https://cyber.harvard.edu/prs/Nicar.html
The Reform of Property Registration Systems in Nicaragua: A Status Report
A. AUTHORITY

Property registration in Nicaragua originated in the mortgage registry set up by the Spanish in the late eighteenth century, which employed a folio personal system.(9) After Nicaragua's independence, the first Civil Code was passed in 1867. Title VI of Book II created a Registro Conservador.(10) Pursuant to Article 695 of the Code, a set of regulations to govern the Registro Conservador was adopted in 1877.(11) This Registry recorded mortgages, ownership, and other interests in real property.(12) The records themselves were maintained in three volumes: a Property Registry; a Mortgage and Liens Registry; and a Registry for Preventative Annotations and Prohibitions on Sale.(13) In keeping with the system's Principles of Legality and Publicity, secret mortgages and other interests were not legally enforceable.(14)

9 . The Mortgage Registry was set up by the Spanish in each of the empire's provinces pursuant to the Royal Decrees ("Cedulas Reales") of May 9, 1778 and April 16, 1783. The colonial provincial capital in Nicaragua was Leon, and this was where the mortgage registry was established.

10 . See Código Civil, Tomo II, Titulo VI (1867). See also Reglamento del Registro Conservatorio (1877). In fact, the Civil Code was simply an adoption of the 1855 Chilean Civil Code with minor changes.

11 . See Reglamento del Registro Conservatorio (June 16, 1877). Again, Nicaragua adopted with very few changes the registry regulations adopted by Chile in 1857.

12 . A separate office was set up in each of Nicaragua's departments. The registrar was known as the "conservador" and was responsible for making all inscriptions and maintaining the registry's records.

13 . An index tracked inscriptions in each of the three Registry books. The Property Registry tracked ownership of property. The Mortgage Registry tracked liens, mortgages, other financial interests, and servitudes that pertained to a property. The third Registry noted prohibitions, sentences, and other limitations on the sale of a property. A daily record was also kept of applications received by the Conservador. This record was the forerunner of what in the modern registry system is known as the "Diario."

14 . See Reglamento del Registro Conservatorio, Arts. 52-53, 84 (June 16, 1887). According to the Principle of Legality, only notarized documents ("escrituras publicas") may be inscribed. The notary is responsible for ensuring that the contents of the writing are correct and legitimate. The Principle of Publicity provides that only rights and interests that have been inscribed can be enforced against third parties. These same principles are enumerated in the current registry regulations. See Reglamento del Registro de Propiedad, Arts. 17, 112-129.


E. CURRENT PROJECTS AND REFORM EFFORTS
1. National Reform Plan
2. The European Community Project for Registry Reform
F. RELATED INITIATIVES
1. National Cadastra
2 .Land Titling
3, New Law on the Judiciary
G. SUPPLEMENTARY TITLE (ADVERSE POSSESSION)

http://www.fao.org/3/a-k1561e.pdf
RPPIM Public Registry of Real Estate and Commercial Property (Nicaragua)
SIT Territorial Information System (Nicaragua)

Nicaragua
Land Administration Project [Proyecto de Ordenamiento de la Propiedad, PRODEP]
Public Registry of Real and Commercial Property [Registro Público de la PropiedadInmueble y Mercantil, RPPIM]
Nicaraguan Institute of Territorial Studies [Instituto Nicaragüense de Estudios Territoriales, INETER]

Nicaragua’s Public Registry of Real Estate and Commercial Property, RPPIM, is still a subdivision of the Supreme Court with a weak link to the cadastre agency.
21. Nicaragua’s Institute of Territorial Studies, INETER, is a decentralized agency
responsible for maintaining the physical cadastre, the geodesy, the cartography, the meteorology and
territorial planning in Nicaragua. It has tried to modernize – e.g. with the adoption of modern
information systems – but with no link to land registration. Nicaragua’s institutional arrangements for
land administration are complex, to a large extent due to ongoing land tenure disputes arising out of
the agrarian reform process.

In Nicaragua, most cases of fraud occur as a result of double recording of properties or of imprecision, mistakes or outdated registry
records (EuroGeo 2003).

Nicaragua
- Integrated Registry-Cadastre Information System (Sistema Integrado de Información
Catastro-Registral, SIICAR)

- Territorial Information System (Sistema de Información Territorial, SIT)

52. Recent laws in Nicaragua and Guatemala (Asamblea Nacional de Nicaragua 2004 and
Diario de Centroamérica 2005), have reaffirmed the determination of these countries to keep these
functions administered separately by two different institutions and to use information systems and
interagency cooperation to achieve the necessary unification of registry and cadastre data and
processes.

53. In general, interagency coordination is difficult. In Nicaragua, an essential step for the
effectiveness of the SIICAR is the establishment of a single cadastre-registry window to service
clients. In practice, the new office buildings in each of the three project areas are being constructed
with project funding but in separate locations, one for the Registry and another for INETER
(cadastre), and, in the case of Somoto, Madríz, one site is quite distant from the other. These decisions
suggests that Nicaraguan institutions are far from engaging in inter-agency cooperation and are bound
to complicate any future effort to unify services.

59. In Nicaragua, PRODEP has hired consultants to develop and implement an Integrated
Registry-Cadastre Information System, SIICAR over an 18 month period at a cost of about US$ 1.5
million. In planning the SIICAR (EuroGeo 2003, 2003a, 2003b and PRODEP 2003), the following
options were considered: i. system design taking advantage of information systems already in place in
Nicaragua (9 in all); ii. adaptation of El Salvador’s SIRyC to Nicaraguan requirements;
iii. development of an entirely new system.



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Note added at 37 mins (2020-05-27 14:47:14 GMT)
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(iii) The legislation under consideration by the Asamblea Nacional since 2001 foresees the creation of a National Registry System (SINARE) that would unify Nicaragua’s registries into a single institution, dependent and subordinate to the Supreme Court with respect to its budget (EuroGeo 2003b, clause 3.2.4.1.1). Maintenance and upgrading costs of the SIICAR are likely to be significant.12 To leave budgetary discretion over the upkeep of the system in the hands of an institution that is distant in objectives and functions from the SINARE could compromise the sustainability of the SIICAR.

(iv) On 5 December 2006 Nicaragua had a change in government. This will create uncertainty with respect to the feasibility of implementing reforms in the registry-cadastre processes including the passage of complementary legal changes pending, and to the institutional viability of the information systems being developed in support of these changes.