The good (civil law?) notary

Authors

  • Sebastián Rivero Silva Universidad Europea Miguel de Cervantes

DOI:

https://doi.org/10.35295/sz.iisl.2497

Keywords:

notary public, civil notary, legal certainty, equivalence of authority, common law, civil law, cross-border recognition

Abstract

 This article explains how structural differences between civil-law notaries and common-law notaries public create friction in cross-border circulation of public documents. Using Spanish case law and practice, it traces a pivot from “equivalence of forms” to “equivalence of authority,” and increasingly to a notary’s “judgment of sufficiency.” The shift relaxes formalism and centers which public functions were performed—identification, capacity, legality checks, authorship—reducing re-documentation. Evidence does not support a claim that common-law systems are less secure; rather, they relocate assurance to ex post remedies and professional accountability. The article proposes a functional, risk-weighted recognition framework: cross-border effects should turn on demonstrable delivery of safeguards—independence, competence proportionate to risk, verifiable record-keeping, and enforceable liability—regardless of institutional mix. On this view, hybrid pathways become coherent: modest liberalization in civil-law systems and “enhanced” notaries public with legal training in common-law settings.

Downloads

Download data is not yet available.

Global Statistics ℹ️

Cumulative totals since publication
236
Views
71
Downloads
307
Total

References

Antohie, R., 2024. Bona fides in the notarial activity. Conferința Internațională de Drept, Studii Europene și Relații Internaționale [online]., 12(12), 67–75. Available at: https://www.utm.ro/wp-content/uploads/2025/08/2024.pdf#page=67

Apple, J.G., and Deyling, R.P., 1995. A primer on the civil-law system [online]. Washington, DC: Federal Judicial Center. Available at: https://www.govinfo.gov/content/pkg/GOVPUB-JU13-PURL-LPS55055/pdf/GOVPUB-JU13-PURL-LPS55055.pdf

Arenas García, R., 2014. Acceso de documentos públicos extranjeros al Registro de la Propiedad español. In: M. Font i Mas, ed., El documento público extranjero en España y en la Unión Europea: estudios sobre las características y efectos del documento público [online]. Barcelona: J.M. Bosch, 359–384. Available at: https://dialnet.unirioja.es/servlet/articulo?codigo=4605652 DOI: https://doi.org/10.2307/j.ctvrzgxp0.15

Bolás, J., 2025, July–August. ¿Hacia un acercamiento de los notariados de otros orígenes? El Notario del Siglo XXI [online], (122). Available at: https://www.elnotario.es/index.php/seccion-corporativa/3895-hacia-un-acercamiento-de-los-notariados-de-otros-or%C3%Adgenes

Bruno, K.L., and Closen, M.L., 1999. Notaries public and document signer comprehension: A dangerous mirage in the desert of notarial law and practice. South Dakota Law Review [online], 44, 494. Available at: https://red.library.usd.edu/sdlrev/vol44/iss3/6

Bundesnotarkammer, 2023. Anwaltsnotariat (Notarial forms) [online]. Available at: https://www.notar.de/der-notar/notariatsformen/anwaltsnotare

Burke, B., and Fox, J.K., 1975. Notaire in North America: A short study of the adaptation of a civil law institution. Tulane Law Review [online], 50, 318–336. Available at: https://digitalcommons.wcl.american.edu/facsch_lawrev/864/

Cámara-Lapuente, S., 2005. Registration of interests as a formality of contracts: Comparative remarks on land registers within the frame of European private law. European Review of Private Law [online], 13(6), 845–874. https://doi.org/10.54648/ERPL2005050 DOI: https://doi.org/10.54648/ERPL2005050

Chianale, A., 2017. Notarial acts as written evidence: Towards a convergence between civil law and common law systems. Journal of Civil Law Studies [online], 10(1), 7–46. Available at: https://digitalcommons.law.lsu.edu/jcls/vol10/iss1/2

Closen, M.L., 2002. To swear... or not to swear document signers: The default of notaries public and a proposal to abolish oral notarial oaths. Buffalo Law Review [online], 50(2), 613. Available at: https://digitalcommons.law.buffalo.edu/cgi/viewcontent.cgi?article=1294&context=buffalolawreview

Closen, M.L., and Dixon, G.G., 1992. Notaries public from the time of the Roman Empire to the United States today, and tomorrow. North Dakota Law Review [online], 68(4), 873–910. Available at: https://core.ac.uk/download/pdf/322510886.pdf

Closen, M.L., Orsinger, T.W., and Ullrick, C., 2001. Notarial records and privacy rights: An emerging legal conflict. University of San Francisco Law Review [online], 35(2), 1–53. Available at: https://repository.usfca.edu/usflawreview/vol35/iss2/1/

Conley, A., 2023. Comparing essential components of transnational jurisdiction: A proposed comparative methodology. Tulane Journal of International and Comparative Law [online], 31(1), 1–52. Available at: https://journals.tulane.edu/jicl/article/view/3795 DOI: https://doi.org/10.2139/ssrn.4599530

Cox, N., 2000. The notary public—The third arm of the legal profession. New Zealand Business Law Quarterly [online], 6, 321–335. Available at: https://papers.ssrn.com/sol3/papers.cfm?abstract_id=420749

European Commission for the Efficiency of Justice (CEPEJ), 2023. Specific study on notaries (2020 data) [online]. 18 December. Available at: https://rm.coe.int/specific-study-on-notaries-2020-data-cnue-en-final/1680ae1122

Figueroa, D., 2009. The evolving role of the Latin American notary public. International Legal Studies Program Law Journal [online], 1(3), 1–23. Available at: https://dx.doi.org/10.2139/ssrn.1525034 DOI: https://doi.org/10.2139/ssrn.1525034

Florida Executive Office of the Governor, 2025. Notary education [online]. Available at: https://www.flgov.com/eog/info/notary/education

Gaupp, R., 2004. The impartiality of the notary (Topic I). XXIV International Congress of Latin Notaries [online]. Bonn: Bundesnotarkammer. Available at: https://www.bnotk.de/fileadmin/user_upload_bnotk/Bnotk_Internationales/uinl_kongresse/2004_mexiko/THEME_I_GAUPP_EN.pdf

Haberkorn, G., and Wulf, J.Z., 1998. The legal standard of care for notaries and their employers. UIC Law Review [online], 31(3), 735–748. Available at: https://repository.law.uic.edu/lawreview/vol31/iss3/4/

Heidemann, M., 2017. Commercial registers and transparency. Amicus Curiae [online], 112, 18–27. Available at: https://doi.org/10.14296/ac.v2017i112.5042 DOI: https://doi.org/10.14296/ac.v2017i112.5042

Hong Kong Society of Notaries, 2026. Information on Notaries and Notaries Public Profession [online]. Available at: http://www.notaries.org.hk/information-on-notaries-public-profession/

Kemple, R., 2019. Governor’s notary reference manual [online]. Tallahassee: Florida Executive Office of the Governor. 17 December. Available at: https://www.flgov.com/eog/sites/default/files/notary/Governors_Notary_Reference_Manual_12-17-19.pdf

Kennett, W., 2016. It’s arbitration, but not as we know it: Reflections on family law dispute resolution. International Journal of Law, Policy and the Family [online], 30(1), 1–31. Available at: https://doi.org/10.1093/lawfam/ebv017 DOI: https://doi.org/10.1093/lawfam/ebv017

Lavecchia, L., and Stagnaro, C., 2019. There ain’t no such thing as a free deed: The case of Italian notaries. European Journal of Law and Economics [online], 47(2), 277–290. Available at: https://doi.org/10.1007/s10657-019-09612-x DOI: https://doi.org/10.1007/s10657-019-09612-x

Llopis Benlloch, J.C., 2017. Encriptación de datos y avances en la digitalización notarial. ICADE. Revista de la Facultad de Derecho [online], (101). Available at: https://doi.org/10.14422/icade.i101.y2017.004 DOI: https://doi.org/10.14422/icade.i101.y2017.004

Malavet, P.A., 1995–1996. Counsel for the situation: The Latin notary, a historical and comparative model. Hastings International and Comparative Law Review [online], 19, 389–456. Available at: https://ssrn.com/abstract=1496453

Méndez, F.P., 2017. The land registrar as a legal professional. European Land Registry Association [online], vol. 7. Available at: https://www.elra.eu/wp-content/uploads/2017/02/6.-Fernando-P.-Mendez-The-Land-Registrar-as-a-Legal-Professional.pdf

Monkkonen, P., 2018. Are civil-law notaries rent-seeking monopolists or essential market intermediaries? Endogenous development of a property rights institution in Mexico. In: P. Ho, ed., An endogenous theory of property rights [online]. Abingdon/New York: Routledge, 104–128. Available at: https://doi.org/10.4324/9781315112923 DOI: https://doi.org/10.4324/9781315112923-5

Nahuis, R., and Noailly, J., 2005. Competition and quality in the notary profession (CPB Discussion Paper No. 94) [online]. The Hague: CPB Netherlands Bureau for Economic Policy Analysis. Available at: https://www.cpb.nl/en/publication/competition-and-quality-notary-profession

National Competition Commission, 2007. Resolution (Case file No. 2803/07) [online]. Available at: https://www.cnmc.es/expedientes/280307

New York State Department of State, 2025. Become a notary public [online]. Available at: https://dos.ny.gov/become-notary-public

Notarios y Registradores, 2014. Escrituras extranjeras: Posibles defectos [online]. Available at: https://www.notariosyregistradores.com/LEYESEXTRANJERAS/ARTICULOS/2014-escrituras-extranjeras-posibles-defectos.htm

Organization for Economic Co-operation and Development (OECD), 2007. Competitive restrictions in legal professions (Competition Policy Roundtables, No. 76; DAF/COMP(2007)39) [online]. Paris: OECD. Available at: https://www.oecd.org/content/dam/oecd/en/publications/reports/2009/04/competitive-restrictions-in-legal-professions_ad5da52e/3b7647f1-en.pdf

Reimann, M., 2009. The notary in American legal history: The fall and rise of the civil law tradition? In: M. Schmoeckel and W. Schubert, eds., Handbuch zur Geschichte des Notariats der europäischen Traditionen [online]. Baden-Baden: Nomos, 559. Available at: https://doi.org/10.5771/9783845218625-559 DOI: https://doi.org/10.5771/9783845218625-559

Rivero-Silva, S., 2024. Miramax, LLC vs. Quentin Tarantino y Romantica, INC: A propósito de la comercialización no autorizada de los non-fungible tokens (NFTs) del guion de Pulp Fiction. Ciencia Jurídica [online], 13(25), 42–57. Available at: https://doi.org/10.15174/cj.v13i25.480 DOI: https://doi.org/10.15174/cj.v13i25.480

Rivero-Silva, S., 2025. Blockchain evidence versus the State: RAIMUNDO as a case study. Oñati Socio-Legal Series [online], 15(4). Available at: https://www.doi.org/10.35295/OSLS.IISL.2202 DOI: https://doi.org/10.35295/osls.iisl.2202

Shaw, G., 2003. The German notariat and the European challenge. International Journal of the Legal Profession [online], 10(1), 37–54. Available at: https://doi.org/10.1080/0969595032000083155 DOI: https://doi.org/10.1080/0969595032000083155

Shaw, G., 2006. Notaires in France—An unassailable profession. Or are they? International Journal of the Legal Profession [online], 13(3), 243–271. Available at: https://doi.org/10.1080/09695950701192228 DOI: https://doi.org/10.1080/09695950701192228

Society of Notaries of Queensland, 2025. Apply to become a Notary Public in Queensland [online]. Available at: https://societyofnotariesqld.org/become-a-notary-public/

Spanish Supreme Court (Civil Chamber), 2012. 19 June. Judgment no. 998/2011 [online]. Available at: https://vlex.es/vid/auctor-regit-sitae-derivativa-an-395383690

Stephenson, G.S., 2016. Louisiana’s civil-law notaries. Southern University Law Review [online], 43. Available at: https://ssrn.com/abstract=2686325

The Notaries Society (UK), 2025. Becoming a notary [online]. Available at: https://www.thenotariessociety.org.uk/pages/becoming-a-notary

Torralba Mendiola, E., 2017. La eficacia en España de los poderes otorgados ante notario extranjero. Bitácora Millennium DIPr [online], (5), 1–17. Available at: https://doi.org/10.36151/MDIPR.2017.004

University of Bremen, 2007. Summary of the comparative legal and economic study into the EU conveyancing services market (Study COMP/2006/D3/003) [online]. European Commission, Directorate-General for Competition. Available at: https://competition-policy.ec.europa.eu/document/download/67a94264-9648-48e2-879c-40442821f4ae_en?filename=2007_study_conveyancing_services_market_summary_en.pdf

Valle Muñoz, J.L., 2016. La ley de cooperación jurídica internacional en materia civil y mercantil y su repercusión en la calificación del registrador de la propiedad. Revista jurídica de Catalunya, 115(3), 613–641.

Van Alstyne, P.J., 1999. Notary’s duty of care for identifying document signers. UIC Law Review [online], 32(4), 1003–1031. Available at: https://repository.law.uic.edu/lawreview/vol32/iss4/6/

Van den Bergh, R., and Montangie, Y., 2006. Competition in professional services markets: Are Latin notaries different? Journal of Competition Law & Economics [online], 2(2), 189–214. Available at: https://doi.org/10.1093/joclec/nhl008 DOI: https://doi.org/10.1093/joclec/nhl008

Verboven, F., and Yontcheva, B., 2024. Private monopoly and restricted entry—Evidence from the notary profession. Journal of Political Economy [online], 132(11), 3658–3707. Available at: https://doi.org/10.1086/730549 DOI: https://doi.org/10.1086/730549

Weber, S., 2022. Notary public handbook [online]. Sacramento: California Secretary of State. Available at: https://notary.cdn.sos.ca.gov/forms/notary-handbook-2022.pdf

World Bank, 2020. License to compete: Reforms to professional licensing (Main report) [online]. Washington, DC: International Bank for Reconstruction and Development / The World Bank. Available at: https://documents1.worldbank.org/curated/en/386921592298595049/pdf/Main-Report.pdf

World Justice Project, 2024. Rule of Law Index® 2024 [online]. Available at: https://worldjusticeproject.org/rule-of-law-index/downloads/WJPIndex2024.pdf

Zeng, R., 2012. Real estate operations and notary system at civil law legal system. US-China Law Review [online], 9(8), 547–560. Available at: https://www.davidpublisher.com/Public/uploads/Contribute/561b5dcf5e798.pdf

Zeng, R., 2013. Review of American notary system: New developments, challenges, and coping strategy. Journal of Politics and Law [online], 6(4), 121–128. Available at: https://doi.org/10.5539/jpl.v6n4p121 DOI: https://doi.org/10.5539/jpl.v6n4p121

Published

04/20/2026

How to Cite

Rivero Silva, S. (2026) “The good (civil law?) notary”, Sortuz: Oñati Journal of Emergent Socio-Legal Studies, 16(1), pp. 245–264. doi: 10.35295/sz.iisl.2497.