.
  4. Read the offer in writing with its CAT (total annual cost) and the amounts due before signing.
  5. If something goes wrong later, the SIPRES lists the institutions that may be summoned to the CONDUSEF’s conciliation procedure after a formal complaint.

What the registers’ terms say

CNBV: the page carries the notice “La legalidad, veracidad y la calidad de la información es estricta responsabilidad de la dependencia, entidad o empresa productiva del Estado que la proporcionó en virtud de sus atribuciones y/o facultades normativas.” CONDUSEF: art. 35 above (public, free). The CONDUSEF page for the Buró carries the same notice. Payotte copies none of these registers.

What it costs

Consulting the registers is free (SIPRES: art. 35 above). The cost of a loan is stated in the offer, through the interest rate and the CAT; this page gives no rate. An appraisal and notary fees are separate costs; see closing costs in Mexico.

Which professional to consult

A real estate lawyer can read the loan and mortgage deed before signing (see real estate lawyers). A notary formalises the mortgage deed (see notaries), and an appraiser values the home (see appraisers).

Questions to ask

  • What is the exact legal name of the entity that will lend me the money?
  • Is it in the CNBV’s PES or in the CONDUSEF’s SIPRES, and under which sector?
  • What are the interest rate, the CAT and all fees, in writing?
  • Which insurance is required, and who chooses the insurer?
  • What happens if I want to repay early or change lender?

Frequently asked questions

Is the PES the same as the SIPRES?

No. The PES is the CNBV’s list of entities under its supervision. The SIPRES is the CONDUSEF’s register of financial providers. Some entities, such as SOFOM E.N.R., are better found in the SIPRES.

Does being in the SIPRES mean a lender is safe?

No. The CONDUSEF disposition says registration does not certify solvency or compliance (art. 44).

Is there a register of mortgage brokers?

We found none. Identify the lender that grants the loan and look that entity up.

What if a lender is not in either register?

The CNBV says it may not be operating or may belong to another regulator; the SIPRES says it may not be a financial institution or may not comply with the rules. Ask the entity for an explanation in writing.

Can Payotte recommend a lender?

No. Payotte lists no lender and does not rank banks.

Sources