# Universal `--sanctions` Section — Seller / UBO / PEP Sanctions-Screening at Deed Signing Pre-completion screening of the *other side of the deed* — the seller, the ultimate beneficial owner (UBO) behind any company / SPV / trust seller, and any politically-exposed-person (PEP) connection — against the four public sanctions lists, so a foreign buyer does not inadvertently transfer funds to (or acquire property from) a blocked person and find the funds frozen, the deal void, or themselves exposed to secondary sanctions. Loaded when `--sanctions` is invoked. **Snapshot**: May 2026. **Scope**: this is the *counterparty-screening* layer. It is **not** `--scams` (how transaction fraud happens), **not** `--notary` (the deed-execution process), **not** `--finance` / `--cross-border` (the buyer's OWN bank KYC + mortgage), **not** `--title-monitoring` (post-ownership title-fraud). `--sanctions` answers one orthogonal question: *is the party you are buying FROM — or their hidden owner — a sanctioned/blocked person, a PEP, or otherwise someone you must not fund; who is legally obliged to screen them; and can you (or your advisor) actually access the beneficial-ownership data to check?* ## Why this matters to a foreign buyer Sanctions liability is **strict** in most regimes — you need not have known. If the seller (or the UBO of a company / trust seller) is a designated person, the transfer can be blocked, your funds frozen, the deal unwound, and you exposed to secondary sanctions. The risk concentrates where it is least visible: company / SPV / trust sellers, recently-naturalised Citizenship-by-Investment (CBI) passport holders, PEPs selling through nominees, and high-value markets that attract sanctioned wealth (the Gulf, CBI Caribbean, offshore-finance territories, prime EU / UK). ## Universal contract For the property's country, return: 1. **Beneficial-ownership (BO) register + access tier** — named register + whether access is **PUBLIC** (buyer-searchable) · **legitimate-interest** · **authorities / obliged-entity-only** · **none / transitional**. (Post-CJEU, most EU registers are NOT public.) 2. **AML supervisor + FIU** — the body supervising real-estate AML + the financial-intelligence unit 3. **Gatekeeper screening duty** — who is the *regulated* screener at the deed (notary / lawyer / estate-agent), under what rule, OR `no DNFBP duty yet — buyer/conveyancer must self-screen` 4. **The realistic screening path** — who actually screens the seller / UBO in practice (almost never the buyer alone) 5. **Country sanctions / PEP note** — the one country-specific fact (FATF status WITH date, CBI exposure, a notable case) 6. **Confidence** — HIGH / MEDIUM / LOW per the skill's contract ## Classify first — the screening architecture ### The four lists (free, public — screen the seller AND the UBO against ALL of them) - **US OFAC** — SDN List + Consolidated Sanctions List; free Sanctions List Search at `sanctionssearch.ofac.treas.gov` (fuzzy match, no login). Reaches non-US persons via secondary sanctions. - **EU** — Consolidated Financial Sanctions List (the "FSF" database); free download (PDF / CSV / XML); the authentic text is the Official Journal. There is **no** OFAC-style interactive search box — do not imply parity. - **UK** — the **FCDO UK Sanctions List** at `search-uk-sanctions-list.service.gov.uk`. The legacy **OFSI Consolidated List closed 28 Jan 2026** — do not cite it as the live source. - **UN** — Security Council Consolidated List at `main.un.org/securitycouncil` (+ `search.sanctions.un.org`). ### The OFAC 50% Rule — why screening the named seller is not enough An entity owned **50% or more, in aggregate, by one or more blocked persons is itself blocked** — even if not separately listed. A clean-looking company seller can be a blocked entity through its UBO. Screen the ownership chain, not just the name on the title. ### The gatekeeper model (FATF) — who is legally obliged to screen - **Rec 22** — real-estate agents, notaries and lawyers (DNFBPs) must perform customer due diligence (identify + verify the customer + UBO; screen against sanctions / PEP lists) on property transactions. - **Rec 12** — enhanced due diligence on PEPs (and their family / close associates). - **Rec 24 / 25** — countries must hold adequate, accurate, current beneficial-ownership information. Whether the *agent* specifically carries this duty varies — establish who the gatekeeper is before assuming one exists (e.g. AU only from 1 Jul 2026; in KR agents are not AML-reporting entities, the bank is). ### BO-register access tiers (the honesty axis) The **CJEU struck down general-public access to EU beneficial-ownership registers on 22 Nov 2022** (Joined Cases C-37/20 & C-601/20). Most EU / EEA registers are now **legitimate-interest** access; some are **authorities-only**. Genuinely buyer-searchable PUBLIC registers are now the exception (UK PSC + Register of Overseas Entities; Gibraltar; Nigeria CAC). The 2024 EU AML package (Reg (EU) 2024/1624, the AMLR, applies 10 Jul 2027) re-bases access on legitimate interest by statute. ## Verdict bands | Band | Trigger | Read | |---|---|---| | 🟢 | Strong DNFBP gatekeeper actively screening + clear sanctions framework + buyer/advisor can verify the UBO (public or legitimate-interest register) + low jurisdictional sanctions-risk | "Your notary/lawyer screens as a matter of law; the UBO is verifiable; proceed with a standard sanctions representation." | | 🟡 | Gatekeeper duty exists but BO access is authorities-only (you rely on the gatekeeper's screen, can't self-verify) | "Get your regulated advisor to run + document the screen; you cannot self-check the UBO — make completion conditional on a clean result." | | 🟠 | Gatekeeper duty thin / new / absent, OR elevated exposure (CBI state, offshore-finance centre, recent FATF grey-listing) | "Commission enhanced due diligence on the seller + UBO from an independent screener; do not rely on the agent alone." | | 🔴 | No effective gatekeeper + opaque ownership + high sanctions-risk (active grey-list + nominee-heavy market) | "Treat counterparty screening as a deal-gating diligence item with specialist AML counsel; walk if the UBO can't be established." | ## ⚠️ 7 cross-cutting traps 1. **A BO register existing ≠ you can search it.** Since the CJEU's 22 Nov 2022 ruling most EU registers are legitimate-interest or authorities-only — the realistic screener is your *regulated notary / lawyer / agent*, who holds the access you don't. Never assume a buyer can self-serve the UBO. 2. **The OFAC 50% Rule hides the risk in the ownership chain.** A non-listed company / SPV seller that is ≥50% owned by a blocked person is itself blocked. Screen the UBO, not just the name on the deed. 3. **The gatekeeper duty may not exist yet — or may not sit with the agent.** Australia's real-estate AML duty starts only 1 Jul 2026; in Korea agents are not AML-reporting entities (the bank screens). Confirm who is obliged before relying on "the agent will check." 4. **CBI / golden-passport sellers carry elevated risk.** A recently-naturalised seller from a Citizenship-by-Investment state (CBI Caribbean; historic CY / MT) may be a PEP or someone who bought citizenship to obscure origin — treat as enhanced due diligence. 5. **FATF grey-list status is dated and moves.** UAE off 23 Feb 2024; Türkiye off 28 Jun 2024; South Africa + Nigeria off 24 Oct 2025; Lebanon *added* 25 Oct 2024; Bulgaria + Vietnam still listed. A current grey-listing signals weaker DNFBP enforcement — never assert "is grey-listed" without the date. 6. **A digital register is not a sanctions screen.** Highly digitised land / company registers rarely run list-matching; the screen is the gatekeeper's CDD, not the registry's existence. 7. **The US FinCEN Residential Real Estate Rule is contested.** Effective 1 Dec 2025 (reporting from 1 Mar 2026) but **vacated by the E.D. Texas court on 19 Mar 2026 and on appeal to the 5th Circuit — a circuit split** (a contrary M.D. Fla. ruling upheld it). Don't state the reporting obligation as settled; verify the current status. ## Universal mitigations Applicable across all 126 countries: 1. **Screen the named seller AND the UBO against all four lists** (OFAC, EU, UK FCDO, UN) before any funds move — the public search tools are free. 2. **Have your regulated notary / lawyer / agent run + document the CDD / sanctions screen** — they hold the legitimate-interest BO-register access you don't; get it in writing. 3. **Apply OFAC 50% logic to any company / SPV / trust seller** — demand the full UBO chain; if it can't be established, treat that as the answer. 4. **Treat CBI-state sellers and any PEP connection as enhanced due diligence.** 5. **Check the jurisdiction's current (dated) FATF status** — a grey-listing means lean harder on independent screening. 6. **Put a sanctions / AML representation + condition precedent in the SPA** — make completion conditional on a clean screen of seller + UBO. 7. **Keep the screening evidence** — it protects you from secondary exposure and a frozen-funds / unwound-deal outcome if the counterparty is later designated. ## Regional patterns ### Western Europe + EFTA + micro-states + UK (R1) - **ad** Andorra — UBO/sanctions screening: BO register=beneficial-ownership data collected under Law 14/2017 (prevention/fight against money laundering and terrorist financing, as amended by Law 37/2021) — **authorities + obliged-entity access** (KYC/CDD basis), not public to buyers; AML supervisor + FIU=**UIFAND (Unitat d'Intel·ligència Financera d'Andorra)** is both the central FIU and the AML/CFT supervisory body for obliged parties; gatekeeper duty=notary (notari — mandatory on Andorran property deeds) + lawyer/estate agent — obliged parties reporting STRs directly to UIFAND under Law 14/2017; Andorra is non-EU/non-EEA (applies UN sanctions + aligns with EU restrictive measures via cooperation); country note=Andorra ranks among the lowest-risk jurisdictions in the 2025 Basel AML Index (score 3.48/10); UIFAND is supervisor+FIU; BO data not buyer-searchable; realistic path=Andorran notari (mandatory) + lawyer run CDD + sanctions/PEP screen on seller UBO; verify at https://www.uifand.ad/en. Confidence=HIGH (UIFAND + statute HIGH; exact register name/access tier — verify at UIFAND). - **at** Austria — UBO/sanctions screening: BO register=Register der wirtschaftlichen Eigentümer (WiEReG), per the Wirtschaftliche Eigentümer Registergesetz (WiEReG); access tier=obliged-entity / authorities (banks, notaries, lawyers, tax advisers, real-estate agents access within CDD; authorities full access) — public access ended post-CJEU; AML supervisor + FIU=real-estate agents supervised under the Gewerbeordnung (trade authorities); FIU=A-FIU (Geldwäschemeldestelle, in the Bundeskriminalamt), reports via goAML; gatekeeper duty=the notary (and the real-estate Immobilientreuhänder) is the regulated screener — obliged entity, must verify against WiEReG, identify participants, establish source of funds and report suspicion to A-FIU; CDD/PEP/sanctions checks at the notarial deed; country note=WiEReG non-compliance penalties up to €200,000 (intent) / €100,000 (gross negligence); EU AMLR 2024/1624 applies 10 Jul 2027; realistic path=the Notar (with Treuhänder) screens seller/UBO against EU/OFAC lists at the Kaufvertrag/Beurkundung; verify at WiEReG via https://www.bmf.gv.at / A-FIU https://www.bundeskriminalamt.at. Confidence=HIGH. - **be** Belgium — UBO/sanctions screening: BO register=UBO-register / Registre UBO, managed by the FPS Finance (SPF Finances) Treasury Administration; access tier=legitimate-interest / obliged-entity (post-CJEU; notaries, banks, accountants access for CDD); AML supervisor + FIU=FPS Finance Treasury (national sanctions/asset-freeze) and sectoral supervisors; FIU=Cellule de Traitement des Informations Financières (CTIF-CFI); gatekeeper duty=the notaire/notaris is the regulated screener — obliged entity under the Law of 18 Sep 2017 on AML/CTF (transposing AMLD); CDD, BO ID, PEP/sanctions checks at the authentic deed; country note=national asset-freeze administered by the FPS Finance Treasury; the notariat (Fednot/NABAN) feeds CTIF-CFI; EU AMLR 2024/1624 applies 10 Jul 2027; realistic path=the notaire screens seller/UBO against EU/OFAC + Belgian freeze lists at the acte authentique; verify at https://www.ctif-cfi.be / register https://finance.belgium.be/en/E-services/register-beneficial-owners. Confidence=HIGH. - **ch** Switzerland — UBO/sanctions screening: BO register=federal Transparency Register under the Legal Entities Transparency Act (LETA/TLEA), adopted by Parliament 26 Sep 2025; access tier=authorities-only (criminal-prosecution, tax, SECO, MROS, intelligence, AML supervisory bodies — NO public or general obliged-entity self-search; entry into force expected ~mid-2026, draft ordinance LETO consultation closed 30 Jan 2026); AML supervisor + FIU=FINMA (financial sector); national sanctions administered by SECO (State Secretariat for Economic Affairs); FIU=MROS (Money Laundering Reporting Office Switzerland, in fedpol); gatekeeper duty=NOTE Switzerland is non-EU — Swiss notaries are NOT yet AML obliged entities in the EU sense for real estate; the LETA reform extends AML duties to advisers and can block a land-register entry where a UBO filing is missing; estate agents/financial intermediaries do CDD per the Geldwäschereigesetz (GwG); country note=Switzerland applies the EU sanctions packages via SECO ordinances (e.g. Russia/Ukraine measures); LETA can result in rejection of a land-register entry and fines up to CHF 500,000 for intentional UBO-reporting violations; realistic path=the buyer's bank/financial intermediary + the notary (under cantonal practice) screen seller/UBO against the SECO sanctions list + OFAC/EU; verify at SECO sanctions https://www.seco.admin.ch (Sanktionen) / MROS https://www.fedpol.admin.ch (MROS). Confidence=HIGH. - **cy** Cyprus — UBO/sanctions screening: BO register=Beneficial Ownership Register operated by the Registrar of Companies (DRCOR), Ministry of Energy, Commerce and Industry — **authorities + obliged-entity access** (public access removed post-CJEU Nov 2022; annual confirmation window 1 Oct–31 Dec); AML supervisor + FIU=ICPAC/CyBAR/CySEC supervise relevant professionals; FIU = **MOKAS** (Unit for Combating Money Laundering); gatekeeper duty=lawyer + estate agent — obliged entities under the Prevention and Suppression of Money Laundering Activities Law (188(I)/2007); real-estate agents + law firms may access BO data when conducting CDD; country note=Cyprus CBI ("golden passport") scheme abolished Nov 2020 after abuse findings (Al Jazeera "Cyprus Papers" 2020) — elevated legacy PEP/source-of-wealth risk on sellers who acquired via the scheme; MOKAS is the FIU, not buyer-accessible; realistic path=Cypriot lawyer/estate agent runs CDD + sanctions/PEP screen on seller UBO via DRCOR obliged-entity access; verify at https://ubo.meci.gov.cy/ and https://www.police.gov.cy/police/police.nsf/mokas_en/mokas_en (MOKAS). Confidence=HIGH. - **de** Germany — UBO/sanctions screening: BO register=Transparenzregister (operated by Bundesanzeiger Verlag); access tier=legitimate-interest / obliged-entity access (post-CJEU; secure online portal, proof of AML obligation required) — DE missed the EU cross-border-access transposition deadline, Commission opened infringement proceedings Sep 2025; AML supervisor + FIU=real-estate AML supervised by regional authorities (e.g. local trade-supervision/Regierungspräsidien); FIU=Zentralstelle für Finanztransaktionsuntersuchungen (FIU), within the customs authority (Generalzolldirektion); gatekeeper duty=notaries (Notare) are obliged entities under the Geldwäschegesetz (GwG §2) — CDD, BO verification, PEP/sanctions screening at the notarial deed (Beurkundung); since GwG §16a a property purchase by a non-EU/non-cash buyer can only be notarised with documented AML checks; country note=foreign entities owning German real estate must report UBOs to the Transparenzregister (TraFinG 2021); the GwG bans cash in real-estate deals since 1 Apr 2023 (Sanktionsdurchsetzungsgesetz II); EU AMLR 2024/1624 applies 10 Jul 2027; realistic path=the Notar screens seller/UBO against EU/OFAC/national lists before Beurkundung; verify at https://www.transparenzregister.de / FIU https://www.zoll.de/DE/FIU/fiu_node.html. Confidence=HIGH. - **dk** Denmark — UBO/sanctions screening: BO register=register of beneficial owners (reelle ejere) in the Central Business Register (CVR) at the Danish Business Authority (Erhvervsstyrelsen) — was **PUBLIC**, but as of **1 Sep 2025 (BR25 reform implementing AMLD6)** public access **restricted to legitimate-interest** parties; AML supervisor + FIU=Erhvervsstyrelsen supervises estate agents/non-financial businesses, Finanstilsynet supervises financial sector; FIU = **Hvidvasksekretariatet** (Danish FIU, within the State Prosecutor for Serious Economic and International Crime / National Police); gatekeeper duty=estate agent + lawyer — obliged entities (forpligtede enheder) under the Danish Anti-Money Laundering Act (Hvidvaskloven); country note=Denmark's CVR BO data was openly searchable for years; since 1 Sep 2025 only legitimate-interest users have access — historical screening was easier than it is now; realistic path=Danish estate agent/lawyer runs CDD + sanctions/PEP screen on seller UBO; verify at https://hvidvask.dk/en and https://datacvr.virk.dk/. Confidence=HIGH. - **es** Spain — UBO/sanctions screening: BO register=Registro Central de Titularidades Reales (RCTIR), created by Real Decreto 609/2023, managed by Ministerio de Justicia (Dirección General de Seguridad Jurídica y Fe Pública); access tier=legitimate-interest (but practically near-unusable as of Feb 2026 — Spanish ID login + Spanish-only correspondence required); a parallel Registro de Titularidades Reales sits within the notarial single index (Base de Datos Notarial / Órgano Centralizado de Prevención, OCP); AML supervisor + FIU=SEPBLAC (Servicio Ejecutivo de la Comisión de Prevención del Blanqueo, the supervisor AND FIU); gatekeeper duty=notarios are obliged subjects under Ley 10/2010 de prevención del blanqueo — CDD, BO ID, PEP/sanctions checks; the notarial OCP runs centralised AML screening on every deed; country note=Spain's notariat operates the OCP — one of Europe's strongest gatekeeper screening systems, feeding SEPBLAC; EU AMLR 2024/1624 applies 10 Jul 2027; realistic path=the notario (via the OCP) screens seller/UBO at the escritura pública; verify at https://www.sepblac.es / RCTIR via https://www.registradores.org and https://www.notariado.org. Confidence=HIGH. - **fi** Finland — UBO/sanctions screening: BO register=beneficial-ownership register (tosiasiallinen edunsaaja) maintained by the Finnish Patent and Registration Office (PRH / Patentti- ja rekisterihallitus) in the Trade Register — access on application (fee-based; processing ~2-3 days), legitimate-interest model; AML supervisor + FIU=Regional State Administrative Agency (AVI / Aluehallintovirasto) supervises estate agents, Finanssivalvonta (FIN-FSA) supervises financial sector; FIU = **Rahanpesun selvittelykeskus** (Financial Intelligence Unit, within the National Bureau of Investigation / KRP); gatekeeper duty=estate agent + lawyer — obliged entities under the Act on Preventing Money Laundering and Terrorist Financing (444/2017); country note=PRH BO data is application + fee gated (potentially prohibitive for casual legitimate-interest users); realistic path=Finnish estate agent/lawyer runs CDD + sanctions/PEP screen on seller UBO; verify at https://rahanpesu.fi/en and https://www.prh.fi/en/index.html. Confidence=HIGH. - **fo** Faroe Islands — UBO/sanctions screening: BO register=data not publicly available as a distinct Faroese public register — the Faroe Islands are an autonomous territory of the Kingdom of Denmark; AML/CFT is covered within the Kingdom's FATF assessment, though the Faroes hold own competence over most economic matters; AML supervisor + FIU=for sanctions/foreign-policy competence Denmark's framework applies (FIU = **Hvidvasksekretariatet**, Danish FIU); Faroese AML supervision over local obliged entities — verify which authority; gatekeeper duty=lawyer + estate agent — DNFBP CDD per FATF Rec 22 baseline (Kingdom-of-Denmark AML framework); Faroe Islands are outside the EU (the Kingdom's EU membership does not extend to the Faroes); sanctions = Denmark retains foreign/security-policy competence, so Danish/EU/UN sanctions implementation applies; country note=no international sanctions in force against the Faroes; the Danish Gambling Authority's AML remit does NOT cover the Faroes (unlike Greenland) — supervision is more locally devolved; realistic path=local lawyer/estate agent runs CDD + sanctions/PEP screen; the seller-UBO sanctions check runs through the Danish/EU/UN lists; verify at https://hvidvask.dk/en and confirm the Faroese AML supervisor locally. Confidence=MEDIUM (autonomy + Danish sanctions competence HIGH; distinct Faroese BO register + local supervisor name — data not publicly available, verify at Faroese authorities / Danish FIU). - **fr** France — UBO/sanctions screening: BO register=Registre des bénéficiaires effectifs (RBE), held at the greffe (Infogreffe/INPI); access tier=legitimate-interest only since 31 Jul 2024 (law of 30 Apr 2025 + decree 24 Apr 2026 codified the legitimate-interest list — financial institutions, journalists, researchers, certain authorities); AML supervisor + FIU=notaries supervised by the Conseil supérieur du notariat / DGCCRF for agents; FIU=TRACFIN; gatekeeper duty=the notaire is the regulated screener at the acte authentique (Code monétaire et financier art. L561-2 names notaires as obliged DNFBPs — CDD, BO ID, PEP & sanctions checks); country note=RBE limited to legitimate-interest post-CJEU; France maintains an active national asset-freeze regime (gel des avoirs) under Code monétaire et financier art. L562-1 et seq., published on the DG Trésor registre national des gels; EU AMLR 2024/1624 applies 10 Jul 2027; realistic path=the notaire screens the seller/UBO against the DG Trésor + EU/OFAC lists at completion; verify at https://www.economie.gouv.fr/tresor/sanctions-financieres-internationales (DG Trésor) / TRACFIN https://www.economie.gouv.fr/tracfin. Confidence=HIGH. - **gg** Guernsey — UBO/sanctions screening: BO register=central register of beneficial ownership at the Guernsey Registry — **authorities + obliged-entity access**; legitimate-interest framework under public consultation (launched Feb 2026, closes 10 Apr 2026), NOT public; AML supervisor + FIU=Guernsey Financial Services Commission (GFSC); FIU = Guernsey Financial Intelligence Unit (FIU, within Bailiwick of Guernsey Police/Customs); estate agents/lawyers regulated under the Criminal Justice (Proceeds of Crime) (Bailiwick of Guernsey) Law 1999; gatekeeper duty=Guernsey advocate + estate agent — DNFBP CDD per FATF Rec 22 + POC(Bailiwick) Law; country note=Crown Dep BO register NOT public; legitimate-interest access (journalists/NGOs/CDD roles) under consultation closing 10 Apr 2026; realistic path=Guernsey advocate/regulated business runs CDD + sanctions/PEP screen; verify at https://www.guernseyregistry.com/. Confidence=HIGH. - **gi** Gibraltar — UBO/sanctions screening: BO register=Register of Ultimate Beneficial Owners (UBO Register, under the Register of Ultimate Beneficial Owners, Nominators and Appointors Regulations 2017; public since 2020 — first UK Overseas Territory with a public register) — **PUBLIC + free since Feb 2026 (previously £2.50/search)** (ubosearch.egov.gi), notably retained public access where EU/AMLD6 forced others to legitimate-interest; AML supervisor + FIU=Gibraltar Financial Services Commission (GFSC) supervises relevant financial businesses; FIU = Gibraltar Financial Intelligence Unit (GFIU); estate agents/lawyers are relevant financial businesses under POCA (Proceeds of Crime Act 2015); gatekeeper duty=lawyer/conveyancer + estate agent under POCA 2015 CDD; country note=Gibraltar's UBO register is genuinely public and free since Feb 2026 (previously £2.50/search; public since 2020; reaffirmed 2024-2026) — among the few EU-style registers a buyer can search directly; realistic path=Gibraltar lawyer/relevant financial business runs CDD + sanctions/PEP screen; buyer can corroborate via public UBO register; verify at https://ubosearch.egov.gi/ and https://www.gfsc.gi/. Confidence=HIGH (public register), MEDIUM on exact gatekeeper statute citation — verify at GFSC. - **gl** Greenland — UBO/sanctions screening: BO register=data not publicly available as a distinct Greenlandic public register — Greenland is an autonomous territory of the Kingdom of Denmark with own competence over most economic matters, covered within the Kingdom's FATF assessment; AML supervisor + FIU=for sanctions/foreign-policy competence Denmark's framework applies (FIU = **Hvidvasksekretariatet**); the Danish Gambling Authority's AML supervision covers certain games in Greenland; gatekeeper duty=lawyer + estate agent — DNFBP CDD per FATF Rec 22 baseline (Kingdom-of-Denmark AML framework); Greenland left the EEC in 1985 and is an OCT (Overseas Country/Territory), outside the EU; sanctions = Denmark retains foreign/security-policy competence → Danish/EU/UN sanctions implementation applies; country note=Greenland is outside the EU (departed 1985) but Danish sanctions/foreign-policy competence covers it; realistic path=local lawyer/estate agent runs CDD + sanctions/PEP screen; seller-UBO sanctions check runs through the Danish/EU/UN lists; verify at https://hvidvask.dk/en and confirm the Greenlandic AML supervisor locally. Confidence=MEDIUM (autonomy + Danish sanctions competence HIGH; distinct Greenlandic BO register + local supervisor name — data not publicly available, verify at Greenlandic authorities / Danish FIU). - **gr** Greece — UBO/sanctions screening: BO register=Central Register of Beneficial Owners (Κεντρικό Μητρώο Πραγματικών Δικαιούχων), held by the General Secretariat of Information Systems (GGPS) of the Ministry of Finance; access tier=authorities full access + obliged-entity CDD — Hellenic FIU, Bank of Greece and tax authorities have unrestricted access; banks/lawyers/accountants access specific fields for KYC; broad public access curtailed post-CJEU; AML supervisor + FIU=real-estate agents are obliged entities; supervision via the relevant competent authority; FIU=Hellenic Anti-Money Laundering Authority / Hellenic FIU (Αρχή Καταπολέμησης της Νομιμοποίησης Εσόδων); gatekeeper duty=notaries, lawyers and real-estate agents are obliged entities under Law 4557/2018 (Greek AML law transposing AMLD) — CDD, BO ID, PEP/sanctions checks at the notarial contract; country note=Central UBO Register created under Law 4557/2018; notary-led conveyancing; EU AMLR 2024/1624 applies 10 Jul 2027; realistic path=the notary (συμβολαιογράφος) screens seller/UBO against EU/OFAC lists at the συμβόλαιο; verify at AML Authority https://www.aml-authority.gov.gr / register via https://www.gsis.gr. Confidence=HIGH. - **ie** Ireland — UBO/sanctions screening: BO register=Register of Beneficial Ownership (RBO), run by the Registrar of Beneficial Ownership (under the CRO); access tier=authorities-only + designated-person CDD — the Garda FIU and competent authorities have unrestricted access; designated persons (banks, solicitors, accountants) access for CDD; broad public access ended post-CJEU; AML supervisor + FIU=property-services AML supervised by the relevant competent authority; FIU=An Garda Síochána Financial Intelligence Unit (FIU Ireland); gatekeeper duty=the solicitor is the regulated screener — designated person under the Criminal Justice (Money Laundering and Terrorist Financing) Act 2010 (as amended); CDD, BO ID, PEP/sanctions checks, plus a mandatory RBO discrepancy report when client BO data ≠ register; country note=conveyancing in Ireland is solicitor-led (no notary at deed); designated persons must file RBO discrepancy reports; EU AMLR 2024/1624 applies 10 Jul 2027; realistic path=the buyer's/seller's solicitor screens seller/UBO against EU/OFAC/UK lists at closing; verify at register https://rbo.gov.ie / Garda FIU via https://www.garda.ie. Confidence=HIGH. - **im** Isle of Man — UBO/sanctions screening: BO register=Database of Beneficial Ownership (Beneficial Ownership Act 2017), held by the Isle of Man FSA/Companies Registry — **authorities + obliged-entity access**; committed (joint Crown-Dep statement) to extend to legitimate-interest access, NOT yet public; AML supervisor + FIU=Isle of Man Financial Services Authority (FSA); FIU = Isle of Man Financial Intelligence Unit (FIU); estate agents/lawyers obliged under the Proceeds of Crime Act 2008 + AML/CFT Code; gatekeeper duty=IoM advocate + estate agent — DNFBP CDD per FATF Rec 22 + POCA 2008; country note=Crown Dep BO database NOT public; legitimate-interest extension committed jointly with JE/GG, timeline tracking EU/international best practice (2023-2026); realistic path=IoM advocate/regulated business runs CDD + sanctions/PEP screen on seller UBO; verify at https://www.iomfsa.im/. Confidence=HIGH. - **is** Iceland — UBO/sanctions screening: BO register=register of beneficial owners (raunverulegir eigendur) in the company registry (fyrirtækjaskrá), operated by the Director of Internal Revenue (Skatturinn), under Act No. 82/2019 on the Registration of Beneficial Owners — **authorities-only** unrestricted access (FIU, FSA, tax authority, police, prosecutors, customs); not public to buyers; AML supervisor + FIU=Central Bank of Iceland Financial Supervision (FME, merged into Seðlabanki Íslands) supervises obliged entities; FIU = **Skrifstofa fjármálagreininga lögreglu** (Financial Intelligence Unit of the Police); gatekeeper duty=lawyer + estate agent (fasteignasali) — obliged entities under Act No. 140/2018 on Measures against Money Laundering and Terrorist Financing; Iceland is EEA (applies EU/EEA + UN sanctions); country note=Iceland BO register access is authorities-only; sanctions applied via EEA adoption of EU restrictive measures + UN; realistic path=Icelandic fasteignasali/lawyer runs CDD + sanctions/PEP screen on seller UBO; verify at https://www.skatturinn.is/fyrirtaekjaskra/raunverulegir-eigendur/ and the FIU via https://www.logreglan.is/. Confidence=HIGH (register + access tier HIGH; exact FIU URL — verify at logreglan.is). - **it** Italy — UBO/sanctions screening: BO register=Registro dei titolari effettivi (held within the Registro delle Imprese, run by Camere di Commercio / InfoCamere); access tier=transitional / authorities-only de facto — public/legitimate-interest access SUSPENDED by the Consiglio di Stato in Oct 2024 (referred to CJEU); access framework overhauled by D.Lgs. No. 210 of 31 Dec 2025 (in force 9 Jan 2026) introducing a "relevant and differentiated legal interest" model; AML supervisor + FIU=Banca d'Italia / MEF supervise; FIU=Unità di Informazione Finanziaria per l'Italia (UIF), at Banca d'Italia; gatekeeper duty=notaio is the regulated screener — D.Lgs. 231/2007 (as amended) names notai as obliged parties; CDD, BO ID, PEP/sanctions checks at the rogito notarile; country note=BO register in legal limbo since 2024 (TAR Lazio → Consiglio di Stato → CJEU); UIF and investigators rely on the Registro delle Imprese in the interim; D.Lgs. No. 210 of 31 Dec 2025 (in force 9 Jan 2026) reset access; EU AMLR 2024/1624 applies 10 Jul 2027; realistic path=the notaio screens seller/UBO against EU/OFAC/UN lists at the rogito; verify at https://uif.bancaditalia.it / register https://www.registroimprese.it. Confidence=HIGH. - **je** Jersey — UBO/sanctions screening: BO register=central register of beneficial ownership held by the JFSC Registry — **authorities + obliged-entity access** (CDD-conducting businesses, AML/anti-corruption roles); legitimate-interest access framework consulted 2025-2026 (Jersey consultation closed 30 Jan 2026), NOT yet public; AML supervisor + FIU=Jersey Financial Services Commission (JFSC); FIU = Jersey Financial Intelligence Unit (JFIU, States of Jersey Police); estate agents/lawyers regulated under the Proceeds of Crime (Jersey) Law 1999 + supervised by JFSC; gatekeeper duty=Jersey lawyer/advocate + estate agent — DNFBP CDD per FATF Rec 22 + POC(Jersey) Law; country note=Crown Dep BO register is NOT public — buyer cannot self-search; legitimate-interest extension under consultation (closed 30 Jan 2026); seller screening relies on the regulated gatekeeper; realistic path=Jersey advocate/regulated business runs CDD + sanctions/PEP screen on the seller UBO; verify at https://www.jerseyfsc.org/registry/. Confidence=HIGH. - **li** Liechtenstein — UBO/sanctions screening: BO register=beneficial-ownership register under the Liechtenstein Due Diligence Act framework, held by the authorities — **authorities + obliged-entity access** (FIU, FMA, public prosecutor, tax authority, police, Court of Justice, Chamber of Lawyers have unrestricted inspection; EEA banks/financial institutions may request with documented CDD need); not public to buyers; AML supervisor + FIU=Financial Market Authority Liechtenstein (FMA) supervises obliged persons; FIU = **Financial Intelligence Unit Liechtenstein (FIU / Stabsstelle FIU)**; gatekeeper duty=lawyer/trustee + estate agent — obliged persons under the Liechtenstein Due Diligence Act (Sorgfaltspflichtgesetz, SPG); Liechtenstein is EEA (applies EU restrictive measures + UN); country note=BO data is authorities/obliged-entity access, not public; EEA member so EU sanctions lists apply; high trust/foundation density = elevated UBO-opacity risk warranting careful CDD; realistic path=Liechtenstein lawyer/trustee runs CDD + sanctions/PEP screen on seller UBO; verify at https://www.fma-li.li/ and https://www.fiu.li/. Confidence=HIGH (access tier + FMA HIGH; exact register statute name — verify at FMA). - **lu** Luxembourg — UBO/sanctions screening: BO register=Registre des bénéficiaires effectifs (RBE), managed by the Luxembourg Business Registers (LBR); access tier=obliged-entity / authorities — online RBE access re-established for AML-obliged professionals (banks, auditors, real-estate agents/developers, family offices, notaries, lawyers) under the amended Law of 12 Nov 2004; public access restricted post-CJEU (shift toward confidentiality, 2025); AML supervisor + FIU=CSSF (financial sector); real-estate/notary supervision via the AED / sectoral bodies; FIU=Cellule de Renseignement Financier (CRF), at the State Prosecutor's office; gatekeeper duty=the notaire is the regulated screener — obliged professional under the amended AML Law of 12 Nov 2004 (transposing AMLD); CDD, BO ID, PEP/sanctions checks at the authentic deed; country note=RBE created by the Law of 13 Jan 2019 transposing AMLD4/5; access shifted toward confidentiality after CJEU; EU AMLR 2024/1624 applies 10 Jul 2027; realistic path=the notaire screens seller/UBO against EU/OFAC lists at the acte notarié; verify at RBE https://www.lbr.lu / CRF https://crf.public.lu/en.html. Confidence=HIGH. - **mc** Monaco — UBO/sanctions screening: BO register=register of beneficial owners (registre des bénéficiaires effectifs) annexed to the Trade and Industry Register (RCI) — **authorities + obliged-entity access**, not public to buyers; AML supervisor + FIU=**AMSF (Autorité Monégasque de Sécurité Financière)** — replaced SICCFIN in **July 2023** as both supervisor and FIU; supervisory scope widened to include notaries, bailiffs and lawyers (who report STRs to AMSF); gatekeeper duty=notary (notaire — mandatory on Monaco real-estate deeds) + estate agent — obliged persons under Monaco's AML law (Loi n° 1.362, as amended); country note=Monaco placed on FATF grey list (Jun 2024) — heightened AML scrutiny; AMSF (ex-SICCFIN, since Jul 2023) is the supervisor+FIU; BO register not buyer-searchable; realistic path=Monaco notaire (mandatory) + estate agent run CDD + sanctions/PEP screen on seller UBO; verify at https://amsf.mc/en and https://monentreprise.gouv.mc/en. Confidence=HIGH. - **mt** Malta — UBO/sanctions screening: BO register=Register of Beneficial Owners held by the Malta Business Registry (MBR) — **legitimate-interest access** since 10 Jul 2025 (Legal Notice 127 of 2025, first AMLD6 transposition phase; public access had been suspended post-CJEU Nov 2022); AML supervisor + FIU=Financial Intelligence Analysis Unit (**FIAU**) supervises subject persons incl. real-estate agents + notaries; gatekeeper duty=notary + estate agent — subject persons under the Prevention of Money Laundering Act (PMLA) + PMLFTR + FIAU Implementing Procedures; 2025 FIAU REQ added Buyer/Seller-UBO and transaction-party-by-nationality reporting for real-estate/notarial subject persons; country note=Malta IIP/citizenship-by-investment under heavy EU scrutiny (CJEU C-181/23 ruled the scheme unlawful 29 Apr 2025) — elevated PEP/source-of-wealth risk on Maltese sellers tied to the programme; MBR access = legitimate-interest, not public; realistic path=Maltese notary (mandatory on every deed) + estate agent run FIAU-mandated CDD + sanctions/PEP screen on seller UBO; verify at https://fiaumalta.org/ and https://mbr.mt/. Confidence=HIGH. - **nl** Netherlands — UBO/sanctions screening: BO register=UBO-register, held at the Kamer van Koophandel (KVK); access tier=legitimate-interest / obliged-entity (Wwft & Wtt institutions) only — public access closed post-CJEU; the Amendment Act restricting access largely entered force 15 Jul 2025, but practical Wwft access via the KVK Dataservice UBO-extract + UBO API (eHerkenning) is not expected until Q2 2026 — until then institutions depend on client-supplied extracts; AML supervisor + FIU=real-estate/notary AML supervised by the Bureau Financieel Toezicht (BFT); FIU=FIU-Nederland; gatekeeper duty=the civil-law notaris is the regulated screener under the Wet ter voorkoming van witwassen en financieren van terrorisme (Wwft) — CDD, BO ID, PEP/sanctions checks, plus a mandatory terugmeldplicht (discrepancy report) to KVK when notary-collected BO data differs from the register; country note=Sanctiewet 1977 underpins the national sanctions regime (DNB/AFM supervise financial-sector compliance); EU AMLR 2024/1624 applies 10 Jul 2027; realistic path=the notaris screens seller/UBO against EU/OFAC lists at the akte van levering; verify at https://www.fiu-nederland.nl / register https://www.kvk.nl/ubo. Confidence=HIGH. - **no** Norway — UBO/sanctions screening: BO register=Register of Beneficial Owners (Reelle rettighetshavere) at the Brønnøysund Register Centre (Brønnøysundregistrene) — reporting mandatory from 31 Jul 2025; access framework not full public (key-stakeholder/authorities access; broader public access under government consideration); AML supervisor + FIU=Finanstilsynet (FSA Norway) supervises estate agents (eiendomsmeglere) + financial sector; FIU = **Enheten for finansiell etterretning (EFE)** within Økokrim (National Authority for Investigation and Prosecution of Economic and Environmental Crime); gatekeeper duty=eiendomsmegler (estate agent, mandatory in most Norwegian sales) + lawyer — reporting entities under the Norwegian Anti-Money Laundering Act (Hvitvaskingsloven 2018); Norway not in the EU but applies sanctions via the Norwegian Sanctions Act + UN/EU adoption; country note=Norway's new BO register became mandatory 31 Jul 2025; not yet public; sanctions implemented via national Sanctions Act mirroring EU/UN lists; realistic path=Norwegian eiendomsmegler/lawyer runs CDD + sanctions/PEP screen on seller UBO; verify at https://www.brreg.no/en/ and https://www.okokrim.no/. Confidence=HIGH. - **pt** Portugal — UBO/sanctions screening: BO register=Registo Central do Beneficiário Efetivo (RCBE), managed by the Instituto dos Registos e do Notariado (IRN); access tier=legitimate-interest / obliged-entity (competent authorities + UIF full access; obliged entities for CDD; legitimate-interest applicants) — public access curtailed post-CJEU; AML supervisor + FIU=real-estate supervised by IMPIC (estate agents) / notariat; FIU=Unidade de Informação Financeira (UIF), within the Polícia Judiciária; gatekeeper duty=notaries, lawyers and solicitadores may submit the RCBE declaration and are obliged entities under Lei 83/2017 (AML law) — CDD, BO ID, PEP/sanctions checks at the escritura; country note=RCBE managed by IRN; estate agents supervised by IMPIC; EU AMLR 2024/1624 applies 10 Jul 2027; realistic path=the notary/lawyer screens seller/UBO against EU/OFAC lists at the escritura pública; verify at RCBE https://rcbe.justica.gov.pt / UIF via Polícia Judiciária https://www.policiajudiciaria.pt. Confidence=HIGH. - **se** Sweden — UBO/sanctions screening: BO register=register of beneficial owners (verklig huvudman) at Bolagsverket (Swedish Companies Registration Office), under the Act on Registration of Beneficial Owners (2017:631) — historically open/searchable; Sweden among the 11 EU states that missed the AMLD6 public-access transposition deadline (legitimate-interest model pending); AML supervisor + FIU=county administrative boards (länsstyrelser) supervise estate agents (fastighetsmäklare also supervised by Fastighetsmäklarinspektionen), Finansinspektionen supervises financial sector; FIU = **Finanspolisen** (Financial Intelligence Unit, within the Swedish Police Authority); gatekeeper duty=estate agent + lawyer — obliged entities under the Swedish Money Laundering and Terrorist Financing (Prevention) Act (2017:630); country note=Bolagsverket BO data has been broadly accessible via eID; AMLD6 legitimate-interest restriction pending transposition (overdue as of 2025); realistic path=Swedish fastighetsmäklare/lawyer runs CDD + sanctions/PEP screen; verify at https://polisen.se/om-polisen/polisens-arbete/finanspolisen/ and https://bolagsverket.se/en. Confidence=MEDIUM (FIU + register HIGH; exact post-AMLD6 access tier in flux — verify at Bolagsverket). - **sm** San Marino — UBO/sanctions screening: BO register=beneficial-ownership data within the AML framework; AIF maintains the SNF register (Registro dei Soggetti Non Finanziari — non-financial obliged parties) — BO access is **authorities + obliged-entity**, not public to buyers; AML supervisor + FIU=**AIF (Agenzia di Informazione Finanziaria)**, established within the Central Bank of San Marino — both FIU and AML/CFT supervisor; gatekeeper duty=notary (mandatory on Sammarinese property deeds) + lawyer — non-financial obliged parties (registered on the AIF SNF register) under San Marino's AML law (Law no. 92/2008, as amended); San Marino is non-EU/non-EEA (applies UN sanctions; aligns with EU restrictive measures via cooperation agreement); country note=AIF (within the Central Bank) is supervisor+FIU and keeps the SNF register of non-financial obliged parties incl. notaries; BO data not buyer-searchable; realistic path=Sammarinese notary (mandatory) + lawyer run CDD + sanctions/PEP screen on seller UBO; verify at https://www.aif.sm/en/. Confidence=HIGH (AIF + SNF register HIGH; exact BO-register name/statute citation — verify at AIF). - **uk** United Kingdom — UBO/sanctions screening: BO register=Companies House PSC register (People with Significant Control, since 6 Apr 2016) — **PUBLIC + free** via Find-and-update-company-information; PLUS **Register of Overseas Entities** (ROE, Economic Crime (Transparency and Enforcement) Act 2022, live 1 Aug 2022, deadline 31 Jan 2023) — **PUBLIC**, mandatory for any overseas entity buying/selling/holding UK land, BO disclosed and Land Registry blocks the deed without an ROE ID; AML supervisor + FIU=HMRC supervises estate agency businesses + SRA/CLC supervise solicitors/conveyancers under Money Laundering Regs 2017 (MLR 2017); FIU = UK Financial Intelligence Unit (UKFIU) at the National Crime Agency (NCA); gatekeeper duty=conveyancing solicitor/licensed conveyancer + estate agent — statutory CDD under MLR 2017 reg 27-28; financial-sanctions screening against the FCDO UK Sanctions List (OFSI legacy Consolidated List closed 28 Jan 2026); country note=UK is rare in giving genuine public BO transparency — buyer CAN self-check both the PSC register and the ROE for free, then the regulated conveyancer runs the statutory sanctions/PEP screen at completion (2022 ROE + 2016 PSC); realistic path=conveyancing solicitor runs sanctions/PEP/source-of-funds checks on the seller and any overseas entity UBO; buyer can independently corroborate via public PSC+ROE; verify at https://find-and-update.company-information.service.gov.uk/ and https://www.gov.uk/government/publications/financial-sanctions-consolidated-list-of-targets. Confidence=HIGH. ### Central / Eastern Europe + Balkans + Baltics + Caucasus (R2) - **al** Albania — UBO/sanctions screening: BO register=Register of Beneficial Owners (operated by National Business Center / QKB; access tier=authorities + obliged-entity / limited public per QKB portal — verify access scope); AML supervisor + FIU=Financial Intelligence Agency (AIF, formerly DPPPP/GDPMD); gatekeeper duty=DNFBP CDD per FATF Rec 22 baseline — notaries/lawyers/real-estate agents are obliged entities under the Albanian AML/CFT Law; country note=Albania REMOVED from FATF grey list Oct 2023 (delisted after 3 yrs); still listed "Major Money Laundering Jurisdiction" in 2025 US INCSR; realistic path=Albanian notary/lawyer runs CDD on seller/UBO + global-list screen; verify at https://fiu.gov.al/en/ . Confidence=MEDIUM. - **am** Armenia — UBO/sanctions screening: BO register=beneficial owners disclosed to the State Register of Legal Entities (Ministry of Justice); access tier=basic legal-person info publicly available via State Register — BO data scope/searchability verify; AML supervisor + FIU=Financial Monitoring Center (FMC), a unit within the Central Bank of Armenia (est. 2005); gatekeeper duty=DNFBP CDD per FATF Rec 22 baseline (notaries/lawyers/agents obliged under Armenian AML/CFT Law); country note=MONEYVAL member (5th-round MER); CoE supports targeted-financial-sanctions implementation capacity; NOT on FATF grey list; realistic path=State Register lookup + notary/lawyer CDD + global-list screen; verify at https://www.cba.am/en/ (FMC under CBA) . Confidence=MEDIUM. - **az** Azerbaijan — UBO/sanctions screening: BO register=data not publicly confirmed as a searchable central BO register — 2023 MONEYVAL MER flagged BO controls as a key gap; verify; AML supervisor + FIU=Financial Monitoring Service of Azerbaijan (FIU, fiu.gov.az); gatekeeper duty=DNFBP CDD per FATF Rec 22 baseline (notaries/lawyers/agents obliged under AML/CFT Law) — verify DNFBP supervision scope; country note=MONEYVAL 2023 MER found BO + PEP identification gaps; enhanced follow-up, reports back Dec 2025; NOT on FATF grey list (Oct 2025); realistic path=notary/lawyer CDD on seller/UBO + global-list screen — no buyer-searchable register confirmed; verify at https://fiu.gov.az/en . Confidence=LOW. - **ba** Bosnia & Herzegovina — UBO/sanctions screening: BO register=**none/transitional** — state-level BO register long-delayed/not yet operational (key MONEYVAL deficiency, 2025); AML supervisor + FIU=Financial Intelligence Department of SIPA (State Investigation and Protection Agency); gatekeeper duty=DNFBP CDD per FATF Rec 22 baseline (notaries/lawyers obliged entities under entity-level AML laws); country note=FATF one-year observation period (begun Feb 2025) EXPIRED Feb 2026 — credible grey-list risk (NOT added at the 13 Feb 2026 FATF plenary); absent BO register, UBO must be established by gatekeeper from corporate docs; realistic path=notary/lawyer establishes UBO manually + global-list screen — NO central register to rely on; verify at http://www.sipa.gov.ba/ . Confidence=MEDIUM. - **bg** Bulgaria — UBO/sanctions screening: BO register=beneficial ownership data in the Commercial Register and BULSTAT Register (operated by the Registry Agency; CRRNPLE/BULSTAT — access historically broad, moving to AMLD6 legitimate-interest by Jul 2026); AML supervisor + FIU=Financial Intelligence Directorate of the State Agency for National Security (FID-SANS); gatekeeper duty=notaries/lawyers/real-estate agents obliged under the Measures Against Money Laundering Act (ZMIP); country note=Bulgaria ON the FATF grey list since Oct 2023, STILL listed as of Oct 2025 (only EU/3rd EU member greylisted); realistic path=notary/registered agent CDD + Registry Agency lookup + global-list screen; verify at https://www.dans.bg/en/ (FID-SANS) . Confidence=HIGH. - **cz** Czechia — UBO/sanctions screening: BO register=Evidence skutečných majitelů (ESM; managed by registration courts under Ministry of Justice; PUBLIC online access CLOSED 17 Dec 2025 → legitimate-interest only); AML supervisor + FIU=Financial Analytical Office / Finanční analytický úřad (FAÚ); gatekeeper duty=notaries (direct registration into ESM), lawyers, banks, auditors, tax advisers obliged under Act No. 253/2008 Coll.; country note=anonymous online ESM searches ended 17 Dec 2025 post Czech/EU court rulings; obliged entities retain automatic access; realistic path=notary does direct ESM registration + CDD on seller/UBO + global-list screen; verify at https://www.financnianalytickyurad.cz/ . Confidence=HIGH. - **ee** Estonia — UBO/sanctions screening: BO register=beneficial owner data in the Commercial Register / e-Business Register (operated by the Centre of Registers and Information Systems / RIK; AMLD6 legitimate-interest access by Jul 2026); AML supervisor + FIU=Financial Intelligence Unit / Rahapesu Andmebüroo (RAB, fiu.ee; STRs via goAML); gatekeeper duty=notaries/lawyers/agents obliged under the Money Laundering and Terrorist Financing Prevention Act (RahaPTS); country note=BO can be entered at notary or in e-Business Register at incorporation; Finantsinspektsioon supervises financial sector; realistic path=notary CDD + e-Business Register lookup + global-list screen; verify at https://fiu.ee/en . Confidence=HIGH. - **ge** Georgia — UBO/sanctions screening: BO register=data not publicly confirmed as a dedicated searchable central BO register — beneficial owner / legal-person data held via the National Agency of Public Registry (NAPR) under the Ministry of Justice; verify scope; AML supervisor + FIU=Financial Monitoring Service of Georgia (FMS, sole FIU); gatekeeper duty=DNFBP CDD per FATF Rec 22 baseline (notaries/lawyers/agents obliged under the Georgian Law on Facilitating the Prevention of ML/TF); country note=MONEYVAL Dec 2024 follow-up upgraded Georgia on Rec 29 (FIU powers) partially→largely-compliant; full compliance on 6 of 40 Recs; NOT on FATF grey list; realistic path=notary/lawyer CDD on seller/UBO + global-list screen; verify at https://www.fms.gov.ge/en (verify URL) . Confidence=LOW. - **hr** Croatia — UBO/sanctions screening: BO register=Register of Beneficial Owners / Registar stvarnih vlasnika (operated by the Financial Agency / FINA; AMLD6 legitimate-interest access by Jul 2026); AML supervisor + FIU=Anti-Money Laundering Office / Ured za sprječavanje pranja novca (AMLO, within Ministry of Finance); gatekeeper duty=notaries/lawyers/agents obliged under the Act on the Prevention of Money Laundering and Terrorist Financing; country note=Croatia was greylisted then DELISTED by FATF — initial determination Feb 2025 plenary, removed from increased monitoring by Jun 2025; realistic path=notary CDD + FINA register lookup (legitimate interest) + global-list screen; verify at https://mfin.gov.hr/ (AMLO) . Confidence=HIGH. - **hu** Hungary — UBO/sanctions screening: BO register=Central Register of Ultimate Beneficial Ownership (operated by National Tax and Customs Administration / NAV; NOT public — access limited to authorities, obliged service providers for CDD, and the registered entity; UBO data fed via banks monthly, not direct filing); AML supervisor + FIU=Hungarian Financial Intelligence Unit within NAV (Pénzmosás Elleni Információs Iroda); gatekeeper duty=notaries/lawyers/agents obliged under Act LIII of 2017 on AML/CFT; country note=register introduced Jul 2021 (4AMLD); "non-authentic" register — banks report UBO to NAV monthly; realistic path=bank/notary/lawyer CDD on seller/UBO (NAV register not buyer-searchable) + global-list screen; verify at https://nav.gov.hu/ . Confidence=HIGH. - **lt** Lithuania — UBO/sanctions screening: BO register=Information System on Participants of Legal Entities / JADIS (UBO data per 4AMLD since 1 Jan 2019; operated under Centre of Registers; AMLD6 legitimate-interest access by Jul 2026); AML supervisor + FIU=Financial Crime Investigation Service / Finansinių nusikaltimų tyrimo tarnyba (FNTT/FCIS); gatekeeper duty=notaries/lawyers/agents obliged under the Law on the Prevention of Money Laundering and Terrorist Financing; country note=Lithuania ran an Open Government Partnership commitment on public BO data access — verify current access tier post-CJEU; realistic path=notary CDD + JADIS lookup (legitimate interest) + global-list screen; verify at https://fntt.lt/en/ . Confidence=MEDIUM. - **lv** Latvia — UBO/sanctions screening: BO register=beneficial owner data in the Enterprise Register / Uzņēmumu reģistrs (obligation in force since 1 Dec 2017; AMLD6 legitimate-interest access by Jul 2026); AML supervisor + FIU=Financial Intelligence Unit of Latvia / Finanšu izlūkošanas dienests (FID Latvia); gatekeeper duty=notaries/lawyers/agents obliged under the Law on the Prevention of Money Laundering and Terrorism and Proliferation Financing; country note=Latvia exited FATF grey list in 2018 (first EU member ever greylisted, listed Feb–Oct 2018) — verify; realistic path=notary CDD + Enterprise Register lookup + global-list screen; verify at https://fid.gov.lv/en/ (verify URL) . Confidence=MEDIUM. - **md** Moldova — UBO/sanctions screening: BO register=beneficial ownership data held by the Public Services Agency (ASP) state register of legal entities — access tier=verify (authorities + obliged-entity likely); AML supervisor + FIU=Office for Prevention and Fight Against Money Laundering (SPCSB), under the National Anti-Corruption Centre (CNA); gatekeeper duty=DNFBP CDD per FATF Rec 22 baseline (notaries/lawyers/agents obliged under Moldovan AML/CFT Law); country note=MONEYVAL applied compliance-enhancing procedures (May 2024 / amended Dec 2024 plenary); 9 compliant + 28 largely-compliant of 40 FATF Recs; NOT on FATF grey list; 6th-round on-site Apr 2028; realistic path=notary/lawyer CDD on seller/UBO + global-list screen; verify at https://spcsb.cna.md/en/ . Confidence=MEDIUM. - **me** Montenegro — UBO/sanctions screening: BO register=Register of Beneficial Owners (held within the Central Registry of Business Entities / CRPS at the Tax Administration — verify operator + access tier; data not publicly confirmed as buyer-searchable); AML supervisor + FIU=Financial Intelligence Unit within the Police Directorate / Uprava policije (FIU function) — verify current institutional home; gatekeeper duty=DNFBP CDD per FATF Rec 22 baseline (notaries/lawyers/agents obliged under Montenegrin AML/CFT Law); country note=MONEYVAL 5th-round MER (2023) found substantial effectiveness in only 2 of 11 areas, moderate in 9 — flagged DNFBP supervision + BO availability as weak; enhanced follow-up reporting (Dec 2025); realistic path=notary/lawyer CDD on seller/UBO + global-list screen; verify at https://www.coe.int/en/web/moneyval . Confidence=LOW. - **mk** North Macedonia — UBO/sanctions screening: BO register=Register of Beneficial Owners (operated by the Central Registry of North Macedonia / Централен регистар; access tier=verify — historically limited/authorities + obliged-entity); AML supervisor + FIU=Financial Intelligence Office (Управа за финансиско разузнавање, FIO/UFR); gatekeeper duty=DNFBP CDD per FATF Rec 22 baseline (notaries/lawyers/agents obliged under AML/CFT Law; trustee BO reporting added under Art 31(2) from Jan 2025); country note=MONEYVAL 2025 follow-up: 31 of 40 FATF Recs compliant/largely-compliant, 9 partially — supervision/enforcement still weak; reports back in 1 yr; realistic path=Central Registry lookup + notary/lawyer CDD + global-list screen; verify at https://ufr.gov.mk/ (Управа за финансиско разузнавање / Financial Intelligence Office — **MK only, no English version**). Confidence=MEDIUM. - **pl** Poland — UBO/sanctions screening: BO register=Central Register of Beneficial Owners / Centralny Rejestr Beneficjentów Rzeczywistych (CRBR; operated by Ministry of Finance; PUBLIC historically, full access restriction scheduled 1 Jul 2026 → legitimate-interest); AML supervisor + FIU=General Inspector of Financial Information / Generalny Inspektor Informacji Finansowej (GIIF, within Ministry of Finance); gatekeeper duty=notaries/banks/lawyers obliged under the AML/CFT Act of 1 March 2018 (must report register-vs-CDD discrepancies); country note=CRBR established 13 Oct 2019; public access ending 1 Jul 2026 per draft restricting transparency; realistic path=notary CDD + CRBR lookup + global-list screen; verify at https://www.gov.pl/web/finance (GIIF) . Confidence=HIGH. - **ro** Romania — UBO/sanctions screening: BO register=Register of Beneficial Owners maintained by the National Trade Register Office / Oficiul Național al Registrului Comerțului (ONRC; fee-based extract access — RON 20 current / RON 100 historical + e-signature; moving to AMLD6 legitimate-interest); AML supervisor + FIU=National Office for Prevention and Combating Money Laundering / Oficiul Național de Prevenire și Combatere a Spălării Banilor (ONPCSB); gatekeeper duty=notaries/lawyers/agents obliged under Law 129/2019 on AML/CFT; country note=ONRC releases UBO declarations free to ONPCSB, judicial + supervisory bodies without alerting the subject; MONEYVAL 2025 review noted progress + gaps; realistic path=notary CDD + ONRC register extract + global-list screen; verify at https://www.onpcsb.ro/ . Confidence=HIGH. - **rs** Serbia — UBO/sanctions screening: BO register=Central Records of Beneficial Owners (operated by Serbian Business Registers Agency / APR; access tier=PUBLIC per APR portal historically — verify current scope under new Act); AML supervisor + FIU=Administration for the Prevention of Money Laundering (APML / Uprava za sprečavanje pranja novca); gatekeeper duty=DNFBP CDD per FATF Rec 22 baseline (notaries/lawyers/agents obliged under AML/CFT Law); country note=new Central Records of Beneficial Owners Act in force 14 Mar 2025; key provisions apply from 1 Oct 2025 (Off. Gazette 19/2025, 51/2025, 60/2025); MONEYVAL placed Serbia in regular follow-up (Dec 2025); realistic path=APR register lookup + notary/lawyer CDD + global-list screen; verify at https://www.apml.gov.rs/english . Confidence=HIGH. - **si** Slovenia — UBO/sanctions screening: BO register=Register of Beneficial Owners / Register dejanskih lastnikov (eRDL; operated by AJPES — Agency for Public Legal Records and Related Services; PUBLIC access RESTRICTED post-CJEU → legitimate-interest); AML supervisor + FIU=Office for Money Laundering Prevention / Urad RS za preprečevanje pranja denarja (within Ministry of Finance); gatekeeper duty=notaries/lawyers/agents obliged under the Prevention of Money Laundering and Terrorist Financing Act (ZPPDFT-2); country note=Slovenia restricted public eRDL access following the CJEU C-37/20 ruling; realistic path=notary CDD + AJPES eRDL lookup (restricted) + global-list screen; verify at https://www.gov.si/en/state-authorities/bodies-within-ministries/office-for-money-laundering-prevention/ . Confidence=HIGH. - **sk** Slovakia — UBO/sanctions screening: BO register=two-track — (1) Register of Public Sector Partners / Register partnerov verejného sektora (RPVS, Ministry of Justice; PUBLIC but covers only entities receiving public funds; registered only via authorised person — notary/lawyer/bank/auditor) and (2) beneficial-owner data in the Register of Legal Persons (non-public, obliged-entity access); AML supervisor + FIU=Financial Intelligence Unit / Finančná spravodajská jednotka (FSJ/FIU, within the National Criminal Agency, Police Force Presidium); gatekeeper duty=notaries/lawyers/agents obliged under Act No. 297/2008 Coll. on AML/CFT; country note=RPVS verification is performed by an "authorised person" (notary/lawyer/bank) — not self-filed — strong gatekeeper model for public-funded counterparties; realistic path=notary/lawyer CDD on seller/UBO + RPVS lookup (if public-sector partner) + global-list screen; verify at https://www.minv.sk/?financna-policia= (FSJ) . Confidence=HIGH. ### Levant + GCC + Türkiye + Israel (R3) - **ae** UAE — UBO/sanctions screening: BO register=federal "Real Beneficiary" register under Cabinet Decision 109/2023 (issued 6 Nov 2023 (Official Gazette 763), effective the day after publication, superseded 58/2020), authorities-only (filed with registrar/licensing authority, not public); AML supervisor + FIU=**Ministry of Economy and Tourism** (the former Ministry of Economy) supervises real-estate agents/brokers + UAE Financial Intelligence Unit (UAE FIU, CBUAE); gatekeeper duty=real-estate brokers + legal professionals are DNFBPs under Federal Decree-Law 20/2018 + Cabinet Decision 10/2019 (CDD/STR obligations); country note=UAE removed from FATF grey list 23 Feb 2024 (added 4 Mar 2022) — full action plan completed (verified 2026-05); realistic path=the licensed real-estate broker/legal professional runs CDD + sanctions screening on the seller/UBO; deals via the local Executive Office for AML/CTF goAML portal. Verify at https://www.moet.gov.ae/en/ (AML) + https://www.uaeiec.gov.ae/ (Executive Office for AML/CTF). Confidence=HIGH. - **bh** Bahrain — UBO/sanctions screening: BO register=beneficial-ownership filed via the commercial registry (Sijilat / MOIC) under AML Decree-Law No. 4/2001 (authorities-only); AML supervisor + FIU=BFIU (Bahrain Financial Intelligence Unit) — under the Ministry of Interior (verify host); Central Bank of Bahrain supervises FIs; gatekeeper duty=real-estate brokers (RERA-licensed) + lawyers are DNFBPs (CDD, UBO ID, STR) per Rec 22; country note=real-estate sector regulated by RERA (Real Estate Regulatory Authority); Bahrain not FATF grey-listed (verify currency at MENAFATF); realistic path=the RERA-licensed broker + bank screen the seller/UBO. Verify at https://www.cbb.gov.bh/. Confidence=LOW. - **eg** Egypt — UBO/sanctions screening: BO register=beneficial-ownership collected by obliged entities under AML Law No. 80/2002 (as amended 2014/2020) + executive regs (authorities-only); AML supervisor + FIU=EMLCU (Egyptian Money Laundering & Terrorist Financing Combating Unit), the FIU, hosted at the Central Bank of Egypt; gatekeeper duty=real-estate brokers + lawyers/accountants are obliged entities (CDD, UBO ID, STR to EMLCU); country note=executive regulations updated Jan 2023 to tighten ownership-structure identification, aligning with FATF (verified 2026-05); realistic path=the registering real-estate broker + bank screen the seller/UBO against local + global sanctions lists; the Real Estate Publicity Dept (Shahr Aqari) records the deed. Verify at https://www.cbe.org.eg/en/aml-cft. Confidence=MEDIUM. - **il** Israel — UBO/sanctions screening: BO register=no single public BO register; beneficial-ownership identified by obliged entities under Prohibition of Money Laundering Law 5760-2000 (authorities/obliged-party access); AML supervisor + FIU=IMPA (Israel Money Laundering and Terror Financing Prohibition Authority, Ministry of Justice) — FIU; gatekeeper duty=real-estate agents are obliged; CAVEAT — lawyers/accountants have CDD/identification duties but are NOT required to file STRs (a known DNFBP gap vs FATF Rec 22); country note=Israel maintains its own designated-terrorist + sanctions lists via NBCTF (National Bureau for Counter Terror Financing) alongside global lists (verified 2026-05); realistic path=the regulated real-estate agent + bank run CDD/sanctions screening on the seller/UBO; conveyancing lawyer does KYC but no mandatory STR. Verify at https://www.gov.il/en/departments/general/aml-regime. Confidence=HIGH. - **jo** Jordan — UBO/sanctions screening: BO register=beneficial-ownership held under AML/CTF Law No. 20/2021 + Companies Control Dept records (authorities-only); AML supervisor + FIU=AMLU (Anti-Money Laundering & Counter Terrorist Financing Unit), under the Central Bank of Jordan — FIU; gatekeeper duty=real-estate agents + lawyers are obliged entities (CDD, UBO ID, STR to AMLU) per Rec 22; deed at the Department of Lands & Survey (DLS); country note=Jordan not FATF grey-listed; MENAFATF mutual-evaluation follow-up ongoing (verify currency at MENAFATF); realistic path=the obliged real-estate agent + bank screen the seller/UBO. Verify at https://www.amlu.gov.jo/. Confidence=MEDIUM. - **kw** Kuwait — UBO/sanctions screening: BO register=beneficial-ownership held under AML/CFT Law No. 106/2013 (authorities-only); AML supervisor + FIU=KFIU (Kuwait Financial Intelligence Unit) (verify host — under CBK / standalone); gatekeeper duty=real-estate agents + lawyers are DNFBPs (CDD, UBO ID, STR) per Rec 22; country note=foreign individual freehold largely restricted (mostly GCC nationals / specific cases) — fewer cross-border UBO deeds; Kuwait not FATF grey-listed (verify currency at MENAFATF); realistic path=the obliged real-estate agent + bank screen the seller/UBO. Verify at https://www.cbk.gov.kw/. Confidence=LOW. - **lb** Lebanon — UBO/sanctions screening: BO register=beneficial-ownership held under AML Law No. 44/2015 + BDL/SIC regulations (authorities-only); AML supervisor + FIU=SIC (Special Investigation Commission), dual FIU + AML supervisor at Banque du Liban; gatekeeper duty=real-estate agents + notaries/lawyers are obliged (CDD, UBO ID, STR to SIC); country note=Lebanon ADDED to FATF grey list 25 Oct 2024 (two-year action plan to end-2026) — elevated jurisdiction risk (verified 2026-05); realistic path=the obliged real-estate agent + bank screen the seller/UBO; given grey-listing + banking-secrecy history, apply enhanced due diligence on Lebanese-linked counterparties. Verify at https://www.sic.gov.lb/. Confidence=MEDIUM. - **ma** Morocco — UBO/sanctions screening: BO register=beneficial-ownership held under AML Law No. 43-05 (as amended); UBO register reported as accessible (verify scope at OMPIC/registrar); AML supervisor + FIU=UTRF (Unité de Traitement du Renseignement Financier), being restructured into ANRF (Autorité Nationale du Renseignement Financier) — FIU (verify current name); gatekeeper duty=notaries (adoul/notaire), real-estate agents + lawyers are obliged (CDD, UBO ID, STR); country note=Morocco REMOVED from FATF grey list Feb 2023 (greylisted Feb 2021) (verified 2026-05); realistic path=the notary handling the deed + bank screen the seller/UBO. Verify at https://www.utrf.gov.ma/. Confidence=MEDIUM. - **om** Oman — UBO/sanctions screening: BO register=beneficial-ownership held under AML/CFT Law (Royal Decree 30/2016) (authorities-only); AML supervisor + FIU=FIU-Oman, under the Central Bank of Oman (verify host); gatekeeper duty=real-estate agents + lawyers are DNFBPs (CDD, UBO ID, STR) per Rec 22; country note=foreign freehold limited to designated Integrated Tourism Complexes (ITCs) — UBO scrutiny concentrated there; Oman not FATF grey-listed (verify currency at MENAFATF); realistic path=the obliged real-estate agent + bank screen the seller/UBO; deed at the Ministry of Housing & Urban Planning. Verify at https://cbo.gov.om/. Confidence=LOW. - **qa** Qatar — UBO/sanctions screening: BO register=beneficial-ownership held under AML/CFT Law No. 20/2019; companies register UBO with MoCI (authorities-only); AML supervisor + FIU=QFIU (Qatar Financial Information Unit) — FIU; real-estate sector supervised by the National Anti-Money Laundering & Terrorism Financing Committee framework; gatekeeper duty=real-estate agents + lawyers are DNFBPs (CDD, UBO ID, STR to QFIU) per Rec 22; country note=Qatar passed its FATF mutual evaluation (MENAFATF 2023) without grey-listing (verify currency at FATF/MENAFATF); realistic path=the licensed real-estate agent + bank run CDD/sanctions screening on the seller/UBO. Verify at https://www.qfiu.gov.qa/. Confidence=MEDIUM. - **sa** Saudi Arabia — UBO/sanctions screening: BO register=beneficial-ownership held under the Anti-Money Laundering Law (Royal Decree M/20, 1439H) + DNFBP rules (authorities-only; MoC company data); AML supervisor + FIU=SAFIU (General Department of Financial Intelligence / Saudi Arabia Financial Intelligence Unit, est. Royal Decree M/39); real-estate supervised within the AML framework (REGA regulates the sector); gatekeeper duty=DNFBPs incl. real-estate agents + lawyers must screen customer + beneficial owner against local-authority + UN sanctions lists before any transaction (CDD/STR to SAFIU); country note=Saudi Arabia is a FATF member (not grey-listed); foreign-ownership rules updated via REGA's new non-Saudi property system (verify effective date at REGA); realistic path=the registered real-estate agent + bank run mandatory sanctions/UBO screening on the seller. Verify at https://safiu.gov.sa/ + https://rega.gov.sa/en/. Confidence=MEDIUM. - **tn** Tunisia — UBO/sanctions screening: BO register=beneficial-ownership held under AML/CFT Law (Organic Law 2015-26) + Companies-Registry (RNE) BO data (authorities-only); AML supervisor + FIU=CTAF (Commission Tunisienne des Analyses Financières), at the Central Bank of Tunisia — FIU; gatekeeper duty=notaries, real-estate agents + lawyers are obliged (CDD, UBO ID, STR to CTAF); country note=Tunisia removed from FATF grey list (exited increased monitoring) — verify exact date at FATF/MENAFATF (Confidence reduced on date); realistic path=the notary handling the deed + bank screen the seller/UBO. Verify at https://www.ctaf.gov.tn/. Confidence=MEDIUM. - **tr** Türkiye — UBO/sanctions screening: BO register=MERSIS central trade registry holds beneficial-ownership data (authorities-only / obliged-party access, not public); AML supervisor + FIU=MASAK (Mali Suçlar Araştırma Kurulu / Financial Crimes Investigation Board), under Ministry of Treasury & Finance — both supervisor and FIU; gatekeeper duty=notaries public, real-estate agents/brokers + lawyers are obliged parties under Law No. 5549 (Prevention of Laundering Proceeds of Crime); title (tapu) transfer at Land Registry; country note=Türkiye removed from FATF grey list 28 Jun 2024 (greylisted Oct 2021) (verified 2026-05); realistic path=the notary/Tapu office + obliged real-estate agent run CDD; foreign buyers under the citizenship-by-investment property route get extra MASAK scrutiny. Verify at https://masak.hmb.gov.tr/. Confidence=HIGH. ### Asia–Pacific + Central & South Asia (R4) - **au** Australia — UBO/sanctions screening: BO register=no public UBO register (company data via ASIC search, paid; no beneficial-ownership transparency register live yet); AML supervisor + FIU=AUSTRAC (both AML/CTF regulator and FIU); gatekeeper duty=**none before 1 Jul 2026** — "Tranche 2" extends AML/CTF Act 2006 to real-estate agents, conveyancers, lawyers, accountants from **1 Jul 2026** (AUSTRAC enrolment opens **31 Mar 2026**, must enrol by 29 Jul 2026); sanctions screening becomes a core obligation only then; country note=DFAT administers autonomous + UN sanctions via Australian Sanctions Office (Consolidated List); pre-1-Jul-2026 the agent has NO statutory AML/sanctions-screening duty — buyer/conveyancer must screen the seller themselves; realistic path=from 1 Jul 2026 the agent/conveyancer/lawyer screens; before then no gatekeeper — DIY or via lawyer voluntarily; verify at https://www.austrac.gov.au/amlctf-reform . Confidence=HIGH. - **cn** China — UBO/sanctions screening: BO register=Beneficial Ownership Information filing system under PBOC+SAMR Administrative Measures (effective **1 Nov 2024**; legacy entities had until 1 Nov 2025 to comply); filed to SAMR, **authorities-only** (not public); AML supervisor + FIU=People's Bank of China (PBOC, AML regulator; FIU = China Anti-Money Laundering Monitoring & Analysis Centre, CAMLMAC, within PBOC); real-estate sector supervised under MOHURD; gatekeeper duty=revised Anti-Money Laundering Law (passed 8 Nov 2024, effective **1 Jan 2025**) extends CDD to non-financial sectors incl. real estate, notaries, law firms — DNFBP CDD per FATF Rec 22; country note=China runs its own MOFCOM "unreliable entity" + countermeasure lists, separate from OFAC/EU/UK; foreign buyers face heavy capital-control + foreign-ownership limits; realistic path=the regulated agent/notary screens under the 2025 AML Law; global-list screening on the seller must be done independently; verify at http://www.pbc.gov.cn/en/ . Confidence=MEDIUM. - **hk** Hong Kong — UBO/sanctions screening: BO register=Significant Controllers Register (SCR), mandatory since **1 Mar 2018** under Companies (Amendment) Ordinance 2018, kept at company premises, **authorities-only** (law-enforcement inspection on demand — NOT public); AML supervisor + FIU=Estate Agents Authority (EAA, real-estate AML supervisor under AMLO Cap.615) + Joint Financial Intelligence Unit (JFIU, run by HK Police + Customs); gatekeeper duty=estate agents are DNFBPs under AMLO — CDD incl. BO ID + STR to JFIU; country note=HK applies UN sanctions via UN Sanctions Ordinance (Cap.537); does NOT implement unilateral US/EU/UK sanctions — a seller OFAC-listed may be transactable locally, so buyer must screen against global lists independently; realistic path=licensed estate agent screens under AMLO; for SCR/UBO, only authorities can access — rely on the agent's CDD; verify at https://www.jfiu.gov.hk/en/ . Confidence=HIGH. - **id** Indonesia — UBO/sanctions screening: BO register=beneficial-ownership register held by AHU/Ministry of Law (Perpres 13/2018 BO disclosure), filed at company level, **authorities/limited** access (not open public BO search); AML supervisor + FIU=PPATK (Pusat Pelaporan dan Analisis Transaksi Keuangan), Indonesia's FIU + AML reporting centre; gatekeeper duty=real-estate agents AND notaries/PPAT (Land Deed Officials) are DNFBPs — CDD + report cash ≥IDR 500m + suspicious transactions to PPATK; the PPAT executes/authenticates the land-transfer deed, so is the natural gatekeeper; country note=Indonesia exited the FATF grey list / was admitted to FATF full membership in **2023** — verify; realistic path=the PPAT (notary) handling the deed + the real-estate agent screen the seller/UBO and report to PPATK; verify at https://www.ppatk.go.id/ . Confidence=MEDIUM. - **in** India — UBO/sanctions screening: BO register=MCA company filings capture significant-beneficial-owner (SBO) data (Companies Act s.90), **authorities/limited** access (MCA21 basic data paid; SBO not open public search); AML supervisor + FIU=Financial Intelligence Unit – India (FIU-IND, under Dept of Revenue, Ministry of Finance); gatekeeper duty=real-estate agents are reporting entities under the PMLA (AML Guidelines for Real Estate Agents issued **4 May 2023**) — must register with FIU-IND, do CDD + report STRs within 7 working days; country note=India applies UNSC TFS lists (UAPA); MEA/MHA administer designations; realistic path=the registered real-estate agent screens the seller/UBO + reports to FIU-IND; verify at https://fiuindia.gov.in/ . Confidence=MEDIUM. - **jp** Japan — UBO/sanctions screening: BO register=no public UBO register (commercial register via Legal Affairs Bureau shows directors; a beneficial-ownership-list system at notaries exists for company formation but is authorities/limited-access); AML supervisor + FIU=Financial Services Agency (FSA, AML policy) + Japan Financial Intelligence Center (JAFIC, the FIU, within the National Police Agency); gatekeeper duty=real-estate agents are "specified business operators" under the Act on Prevention of Transfer of Criminal Proceeds — must do customer ID incl. BO verification + STR; country note=METI/MOF administer sanctions (Foreign Exchange and Foreign Trade Act); asset-freeze lists published by MOF; realistic path=the licensed real-estate agent (takkengyousha) screens the seller/UBO under the Act; verify at https://www.npa.go.jp/sosikihanzai/jafic/en/maneron_e/manetop_e.htm . Confidence=MEDIUM. - **kh** Cambodia — UBO/sanctions screening: BO register=no open public UBO register (company data via MoC business registry; BO collected via CDD); AML supervisor + FIU=Cambodia Financial Intelligence Unit (CAFIU), within the National Bank of Cambodia; gatekeeper duty=real-estate agents are reporting entities under the Law on AML/CFT — CDD + STR to CAFIU; country note=Cambodia was **removed from the FATF grey list in Feb 2023** (after 4 years from 2019); NOTE 2026 reporting flags renewed FATF scrutiny over scam-compound proceeds — verify current status before relying on "clean" status; realistic path=the real-estate agent screens the seller/UBO + reports to CAFIU; verify at https://cafiu.gov.kh/ . Confidence=MEDIUM. - **kr** South Korea — UBO/sanctions screening: BO register=no public UBO register (corporate registry via Supreme Court IROS; BO collected only via CDD, not a searchable public register); AML supervisor + FIU=Korea Financial Intelligence Unit (KoFIU, the FIU, under the Financial Services Commission) under the Financial Transaction Reports Act (FTRA); gatekeeper duty=**real-estate agents are NOT yet AML-reporting entities** — DNFBP gatekeeper coverage (lawyers/accountants/agents) has been *proposed* but not enacted as of 2026; CDD obligations sit with banks/financial institutions, so a property purchase is screened mainly at the bank financing/remittance stage; country note=MOFA/MOEF administer sanctions; FTRA fines up to KRW 100m for CDD failures; realistic path=no estate-agent gatekeeper duty — the bank handling the payment/mortgage does the CDD + screening; buyer should screen the seller independently; verify at https://www.kofiu.go.kr/eng/ . Confidence=MEDIUM. - **kz** Kazakhstan — UBO/sanctions screening: BO register=company/BO data held by the state registry; **authorities/limited** access (not open public BO search); AML supervisor + FIU=Financial Monitoring Agency of the Republic of Kazakhstan (AFM), the FIU + AML body; gatekeeper duty=notaries AND real-estate agents (realtors) are reporting entities — must verify BO + source of funds before large property deals + report to AFM (reinforced by the 2025–2027 AML/CFT measures under Govt Resolution No. 934); country note=property transfers are notarised — the notary registers the deal and is a statutory AML gatekeeper; Kazakhstan applies UNSC TFS lists; realistic path=the notary executing the sale + the realtor screen the seller/UBO + report to AFM; verify at https://www.gov.kz/memleket/entities/afm?lang=en . Confidence=MEDIUM. - **lk** Sri Lanka — UBO/sanctions screening: BO register=Registrar of Companies captures BO data; **authorities/limited** access (not open public BO search); AML supervisor + FIU=Financial Intelligence Unit of Sri Lanka (FIU-SL), housed within the Central Bank of Sri Lanka (CBSL); gatekeeper duty=real-estate agents are DNFBPs under the Financial Transactions Reporting Act — CDD + appoint Compliance Officer + STR to FIU-SL within 2 working days (FIU ran a real-estate AML awareness programme, Jun 2023); country note=Sri Lanka applies UNSCR sanctions via the UN Regulations / Sri Lanka's targeted financial sanctions regime; realistic path=the real-estate agent screens the seller/UBO + reports to FIU-SL; verify at https://fiusrilanka.gov.lk/ . Confidence=MEDIUM. - **mo** Macau — UBO/sanctions screening: BO register=no open public UBO register (company data via Commercial and Movable Property Registry; BO collected via CDD); AML supervisor + FIU=Gabinete de Informação Financeira (GIF), Macau's FIU; real-estate AML supervised under the AMCM/sector framework; gatekeeper duty=real-estate agents and professionals assisting property transactions have mandatory CDD + STR obligations under the AML law (Lei n.º 2/2006 + Administrative Regulation), record-keeping 5 years; country note=Macau (SAR) applies UN sanctions via local law; like HK it does NOT auto-implement unilateral US/EU/UK lists — screen the seller against global lists independently; realistic path=the licensed real-estate agent screens the seller/UBO + reports to GIF; verify at https://www.gif.gov.mo/en/ . Confidence=MEDIUM. - **mv** Maldives — UBO/sanctions screening: BO register=no open public UBO register (company data via Ministry of Economic Development registry; BO collected via CDD); AML supervisor + FIU=Financial Intelligence Unit of the Maldives, housed within the Maldives Monetary Authority (MMA); gatekeeper duty=DNFBP CDD per FATF Rec 22 baseline — real-estate/property dealers fall under the Prevention of Money Laundering and Financing of Terrorism Act (verify sector designation + STR thresholds with the FIU); country note=note foreigners cannot own freehold land in Maldives (lease/SEZ structures only) — vesting is usually via a leasehold/company, so UBO screening of the holding vehicle matters; Maldives applies UNSC TFS; realistic path=the regulated party (bank handling the lease/transaction + any licensed agent) screens — verify the gatekeeper chain with the FIU; verify at https://www.mma.gov.mv/ . Confidence=LOW. - **my** Malaysia — UBO/sanctions screening: BO register=SSM (Companies Commission) beneficial-ownership register, reinforced by Companies (Amendment) Act 2024, **authorities/limited** access (not open public BO search); AML supervisor + FIU=Bank Negara Malaysia — its Financial Intelligence and Enforcement Department (FIED) is the FIU + AML supervisor under AMLA 2001; gatekeeper duty=property/estate agents are Reporting Institutions under AMLA 2001 (BNM extended AML/CFT to real-estate agents as DNFBPs in **Jan 2020**; sector AML guidance via BOVAEP) — CDD + STR to FIED; country note=BNM administers Targeted Financial Sanctions under AMLA + UNSC lists; realistic path=the registered estate agent screens the seller/UBO + files STRs to FIED-BNM; verify at https://amlcft.bnm.gov.my/ . Confidence=MEDIUM. - **nz** New Zealand — UBO/sanctions screening: BO register=no public UBO register (Companies Office register shows directors/shareholders, free, but not ultimate BO; a beneficial-ownership register has been consulted on, not yet live — verify); AML supervisor + FIU=Department of Internal Affairs (DIA, supervises real-estate agents/lawyers/accountants) + NZ Police Financial Intelligence Unit (FIU); gatekeeper duty=real-estate agents are reporting entities under AML/CFT Act 2009, in force for the sector since **1 Jan 2019** — must do CDD incl. BO identification + screening; country note=NZ autonomous sanctions limited (Russia Sanctions Act 2022) + UN sanctions via MFAT; PEP screening is part of CDD; realistic path=the real-estate agent (and lawyer/conveyancer) screens the seller/UBO under the AML/CFT Act; verify at https://www.dia.govt.nz/AML-CFT-Information-for-Real-Estate-Agents . Confidence=HIGH. - **ph** Philippines — UBO/sanctions screening: BO register=SEC beneficial-ownership disclosure (General Information Sheet captures BO data; SEC register, **authorities/limited** access, not open public BO search); AML supervisor + FIU=Anti-Money Laundering Council (AMLC) is both regulator and FIU; gatekeeper duty=real-estate developers and brokers became covered persons (RA 11521, 2021 amendment to the AMLA RA 9160) — must register with AMLC + report covered transactions >PHP 7.5m + suspicious transactions; country note=AMLC implements UNSC + Targeted Financial Sanctions under the Terrorism Financing Prevention and Suppression Act; Philippines exited the FATF grey list in **Feb 2025** — verify; realistic path=the AMLC-registered real-estate broker/developer screens the seller/UBO + reports; verify at http://www.amlc.gov.ph/ . Confidence=MEDIUM. - **pk** Pakistan — UBO/sanctions screening: BO register=**no national land cadastre** (land records are PROVINCIAL — each province's Board of Revenue holds the Record of Rights / *jamabandi*; Punjab most digitised via PLRA, others materially less so) and no buyer-searchable public UBO register (company BO collected via CDD); access tier=**authorities / obliged-entity** (not buyer-self-serve); AML supervisor + FIU=banks + DNFBPs carry AML/CFT obligations under Pakistan's AML framework — **the FIU is not named in the shipped playbook; verify the FIU + supervising body at [fatf-gafi.org](https://www.fatf-gafi.org/) / SBP** (do not assert a name); gatekeeper duty=for the **realistic diaspora buyer** (non-resident Pakistanis + POC holders) the **State Bank of Pakistan's Roshan Digital Account (RDA) → Roshan Apna Ghar** channel is the built-in gate — **KYC/AML-screened by the participating bank + SBP at account opening**; **non-origin foreign nationals** fall OUTSIDE the RDA route and need **prior Federal-Government / Ministry-of-Interior approval** (1980 Order under s.3 Foreigners Act 1946) — secondary sources add a police character certificate + source-of-funds + Interior NOC (⚠️ verify primary at the Ministry of Interior); country note=Pakistan was on the FATF grey list and was **removed in October 2022** (FATF plenary — secondary/well-documented; verify current status at [fatf-gafi.org](https://www.fatf-gafi.org/)); **NO citizenship-by-investment** — only a residency-only **Foreigner (Long Term Residency) Order, 2025** (residency, not nationality), so no CBI-passport seller risk; cantonment / border / diplomatic-enclave parcels need security clearance; realistic path=the RDA-participating bank + SBP screen the diaspora buyer's own funds; for the SELLER's UBO there is no buyer-searchable register — rely on the bank's CDD + an independent OFAC/EU/UK/UN screen, with provincial land-record verification at the Board of Revenue; verify at https://www.sbp.org.pk/ + https://www.interior.gov.pk/ . Confidence=MEDIUM (SBP/RDA + FATF-2022 + LTR-Order HIGH; the national FIU name + non-origin-foreigner AML steps — verify at primary). - **sg** Singapore — UBO/sanctions screening: BO register=ACRA register of registrable controllers (RORC) + companies must keep a register of controllers; **authorities-only** (RORC not public; basic ACRA company profile is paid via BizFile); AML supervisor + FIU=Council for Estate Agencies (CEA, supervises estate agents under Estate Agents Act + PMLPFTF Regulations 2021) + Suspicious Transaction Reporting Office (STRO, the FIU, within SPF Commercial Affairs Dept); gatekeeper duty=estate agents/salespersons must do CDD incl. BO ID, screen against UNSC lists, EDD for high-risk, STR to STRO; country note=the 2023 **S$3 billion money-laundering case** (Aug 2023, 10 convicted, assets incl. property seized) drove tighter property-sector AML enforcement; MAS administers sanctions; realistic path=the CEA-regulated estate agent/salesperson screens the seller/UBO; verify at https://www.cea.gov.sg/regulatory-matters/preventing-money-laundering-proliferation-financing-and-terrorism-financing/ . Confidence=HIGH. - **th** Thailand — UBO/sanctions screening: BO register=no central public UBO register; the Department of Business Development (DBD, Ministry of Commerce) holds company records + some BO data, **authorities-only / limited** (FATF noted coverage gaps); AML supervisor + FIU=Anti-Money Laundering Office (AMLO) is both the AML regulator and Thailand's FIU; gatekeeper duty=real-estate brokers are reporting entities under the Anti-Money Laundering Act (CDD + report cash ≥THB 2m, asset transactions ≥THB 5m, any suspicious transaction); the **2025 AML Act amendments** widened predicate offences and tightened reporting-entity duties; country note=AMLO administers UN-derived asset-freeze lists (Counter-Terrorism and Proliferation of Weapon of Mass Destruction Financing Act); realistic path=the real-estate broker screens + reports to AMLO; for UBO, rely on the broker's CDD as DBD is not buyer-searchable; verify at https://www.amlo.go.th/ . Confidence=MEDIUM. - **tw** Taiwan — UBO/sanctions screening: BO register=no separate public UBO register (company data via MOEA/GCIS commercial registry; BO defined under AML rules but not a public register); AML supervisor + FIU=Ministry of Justice Investigation Bureau (MJIB), whose Anti-Money Laundering Division is Taiwan's FIU; real-estate AML supervised by the Ministry of the Interior; gatekeeper duty=real-estate agents are designated non-financial businesses under the Money Laundering Control Act (in force 1997, DNFBP scope expanded post-2017) — CDD + BO ID + STR; country note=Taiwan maintains its own counter-terrorism/proliferation designations under the Counter-Terrorism Financing Act; not a UN member so applies UN lists via domestic law; realistic path=the licensed estate agent screens the seller/UBO under the MLCA; verify at https://www.mjib.gov.tw/mlpcen . Confidence=MEDIUM. - **uz** Uzbekistan — UBO/sanctions screening: BO register=no open public UBO register (company data via state registry; BO via CDD); AML supervisor + FIU=Department for Combating Economic Crimes under the Prosecutor General's Office (the specially-authorised AML/CFT state body + FIU function); gatekeeper duty=persons in real-estate purchase/sale operations AND notaries are reporting organisations under the AML/CFT/FPWMD law — CDD + report to the Department; country note=property sales are notarised — the notary is the statutory gatekeeper; Uzbekistan applies UNSC TFS lists; realistic path=the notary executing the sale + any real-estate intermediary screen the seller/UBO + report; verify at https://gov.uz/ (Department for Combating Economic Crimes, Prosecutor General's Office). Confidence=LOW. - **vn** Vietnam — UBO/sanctions screening: BO register=no public UBO register (enterprise data via National Business Registration Portal; BO collected via CDD only); AML supervisor + FIU=State Bank of Vietnam (SBV), whose Anti-Money Laundering Department is the FIU; gatekeeper duty=Anti-Money Laundering Law 2022 (Law 14/2022/QH15) extended reporting-entity scope to real-estate agents, lawyers, accountants — DNFBP CDD per FATF Rec 22; country note=**Vietnam is on the FATF grey list** (added Jun 2023; still grey-listed as of Feb 2025 — verify current status, SBV revising AML Law to exit); enhanced scrutiny on cross-border flows; realistic path=the regulated real-estate agent/notary screens the seller/UBO under the 2022 AML Law; verify at https://www.sbv.gov.vn/ . Confidence=MEDIUM. - **vu** Vanuatu — UBO/sanctions screening: BO register=**no buyer-searchable public UBO register named in the shipped playbook** (there is **no freehold** — foreigners hold only a registered lease under the Land Leases Act [Cap 163], identified by lease title number at the Department of Lands, Survey & Registry; BO of any lessee company collected via CDD); access tier=**authorities / obliged-entity** (not buyer-self-serve); AML supervisor + FIU=**Financial Intelligence Unit (FIU), under the State Law Office** — real-estate dealings + the CBI fall in scope; gatekeeper duty=real-estate dealings fall under Vanuatu's AML/CFT regime (FIU-supervised) owing CDD + source-of-funds (verify current KYC obligations at the FIU); the lease-assignment gate is the Lessor's Consent to Transfer (+ Minister of Lands consent on certain leases) at the Lands Dept; country note=Vanuatu runs a **DONATION-based citizenship-by-investment — the Development Support Programme (DSP), ~USD 130,000 floor single applicant (secondary, verify) — which is NOT property-linked** (buying a lease does NOT confer citizenship); the CBI is **regulatorily + reputationally contested**: the EU **permanently revoked** Vanuatu's visa-free Schengen access (suspended 8 Nov 2022; visa required from 4 Feb 2023; **permanent revocation 12 Dec 2024** via Regulation (EU) 2025/11 — the first full EU revocation over an investor-citizenship scheme), with **sustained OECD/EU scrutiny of the programme's due diligence** → treat a recently-naturalised DSP-citizen seller as enhanced due diligence; current FATF/grey-list status not asserted in the playbook — verify at [fatf-gafi.org](https://www.fatf-gafi.org/); realistic path=the FIU-supervised regulated party (bank handling the lease/transaction + any agent) screens the seller/UBO under the AML/CFT regime + an independent OFAC/EU/UK/UN screen; engage a Vanuatu conveyancing lawyer (lease assignment + consents are not DIY); verify at the Vanuatu Financial Intelligence Unit (State Law Office) + https://mol.gov.vu/index.php/lands-dept . Confidence=MEDIUM (FIU + leasehold-only tenure + EU-revocation/CBI HIGH; FIU URL + BO-register name/access tier + current FATF status — verify at the FIU). ### Latin America + Caribbean (R5) - **ar** Argentina — UBO/sanctions screening: BO register=*Registro Público de Beneficiarios Finales* held by ARCA (ex-AFIP, tax authority) — also IGJ corporate beneficial-owner filings, **authorities-only**; AML supervisor + FIU=UIF (Unidad de Información Financiera) is supervisor + FIU; escribanos, real-estate brokers (corredores inmobiliarios) and developers above thresholds are *sujetos obligados*; gatekeeper duty=the escribano público (mandatory for the escritura) + the broker owe CDD/beneficial-owner identification and STR reporting to UIF (UIF Res. 21/2011 et seq. for escribanos); 2025-26 rules lowered the beneficial-owner threshold to 10% per GAFI; country note=Argentina is NOT on the FATF grey list (verified 2026-05-28 against FATF Oct-2025 list); realistic path=the escribano identifies the beneficiario final and runs AML/PEP screening at the deed; buyer cannot self-search the federal BO register; verify at https://www.argentina.gob.ar/uif. Confidence=MEDIUM. - **aw** Aruba — UBO/sanctions screening: BO register=UBO register at the Aruba Chamber of Commerce (Kamer van Koophandel), **authorities-only** (Dutch-Kingdom model — accessible to authorities/FIU/CB; gatekeepers can request but not search); AML supervisor + FIU=FIU-Aruba (formerly MOT, renamed 2021) is the FIU; Central Bank of Aruba supervises; notaries, real-estate agents, lawyers are reporting service-providers under the AML/CFT State Ordinance (AB 2011 no.28); gatekeeper duty=the notary (mandatory for the deed) + the real-estate agent owe CDD + unusual-transaction reporting to FIU-Aruba; the notary files the prescribed UBO declaration to the register; country note=Aruba applies autonomous Kingdom-of-the-Netherlands AML; EU/UN/OFAC lists screened (verified 2026-05-28); realistic path=the notary + agent run CDD + sanctions/PEP screening; verify at https://www.fiu-aruba.com. Confidence=MEDIUM. - **ag** Antigua and Barbuda — UBO/sanctions screening: BO register=beneficial-ownership data collected by registered agents / the Companies Registry under the AML framework — **authorities + obliged-entity access** (not a buyer-searchable public register; the IBC framework historically keeps shareholder/director registers out of public view — verify access tier at the ONDCP / Companies Registry); AML supervisor + FIU=**ONDCP (Office of National Drug and Money Laundering Control Policy)** — the FIU sits within the ONDCP (established 1996; independent law-enforcement agency under the ONDCP Act 2003; Egmont Group member); gatekeeper duty=attorneys + real-estate agents/developers + the CIU's own multi-tier due-diligence on CBI applicants are reporting entities under the Money Laundering (Prevention) Act 1996 owing CDD + SAR reporting; country note=Antigua and Barbuda runs an **active Citizenship-by-Investment programme** (real-estate route US$300,000 / NDF donation US$230,000, effective 1 Aug 2024) administered by the [CIU (cip.gov.ag)](https://cip.gov.ag/) — **elevated PEP / sanctioned-applicant risk; treat a recently-naturalised CBI seller as enhanced due diligence**; the CIU is one of the more scrutinised regional CBI programmes (refuses adverse-media / sanctions-exposed applicants); **NOT on the FATF grey list** (verified 2026-05-28 against the FATF 13 Feb 2026 increased-monitoring list); CFATF member; realistic path=the attorney + the CIU Authorised Agent run CDD + OFAC/EU/UK/UN screening on the seller/UBO; buyer cannot self-search the BO data; verify at https://ondcp.gov.ag/amlcft-compliance/financial-intelligence-unit + https://cip.gov.ag/. Confidence=MEDIUM (ONDCP/FIU + CBI HIGH; exact BO-register name/access tier — verify at ONDCP / Companies Registry). - **bb** Barbados — UBO/sanctions screening: BO register=beneficial-ownership data at the Corporate Affairs and Intellectual Property Office (CAIPO) under the Companies Act / BO regulations, **authorities-only** (verify access tier); AML supervisor + FIU=FIU Barbados (Anti-Money Laundering Authority / FIU) is the FIU; gatekeeper duty=real-estate agents and attorneys are reporting entities under the Money Laundering and Financing of Terrorism (Prevention and Control) Act owing CDD + STR reporting; country note=Barbados was **removed from the FATF grey list in February 2024** (no longer under increased monitoring after the Jan-2024 on-site) (verified 2026-05-28); realistic path=the attorney/agent runs CDD + OFAC/UN screening; verify at https://www.centralbank.org.bb (FIU). Confidence=MEDIUM. - **bm** Bermuda — UBO/sanctions screening: BO register=central **beneficial-ownership register held by the Registrar of Companies (ROC)** under the **Beneficial Ownership Act (as amended by the Beneficial Ownership Amendment Act 2025, in force 30 Dec 2025** — the ROC now collects, verifies and maintains BO information) — **authorities + obliged-entity access** (NOT public; s.18 access limited to listed entities — the FIA, the BMA, the Corporate Income Tax Agency, and "relevant persons" such as banks/insurers/CSPs/law firms when discharging KYC; legitimate-interest public access is under policy debate, not yet in force); AML supervisor + FIU=**Bermuda Monetary Authority (BMA)** is the prudential + AML supervisor of financial institutions; FIU=**Financial Intelligence Agency (FIA)**, the independent agency established by the Financial Intelligence Agency Act 2007 receiving/analysing SARs; gatekeeper duty=attorneys (law firms register with the FIA as regulated professional firms) + realtors owe CDD + source-of-funds + SAR reporting; country note=Bermuda is a **North-Atlantic British Overseas Territory** (not Caribbean) and operates a **highly RESTRICTIVE foreign-buyer regime** (ARV floor + Alien Landholding Licence with anti-fronting provisions blocking trust/nominee circumvention — a structural screen against opaque ownership); no CBI scheme; the 2025 BO reform readies Bermuda for its **CFATF 5th-round mutual evaluation, scheduled to begin October 2026**; **NOT on the FATF grey list** (verified 2026-05-28 against the FATF 13 Feb 2026 list); realistic path=the attorney/realtor (regulated) runs CDD + OFAC/EU/UK/UN screening; the ALL anti-fronting regime + s.18 register access make the gatekeeper the realistic screener — buyer cannot self-search; verify at https://www.fia.bm/ + https://www.bma.bm/. Confidence=HIGH (FIA + BMA + ROC register + BO Amendment Act 2025 verified; legitimate-interest public access — not yet in force, verify status). - **bq** Caribbean Netherlands (BES — Bonaire, Sint Eustatius, Saba) — UBO/sanctions screening: BO register=UBO data under the Wwft BES regime (business registers run by the Bonaire and the joint St. Eustatius/Saba chambers of commerce), **authorities-only**; AML supervisor + FIU=AFM and DNB supervise; the FIU is **FIU-Nederland** (BES unusual transactions are reported to the Dutch FIU); gatekeeper duty=notaries, real-estate agents, lawyers are obliged institutions under the Wet ter voorkoming van witwassen en financieren van terrorisme BES (Wwft BES, modernised 1 Jul to align with FATF); the notary (mandatory for the deed) owes CDD + reporting; country note=as special municipalities of the Netherlands, BES applies Dutch/EU + UN + OFAC sanctions frameworks (verified 2026-05-28); realistic path=the notary + agent run CDD + sanctions/PEP screening; verify at https://www.fiu-nederland.nl + https://www.afm.nl. Confidence=MEDIUM. - **br** Brazil — UBO/sanctions screening: BO register=CNPJ *beneficiário final* declaration held by Receita Federal under Normative Instruction RFB 2.119/2022, **authorities-only** (filed with tax authority; not a public-search BO register); AML supervisor + FIU=COAF (Conselho de Controle de Atividades Financeiras) is the FIU; real-estate professionals are supervised by COFECI (Federal Council of Real-Estate Brokers); gatekeeper duty=real-estate brokers (creci/COFECI) must keep records and report cash/large transactions (R$ threshold) to COAF within 24h under Lei 9.613/1998; tabelião/cartório (deed registry notary) is a separate obliged sector; country note=Brazil is NOT FATF grey-listed; OFAC has no bilateral arrangement — Brazil screens primarily via COAF + UN list; PEP checks mandatory under COAF rules (verified 2026-05-28); realistic path=the broker + the cartório run CDD; for a corporate seller the broker checks the CNPJ beneficial-owner declaration; verify at https://www.gov.br/coaf. Confidence=MEDIUM. - **bs** Bahamas — UBO/sanctions screening: BO register=Register of Beneficial Ownership under the Register of Beneficial Ownership Act (BOSS — Beneficial Ownership Secure Search System), **authorities-only** (secure search; not public); AML supervisor + FIU=Financial Intelligence Unit (FIU Bahamas) is the FIU; real-estate brokers/agents and lawyers are designated non-financial entities under the Financial Transactions Reporting Act; the Compliance Commission supervises certain DNFBPs; gatekeeper duty=the attorney + the real-estate agent owe CDD + STR reporting; country note=Bahamas is **NOT on the FATF grey list** (removed 18 Dec 2020) and undergoes its next FATF mutual evaluation in 2026 (verified 2026-05-28); realistic path=the attorney/agent runs CDD + OFAC/UN screening; BOSS is authorities-only so buyer cannot self-search; verify at https://www.bahamas.gov.bs (FIU). Confidence=MEDIUM. - **bz** Belize — UBO/sanctions screening: BO register=beneficial-owner register maintained via registered agents / IFSC framework (UBOs ≥25% registered, form BTS101 via the tax authority for TIN), **authorities-only**; AML supervisor + FIU=FIU Belize under the Money Laundering and Terrorism (Prevention) Act (MLTPA); the Financial Services Commission (FSC) supervises IBCs/registered agents (incl. the 2025 Nominee Shareholders & Directors Regulations, SI 158 of 2025, licensing nominees); gatekeeper duty=registered agents conduct UBO due diligence; real-estate agents and attorneys are reporting entities under the MLTPA owing CDD + STR reporting; country note=Belize is NOT FATF grey-listed (rated Compliant/Largely-Compliant across the 40 Recs as of Jan 2025) (verified 2026-05-28); realistic path=the registered agent / attorney runs CDD + OFAC/UN screening; verify at https://fiubelize.org. Confidence=MEDIUM. - **cl** Chile — UBO/sanctions screening: BO register=no single public BO register; *beneficiario final* identification is a CDD obligation, **authorities-only** (collected by obliged parties; corporate data via the Registro de Empresas y Sociedades); AML supervisor + FIU=UAF (Unidad de Análisis Financiero) under Ley 19.913; gatekeeper duty=notarios and *conservadores de bienes raíces* plus real-estate agents are *sujetos obligados* — UAF Circular N°62 (2025) tightened beneficial-owner identification for notaries dealing with legal-entity clients (phased from ~Jun 2025); they must file ROS (suspicious-transaction reports) to UAF; country note=Chile is NOT FATF grey-listed; UAF maintains the UN/sanctions designation list obligation (verified 2026-05-28); realistic path=the notario/conservador + agent run CDD + beneficial-owner + PEP screening; verify at https://www.uaf.cl. Confidence=MEDIUM. - **co** Colombia — UBO/sanctions screening: BO register=RUB (*Registro Único de Beneficiarios Finales*), part of the RUT, administered by DIAN, **authorities-only**; AML supervisor + FIU=UIAF (Unidad de Información y Análisis Financiero) is the FIU; real-estate sector is an obliged reporter under UIAF Resolution 314 (SAGRILAFT/SARLAFT-type regimes); gatekeeper duty=notarios and the regulated real-estate companies owe CDD + STR (ROS) reporting to UIAF; for corporates the obliged party consults the RUB; country note=Colombia is NOT FATF grey-listed (verified 2026-05-28); note proximity-risk to OFAC-designated narcotics/Clinton-list (SDNTK) individuals makes OFAC SDN screening materially relevant; realistic path=the notario + the regulated agent run CDD + OFAC/UN/UIAF screening on the seller; verify at https://www.uiaf.gov.co. Confidence=MEDIUM. - **cr** Costa Rica — UBO/sanctions screening: BO register=RTBF (*Registro de Transparencia y Beneficiarios Finales*) filed annually with the Banco Central de Costa Rica (BCCR), **authorities-only** (used exclusively by the tax authority DGT and the ICD/FIU); the National Registry validates RTBF non-compliance in real time and blocks document registration; AML supervisor + FIU=ICD (Instituto Costarricense sobre Drogas) houses the UIF; gatekeeper duty=notarios must note RTBF non-compliance in all documents they issue (a hard gate); real-estate agents/developers are obliged subjects under Ley 7786/8204; country note=Costa Rica is NOT FATF grey-listed; the RTBF→National-Registry block is a strong structural control (verified 2026-05-28); realistic path=the notario checks RTBF compliance + runs CDD/sanctions screening; the RTBF itself is authorities-only; verify at https://www.icd.go.cr. Confidence=MEDIUM. - **cw** Curaçao — UBO/sanctions screening: BO register=UBO register at the Curaçao Chamber of Commerce (National Decree in force 8 Jun 2024), **authorities-only** (access limited to Public Prosecutor, Central Bank of Curaçao and Sint Maarten, FIU analysis/supervision dept, and Tax Inspector — notaries/agents/lawyers/banks may request UBO data from the company but cannot search the register); AML supervisor + FIU=FIU Curaçao (formerly MOT) is the FIU; gatekeeper duty=notaries, real-estate agents, lawyers, accountants are DNFBPs owing CDD + unusual-transaction reporting under the National Ordinance on the Reporting of Unusual Transactions; the notary files the UBO declaration within two weeks of executing a deed; country note=Kingdom-of-the-Netherlands AML; UN/EU/OFAC lists apply (verified 2026-05-28); realistic path=the notary + agent run CDD + sanctions/PEP screening; verify at https://fiucuracao.org. Confidence=MEDIUM. - **do** Dominican Republic — UBO/sanctions screening: BO register=beneficial-owner identification obligation under Ley 155-17 (no single public BO register; corporate data via the Registro Mercantil at the Cámaras de Comercio), **authorities-only**; AML supervisor + FIU=UAF (Unidad de Análisis Financiero) is the FIU (operates GoAML); the Superintendencia de Bancos and sector supervisors oversee; gatekeeper duty=notarios, real-estate agents/developers (*empresas inmobiliarias*) and lawyers are *sujetos obligados* under Ley 155-17 owing CDD + STR reporting to the UAF; country note=DR is NOT on the FATF grey list (verified 2026-05-28 against FATF Feb-2026 list); member of GAFILAT (verified 2026-05-28); realistic path=the notario/regulated agent runs CDD + OFAC/UN/UAF screening on the seller; verify at https://www.uaf.gob.do. Confidence=MEDIUM. - **ec** Ecuador — UBO/sanctions screening: BO register=*beneficiario final* / corporate-composition reporting to the SRI (tax authority, Resolution NAC-DGERCGC23-0015); UAFE has no standalone public BO register but can request beneficial-owner data from obliged entities, **authorities-only**; AML supervisor + FIU=UAFE (Unidad de Análisis Financiero y Económico) is the FIU; gatekeeper duty=notarios are *sujetos obligados* (gatekeepers in property transfers) and must report suspicious transactions to UAFE; real-estate agents/developers also report; country note=Ecuador is NOT FATF grey-listed; 10% beneficial-owner threshold (verified 2026-05-28); realistic path=the notario + agent run CDD + report to UAFE; verify at https://www.uafe.gob.ec. Confidence=MEDIUM. - **gd** Grenada — UBO/sanctions screening: BO register=beneficial-ownership data held by registered agents / the Corporate Affairs and Intellectual Property Office under the OECS/ECCB-region AML framework — **authorities + obliged-entity access** (beneficial-ownership disclosure required for corporate-held real estate; not a buyer-searchable public register — verify access tier at the FIU); AML supervisor + FIU=**Financial Intelligence Unit (FIU) Grenada** — the FIU and the AML/CTF Commission **jointly supervise** financial institutions + DNFBPs for AML/CFT compliance; the FIU houses an Asset Recovery Unit; gatekeeper duty=attorneys + real-estate agents/developers + the IMA's CBI due-diligence are obliged entities owing CDD + STR reporting; country note=Grenada runs an **active Citizenship-by-Investment programme** (real-estate qualifying-share minimum US$270,000 / full-unit US$350,000, effective 1 Jul 2024; guaranteed buy-backs/discounts/rebates PROHIBITED) administered by the [Investment Migration Agency (IMA) Grenada](https://imagrenada.gd/) — **elevated PEP / sanctioned-applicant risk; treat a recently-naturalised CBI seller as enhanced due diligence**; **NOT on the FATF grey list** (verified 2026-05-28 against the FATF 13 Feb 2026 list); CFATF member (4th-round MER published 2022); realistic path=the attorney + IMA Authorised Agent run CDD + OFAC/EU/UK/UN screening on the seller/UBO; buyer cannot self-search the BO data; verify at the Grenada FIU + https://imagrenada.gd/. Confidence=MEDIUM (CBI + ECCB framework HIGH; exact FIU URL + BO-register name/access tier — verify at the Grenada FIU). - **jm** Jamaica — UBO/sanctions screening: BO register=Jamaica Beneficial Ownership Registry at the Companies Office of Jamaica (COJ), **partial — electronic register searchable to identify BOs of Jamaica-registered companies** (access tier should be verified; the COJ has an AML Unit ensuring BO compliance); AML supervisor + FIU=FID (Financial Investigations Division) is the FIU under the FID Act and POCA; gatekeeper duty=real-estate dealers and attorneys are designated non-financial institutions under POCA owing CDD + STR reporting; country note=Jamaica is NOT FATF grey-listed; FID + COJ AML Unit + Integrity Commission MoU strengthen BO transparency (verified 2026-05-28); realistic path=the attorney/real-estate dealer runs CDD + OFAC/UN screening; for corporate sellers the COJ BO registry can be searched; verify at https://www.fid.gov.jm + https://www.boregistryjamaica.com. Confidence=MEDIUM. - **kn** St. Kitts and Nevis — UBO/sanctions screening: BO register=beneficial-ownership data held by registered agents / the Companies Registry under the AML framework (Nevis is noted for strong BO confidentiality via the Nevis Business Corporation Ordinance) — **authorities + obliged-entity access** (not buyer-searchable; verify access tier at the FIU); AML supervisor + FIU=**Financial Intelligence Unit (FIU)** of St. Kitts and Nevis (statutory FIU under the FIU Act — receives/analyses/disseminates STRs from regulated business); financial-sector supervision via the Financial Services Regulatory Commission (and the Nevis FSRC); gatekeeper duty=attorneys + real-estate agents + CBI Authorised Agents owe CDD + STR reporting; country note=St. Kitts and Nevis runs the **world's oldest active CBI programme (established 1984)** administered by the [Citizenship by Investment Unit (CIU, ciu.gov.kn)](https://ciu.gov.kn/) — real-estate routes US$325,000 (developer) / US$600,000 (private), 7-year hold (post-Oct-2024 reform); CBI due-diligence was **tightened 2023–2024 under OECS / US-Treasury / EU scrutiny** (mandatory interview + biometrics + multi-tier source-of-funds) — **elevated PEP / sanctioned-applicant risk; treat a recently-naturalised CBI seller as enhanced due diligence**; **NOT on the FATF grey list** (verified 2026-05-28 against the FATF 13 Feb 2026 list); CFATF member; realistic path=the attorney + CIU Authorised Agent run CDD + OFAC/EU/UK/UN screening on the seller/UBO; buyer cannot self-search the BO data; verify at the SKN FIU + https://ciu.gov.kn/. Confidence=MEDIUM (CIU/CBI + FIU statute HIGH; exact FIU URL + BO-register access tier — verify at the SKN FIU). - **ky** Cayman Islands — UBO/sanctions screening: BO register=**Beneficial Ownership Register under the Beneficial Ownership Transparency Act, 2023 (BOT Act, substantive changes in force 1 Jan 2025)**; access tier=**authorities + obliged-entity, with a LIMITED legitimate-interest tier** — the Beneficial Ownership Transparency (Legitimate Interest Access) Regulations 2024 came into force **28 Feb 2025**, letting certain applicants (AML/CTF-focused civil-society reps; persons in a current/potential business relationship with the entity) apply to the competent authority for specific-entity BO data; NOT a public free-search register; AML supervisor + FIU=**Cayman Islands Monetary Authority (CIMA)** supervises the AML-regulated sector; FIU=**Financial Reporting Authority (FRA / CAYFIN)** (deters/detects ML/TF/PF; receives SARs); gatekeeper duty=attorneys are obliged ("designated") entities with source-of-funds + STR duties on every real-estate purchase (CIMA-supervised); real-estate agents within the AML-regulated framework; country note=Cayman is a **British Overseas Territory + major offshore-finance centre** (corporate/SPV/trust sellers common — apply the OFAC 50% Rule to the ownership chain); no CBI scheme (residency-by-investment exists but is not a sold passport); **NOT on the FATF grey list** (Cayman was on the FATF grey list from Feb 2021 and was **removed at the FATF plenary ending 27 October 2023** — verified 2026-05-28 against the FATF 13 Feb 2026 list); realistic path=the Cayman attorney (designated entity) runs CDD + OFAC/EU/UK/UN screening on the seller/UBO; the legitimate-interest tier may let an advisor request specific-entity BO data, but the buyer cannot self-search; verify at https://fra.gov.ky/ + https://www.cima.ky/. Confidence=HIGH (BOT Act 1 Jan 2025 + legitimate-interest regs 28 Feb 2025 + FRA/CAYFIN + CIMA all verified 2026-05-28). - **lc** Saint Lucia — UBO/sanctions screening: BO register=beneficial-ownership data held by licensed registered agents + FIA-supervised entities (domestic + IBC) — **authorities + obliged-entity access** (not publicly searchable; competent authorities have access — per the FIA's BO-identification guidance); AML supervisor + FIU=**Financial Intelligence Authority (FIA Saint Lucia)** — the AML/CFT/CPF supervision authority + FIU covering financial institutions, DNFBPs and international financial services; insurance carriers regulated by the Financial Services Regulatory Authority (FSRA); gatekeeper duty=attorneys/conveyancers + real-estate agents + CBI Authorised Agents owe CDD + STR reporting under the AML framework; country note=Saint Lucia runs an **active CBI programme** (real-estate route US$300,000, effective 1 Jul 2024 under the OECS MoA; 5-year hold) administered by the [CIU (cipsaintlucia.com)](https://www.cipsaintlucia.com/) — mandatory multi-tier CIU due-diligence incl. **sanctions screening** of applicants; **elevated PEP / sanctioned-applicant risk; treat a recently-naturalised CBI seller as enhanced due diligence**; **NOT on the FATF grey list** (verified 2026-05-28 against the FATF 13 Feb 2026 list); CFATF member; realistic path=the attorney + CIU Authorised Agent run CDD + OFAC/EU/UK/UN screening on the seller/UBO; buyer cannot self-search the BO data; verify at https://www.slufia.com/ + https://www.cipsaintlucia.com/. Confidence=MEDIUM (FIA + CBI HIGH; exact BO-register access tier — verify at the Saint Lucia FIA). - **mx** Mexico — UBO/sanctions screening: BO register=SAT "controlling beneficiaries" (*beneficiarios controladores*) records held by entities under the 2022 tax reform, **authorities-only** (kept in accounting records, requestable by SAT or the notary; NOT a filed public register); AML supervisor + FIU=SHCP/SAT supervise *actividades vulnerables* (real estate is a vulnerable activity under the LFPIORPI 2012 AML law); FIU=Unidad de Inteligencia Financiera (UIF); gatekeeper duty=notario público (mandatory for property deeds) + the real-estate intermediary owe CDD/UBO identification and threshold reporting to SAT under LFPIORPI; country note=Mexico is **NOT on the FATF grey list**; it is in enhanced follow-up and faces a 2026 FATF mutual evaluation (on-site ~Apr 2026, Plenary report ~Oct 2026) (verified 2026-05-28); realistic path=the notario + the regulated intermediary identify the controlling beneficiary and run AML/PEP checks; OFAC screening is bank-driven on the funds flow, not buyer self-serve; verify at https://www.gob.mx/uif. Confidence=HIGH. - **pa** Panama — UBO/sanctions screening: BO register=RUBF (*Registro Único de Beneficiarios Finales*) at the Superintendencia de Sujetos No Financieros, **authorities-only** (resident-agent-fed, accessible to competent authorities; not public); AML supervisor + FIU=UAF (Unidad de Análisis Financiero) is the FIU; non-financial sectors (incl. real estate, lawyers, notaries) supervised by the Superintendencia de Sujetos No Financieros under Law 23 of 2015; gatekeeper duty=the resident agent / lawyer + real-estate developers and brokers owe CDD + UBO + STR reporting; country note=Panama was **removed from the FATF grey list in October 2023** (delisted after fulfilling its action plan) (verified 2026-05-28); realistic path=the lawyer/resident agent + broker run CDD; the RUBF is queried only by authorities, so screening relies on the regulated gatekeeper; verify at https://www.uaf.gob.pa. Confidence=MEDIUM. - **pe** Peru — UBO/sanctions screening: BO register=*beneficiario final* declaration filed with SUNAT (tax authority), **authorities-only**; SBS and SMV also supply beneficial-owner data into the UIF system; AML supervisor + FIU=UIF-Perú housed within the SBS (Superintendencia de Banca, Seguros y AFP); gatekeeper duty=notarios are *sujetos obligados* and must verify that the seller's beneficial-owner declaration was filed with SUNAT and report non-compliance; real-estate agents/developers above thresholds also report STRs to UIF; country note=Peru is NOT FATF grey-listed; the notary's duty to demand SUNAT beneficial-owner proof at the deed is a hard statutory gate (verified 2026-05-28); realistic path=the notario verifies the SUNAT beneficial-owner filing + runs AML/PEP screening; buyer cannot self-search the SUNAT register; verify at https://www.sbs.gob.pe. Confidence=MEDIUM. - **py** Paraguay — UBO/sanctions screening: BO register=*Registro Administrativo de Beneficiarios Finales* under Ley N° 6.446/2019 (administered via the Abogacía del Tesoro / Ministry of Finance), **authorities-only** — obliged parties must demand the company's *constancia de inscripción* in the BO register; AML supervisor + FIU=SEPRELAD (Secretaría de Prevención de Lavado de Dinero o Bienes) is the FIU and the direct DNFBP supervisor; gatekeeper duty=*inmobiliarias* (real-estate agents) are directly supervised by SEPRELAD and file sector reports; the escribano is a separate obliged sector; country note=Paraguay is NOT FATF grey-listed; under GAFILAT review (verified 2026-05-28); realistic path=the regulated *inmobiliaria* + escribano run CDD + demand the BO-register constancia + sanctions/PEP screening; verify at https://www.seprelad.gov.py. Confidence=MEDIUM. - **sx** Sint Maarten — UBO/sanctions screening: BO register=UBO register at the St. Maarten Chamber of Commerce (registration within 7 days of establishment/change), **authorities-only** (same Kingdom model — gatekeepers request, do not search); AML supervisor + FIU=FIU Sint Maarten / MOT (Meldpunt Ongebruikelijke Transacties) established 2010 is the FIU and DNFBP supervisor; gatekeeper duty=notaries, real-estate agents, lawyers, accountants are DNFBPs owing CDD + unusual-transaction reporting under the National Ordinance MOT (AB 2019 no.24); country note=Kingdom-of-the-Netherlands AML; UN/EU/OFAC lists apply (verified 2026-05-28); realistic path=the notary + agent run CDD + sanctions/PEP screening; verify at https://www.fiu-sxm.net. Confidence=MEDIUM. - **tc** Turks and Caicos Islands — UBO/sanctions screening: BO register=beneficial-ownership data held by company-service providers / the Companies Registry under the TCIFSC framework — **authorities + obliged-entity access** (not a buyer-searchable public register; TCI was rated only Partially Compliant on FATF Rec 10 in its 4th-round MER — verify current access tier at the TCIFSC); AML supervisor + FIU=**Turks and Caicos Islands Financial Services Commission (TCIFSC)** supervises the financial-services + company-formation sector; FIU=**Financial Intelligence Agency (FIA)** — the FIU for TCI and an **Egmont Group member**; gatekeeper duty=attorneys + real-estate agents + company-service providers are DNFBPs owing KYC + source-of-funds + STR reporting; country note=TCI is a **British Overseas Territory + regulated offshore + tourism jurisdiction** with **NO CBI scheme** (nationality is via British-Overseas-Territories-Citizenship frameworks, not a sold passport — lower CBI-PEP exposure than the ECCB CBI states); CFATF member (4th-round on-site Sept 2018); **NOT on the FATF grey list** (verified 2026-05-28 against the FATF 13 Feb 2026 list); realistic path=the attorney/agent (DNFBP) runs CDD + OFAC/EU/UK/UN screening on the seller/UBO; buyer cannot self-search the BO data; verify at https://www.fia.tc/ + https://www.tcifsc.tc/. Confidence=MEDIUM (TCIFSC + FIA/FIU + Egmont HIGH; exact BO-register access tier — verify at the TCIFSC). - **tt** Trinidad and Tobago — UBO/sanctions screening: BO register=**no buyer-searchable public UBO register named in the shipped playbook** (company data exists; BO collected via CDD); access tier=**authorities / obliged-entity** (not buyer-self-serve); AML supervisor + FIU=attorneys and real-estate agents are subject to T&T's AML/CFT framework — **FIU-supervised** (the FIU is referenced but not formally named in the playbook; verify the FIU + supervising body — "FIU TT"); gatekeeper duty=the attorney + real-estate agent owe CDD + source-of-funds under the AML/CFT framework; a **structural screen is built into the foreign-buyer regime** — the **Foreign Investment Act (Chap. 70:07) s.10(1) requires the consideration to be paid in an internationally traded currency through an authorised dealer** (so inbound funds arrive as hard currency through a bank, creating a paper trail), and **FIA s.11 (anti-nominee) bars holding land in trust for an unlicensed foreign investor without the President's licence** — blocking nominee/trust circumvention; country note=**NO Citizenship-by-Investment programme** — T&T does NOT appear on any Caribbean CBI provider list and buying property confers no residency/citizenship right, so (unlike the ECCB CBI states) there is **no CBI-passport seller risk**; final appeals go to the **UK Judicial Committee of the Privy Council (JCPC), NOT the CCJ**; current FATF/grey-list status not asserted in the playbook — verify at [fatf-gafi.org](https://www.fatf-gafi.org/); realistic path=the T&T attorney + agent (FIU-supervised) run CDD + an independent OFAC/EU/UK/UN screen on the seller/UBO; the FIA s.10 hard-currency-through-a-bank requirement + s.11 anti-nominee rule are the practical structural controls; verify with the attorney + the T&T FIU. Confidence=MEDIUM (FIU-supervised gatekeeper + FIA s.10/s.11 structural screen + no-CBI HIGH; the formal FIU name + BO-register name/access tier + current FATF status — verify at primary). - **uy** Uruguay — UBO/sanctions screening: BO register=*Registro de Titulares de Participaciones Patrimoniales y Beneficiarios Finales* at the Banco Central del Uruguay (BCU) under Ley 19.484 / Decree 166/017, **authorities-only** (confidential — accessible only to the tax administration DGI, SENACLAFT and the UIAF); AML supervisor + FIU=UIAF (Unidad de Información y Análisis Financiero) within the BCU; SENACLAFT supervises non-financial sectors; gatekeeper duty=escribanos (mandatory for the deed) and real-estate brokers are *sujetos obligados* owing CDD + STR reporting to UIAF/SENACLAFT; country note=Uruguay is NOT FATF grey-listed; 15% beneficial-owner threshold under Ley 19.484 (verified 2026-05-28); realistic path=the escribano + broker run CDD + beneficial-owner + sanctions/PEP screening; the BCU register is confidential to authorities; verify at https://www.bcu.gub.uy. Confidence=MEDIUM. - **vg** British Virgin Islands — UBO/sanctions screening: BO register=**BOSSs (Beneficial Ownership Secure Search System, est. 2017)** PLUS a newer **filed BO Register at the Registrar of Corporate Affairs**; access tier=**authorities + obliged-entity, with a legitimate-interest request tier LAUNCHED 1 Apr 2026** — from that date any person may apply in writing to the Registrar (with a fee) to inspect/copy a BO Register entry on demonstrating a "legitimate interest" (ML/TF/PF investigation; connection to an investigated person; or an obliged entity doing CDD); operational processing ~12 days where unopposed (BVI FSC Industry Circular 11 of 2026); NOT a public free-search register; AML supervisor + FIU=**BVI Financial Services Commission (FSC)** supervises/enforces the AML-regulated sector; FIU=**Financial Investigation Agency (FIA)** (investigates financial crime under the BVI AML/TF Code of Practice; handles BOSSs requests); gatekeeper duty=attorneys + real-estate professionals are AML-obliged (FSC-supervised) owing CDD + source-of-funds + STR reporting; the **NBLHL (Non-Belongers Land Holding Licence) is a Cabinet-granted, buyer-and-property-specific gate** layered on top; country note=BVI is a **British Overseas Territory + one of the world's largest offshore-company incorporators** (corporate/SPV/trust sellers very common — apply the OFAC 50% Rule to the ownership chain); **NO CBI scheme** (distinguish from St. Kitts/Antigua/St. Lucia/Grenada/Dominica); **NOT on the FATF grey list** (verified 2026-05-28 against the FATF 13 Feb 2026 list); CFATF member; realistic path=the BVI attorney (FSC-supervised) runs CDD + OFAC/EU/UK/UN screening on the seller/UBO; from 1 Apr 2026 an obliged advisor with legitimate interest can request specific-entity BO data, but the buyer cannot self-search; verify at https://www.fiabvi.vg/ + https://www.bvifsc.vg/. Confidence=HIGH (FIA + FSC + BOSSs + filed register + 1 Apr 2026 legitimate-interest launch per FSC Industry Circular 11 of 2026 all verified 2026-05-28). ### Africa + North America (R6) - **bw** Botswana — UBO/sanctions screening: BO register=**no buyer-searchable public UBO register named in the shipped playbook** (freehold + state-land title at the Registrar of Deeds / Deeds Registry; tribal-land rights recorded by the relevant Land Board; company BO collected via CDD); access tier=**authorities / obliged-entity** (not buyer-self-serve); AML supervisor + FIU=conveyancing attorneys + banks run KYC / source-of-funds — the controlling instrument is **commonly the Financial Intelligence Act, but the specific AML/source-of-funds statute could not be confirmed from primary in the playbook → verify before citing it as the controlling provision** (the FIU is not named in the playbook — verify); gatekeeper duty=the conveyancing attorney + the bank owe CDD + source-of-funds on a property purchase (foreign buyers prepare a bank-statement chain + apostilled identity docs); country note=**NO operational citizenship-by-investment programme as of June 2026** — the enabling **Citizenship (Amendment) Bill, 2025 (multiple citizenship) passed Parliament 17 Dec 2025** explicitly to attract high-end investors (with AML/security vetting), but the **threshold/regulations are not yet set** — a CBI is *announced, not live*, so no CBI-passport seller risk yet (watch this); freehold is the principal foreign-buyer route; final court = Court of Appeal of Botswana (no UK Privy Council appeal since the Court of Appeal Act 1973); current FATF/grey-list status not asserted in the playbook — verify at [fatf-gafi.org](https://www.fatf-gafi.org/); realistic path=the conveyancing attorney + bank run CDD + an independent OFAC/EU/UK/UN screen on the seller; the deed lodges at the Deeds Registry; verify the AML statute + FIU at https://www.gov.bw/ (and confirm the Financial Intelligence Act citation). Confidence=LOW (structural facts — Deeds Registry + CBI-announced-not-live + Court of Appeal HIGH; the AML/source-of-funds statute, the FIU name, and current FATF status all unconfirmed in the playbook — verify at primary). - **ca** Canada — UBO/sanctions screening: BO register=Corporations Canada "individuals with significant control" (ISC) register under the CBCA, **partial-PUBLIC** (public search of some ISC data live since 22 Jan 2024 at ised-isde.canada.ca; provincial corps not covered); AML supervisor + FIU=FINTRAC (Financial Transactions and Reports Analysis Centre of Canada) supervises real-estate brokers/sales reps/developers AND title insurers (regulated as reporting entities since 1 Oct 2025) and is the FIU; gatekeeper duty=real-estate reporting entities owe CDD + sanctions screening under the PCMLTFA & regulations; from 1 Oct 2025 they must verify identity of *unrepresented parties* (closing the both-sides gap) and file Beneficial Ownership Discrepancy Reports to Corporations Canada within 30 days for high-risk CBCA corps; country note=Canada maintains its own autonomous sanctions under SEMA + the Justice for Victims of Corrupt Foreign Officials (Magnitsky) Act, screened in addition to OFAC/UN/EU (verified 2026-05-28); realistic path=the real-estate brokerage/title insurer runs CDD + Canadian-consolidated + OFAC screening on the seller; buyer can check the public ISC register for corporate sellers; verify at https://fintrac-canafe.canada.ca + https://ised-isde.canada.ca/cc/lgcy/fdrlCrpSrch.html. Confidence=HIGH. - **cv** Cape Verde — UBO/sanctions screening: BO register=beneficial-ownership held under AML Law (Lei 120/VIII/2016 — verify number) + commercial-registry filings (authorities-only); AML supervisor + FIU=UIF (Unidade de Informação Financeira), Egmont Group + GIABA member — FIU; gatekeeper duty=notaries, real-estate agents + lawyers are obliged entities (CDD, UBO ID, STR) per Rec 22; country note=Cape Verde is NOT on the FATF grey/black list; AML/CFT assessed by GIABA (verify currency at GIABA/FATF); realistic path=the notary handling the escritura + bank screen the seller/UBO. Verify at GIABA https://www.giaba.org/ + Cape Verde UIF (data not publicly available as a single URL — verify via Banco de Cabo Verde / Ministério das Finanças). Confidence=LOW. - **gh** Ghana — UBO/sanctions screening: BO register=Central Beneficial Ownership Register at the Office of the Registrar of Companies (Companies Act 2019/Act 992 + Companies Regs 2023) — LIMITED public access (name/address/nature-of-interest) for a prescribed fee (~GHC 25); competent authorities get full free access; AML supervisor + FIU=FIC (Financial Intelligence Centre, Ghana), goAML platform — FIU; gatekeeper duty=accountable institutions incl. lawyers (real-estate agents' DNFBP status per Anti-Money Laundering Act 1044 — verify scope); CDD/UBO ID/STR; country note=Ghana removed from FATF grey list (exited 2021) — verify exact date at FATF/GIABA; realistic path=the bank + lawyer handling the conveyance screen the seller/UBO; partial BO lookup possible via ORC. Verify at https://fic.gov.gh/ + ORC https://orc.gov.gh/. Confidence=MEDIUM. - **ke** Kenya — UBO/sanctions screening: BO register=BO register kept by each company + filed with the Registrar (BRS) under Companies Act s.93A + Companies (Beneficial Ownership Information) Regulations 2020 — authorities + reporting-institution access (not fully public; 10% threshold); AML supervisor + FIU=FRC (Financial Reporting Centre), under POCAMLA 2009 — FIU; gatekeeper duty=real-estate agents + lawyers are DNFBPs (CDD, UBO ID, STR via goAML) per Rec 22; country note=Kenya remained on the FATF grey list as of the Oct 2025 plenary (greylisted Feb 2024) — verify current status at FATF (status may have changed since); apply enhanced jurisdiction risk; realistic path=the reporting real-estate agent/advocate + bank screen the seller/UBO; deed at the Ministry of Lands registry. Verify at https://www.frc.go.ke/ + BRS https://brs.go.ke/. Confidence=MEDIUM. - **mu** Mauritius — UBO/sanctions screening: BO register=beneficial-ownership held under the Companies Act + FSC/Registrar of Companies filings (offshore-finance regime; authorities/regulated-agent access, not public); AML supervisor + FIU=FIU-Mauritius (the FIU) is also the AML/CFT enforcement authority for attorneys, barristers, notaries, law firms, real-estate agents, land promoters + property developers — directly supervises the deed gatekeepers; gatekeeper duty=notaries + real-estate agents/management companies do CDD/UBO ID/STR (FIAMLA 2002); country note=Mauritius REMOVED from FATF grey list Oct 2021 + off EU high-risk list — verify exact date at FATF; large offshore-company sector means UBO-tracing on corporate sellers is central; realistic path=the notary + licensed management company / real-estate agent screen the seller/UBO. Verify at https://www.fiumauritius.org/. Confidence=MEDIUM. - **na** Namibia — UBO/sanctions screening: BO register=**no buyer-searchable public UBO register named in the shipped playbook** (title via the Directorate of Deeds Registry under the Deeds Registries Act 47 of 1937; company BO collected via CDD); access tier=**authorities / accountable-institution** (not buyer-self-serve); AML supervisor + FIU=**Financial Intelligence Centre (FIC), which sits within the Bank of Namibia**, under the **Financial Intelligence Act, 2012 (as amended)** — conveyancers, estate agents + banks are **accountable/reporting institutions** with KYC + suspicious-transaction-reporting duties; gatekeeper duty=the conveyancer (admitted Namibian legal practitioner) + estate agent + bank owe CDD + source-of-funds, reporting to the FIC; **cross-border fund flows OUTSIDE the Common Monetary Area (CMA) are exchange-controlled** (an added inbound-funds control layer); country note=**Citizenship-by-investment: NONE** — only a 5-year-renewable Residence-by-Investment route exists, so no CBI-passport seller risk; **Namibia's AML regime has been under heightened international scrutiny — the playbook does NOT assert a specific FATF/ESAAMLG grey-list status; verify current status at the FIC / [fatf-gafi.org](https://www.fatf-gafi.org/)** before assuming standard timelines (KYC for non-residents can be lengthy); final court = Supreme Court of Namibia; realistic path=the conveyancer + estate agent + bank run CDD + an independent OFAC/EU/UK/UN screen on the seller/UBO + report to the FIC; verify at https://www.fic.na/ . Confidence=MEDIUM (FIC-within-BoN + Financial Intelligence Act 2012 + no-CBI HIGH; BO-register name/access tier + current FATF/ESAAMLG status — verify at the FIC). - **ng** Nigeria — UBO/sanctions screening: BO register=CAC Persons with Significant Control (PSC) Register — launched 25 May 2023, PUBLIC/open register of company + LLP ownership (notable: genuinely searchable); AML supervisor + FIU=NFIU (Nigerian Financial Intelligence Unit, NFIU Act 2018) as FIU + SCUML (Special Control Unit against Money Laundering, under EFCC) supervises DNFBPs; gatekeeper duty=real-estate agents/developers are DNFBPs, must SCUML-register + do CDD/UBO ID/STR under Money Laundering (Prevention & Prohibition) Act 2022; country note=Nigeria REMOVED from FATF grey list 24 Oct 2025 (greylisted Feb 2023) (verified 2026-05); realistic path=the SCUML-registered real-estate agent + bank screen the seller/UBO; PSC register also allows direct corporate-ownership lookup. Verify at https://nfiu.gov.ng/ + CAC https://www.cac.gov.ng/. Confidence=HIGH. - **rw** Rwanda — UBO/sanctions screening: BO register=beneficial-ownership registry under AML/CFT Law No. 75/2019 + RDB (Rwanda Development Board) company data (authorities-only; 25% threshold); AML supervisor + FIU=FIC (Financial Intelligence Centre, Rwanda) — FIU, with 2025-2026 enhanced BO-verification guidelines; gatekeeper duty=real-estate agents, lawyers + notaries are reporting/obliged persons (CDD, UBO ID, STR) per Rec 22; country note=Rwanda is an ESAAMLG member, not FATF grey-listed (verify currency at FATF/ESAAMLG); realistic path=the obliged real-estate agent + bank screen the seller/UBO; deed at the Land registry (RLMUA). Verify at https://www.fic.gov.rw/. Confidence=MEDIUM. - **sc** Seychelles — UBO/sanctions screening: BO register=centralised Beneficial Ownership Database maintained by the FIU under the Beneficial Ownership Act 2020 — filed via the resident agent, authorities-only access (10% threshold); AML supervisor + FIU=Seychelles FIU (also AML supervisor); FSA supervises the offshore-financial sector; gatekeeper duty=resident agents, lawyers + real-estate agents do CDD/UBO ID/STR (AML/CFT Act 2020); country note=Seychelles was on the EU AML high-risk-third-country list historically — verify current FATF/EU status; offshore IBC/CSP sector means UBO-tracing on corporate sellers is central; realistic path=the resident agent + lawyer/notary screen the seller/UBO; the FIU BO Database is the authority-side source. Verify at https://seychellesfiu.sc/. Confidence=MEDIUM. - **us** United States — UBO/sanctions screening: BO register=FinCEN Beneficial Ownership Information (BOI) registry under Corporate Transparency Act, **authorities-only** (FinCEN's interim final rule of 26 Mar 2025, adopted as final effective 14 Aug 2026 — 91 FR 52508 — exempts U.S. domestic companies/persons; reporting now applies only to foreign reporting entities) — never public; AML supervisor + FIU=FinCEN (Financial Crimes Enforcement Network) is both the residential-real-estate AML regulator and the U.S. FIU; gatekeeper duty=title/closing/settlement agents would have been the "reporting person" under the FinCEN Residential Real Estate (RRE) Rule (31 CFR 1031.320) — note U.S. real estate agents/lawyers are NOT generally BSA-regulated absent that rule; country note=the FinCEN RRE Rule was finalized (effective 1 Dec 2025, reporting from 1 Mar 2026) BUT **VACATED in its entirety by the U.S. District Court for the E.D. Texas on 19 Mar 2026** (*Flowers Title Companies LLC v. Bessent*, BSA-authority overreach); FinCEN filed a Notice of Appeal to the **5th Circuit on 11 May 2026** and per its updated FAQs reporting persons are "not currently required to file" while the order stands — there is also a contrary M.D. Fla. ruling (circuit split), so DO NOT treat the RRE rule as in force (verified 2026-05-28); realistic path=OFAC SDN/50%-rule screening of the seller is done by the title company / escrow / closing attorney (and lender's BSA program if financed), NOT by the buyer self-serve; verify at https://sanctionssearch.ofac.treas.gov + https://www.fincen.gov/rre-faqs. Confidence=HIGH. - **za** South Africa — UBO/sanctions screening: BO register=CIPC Beneficial Ownership Register (launched 1 Apr 2023) under Companies Act amendments — authorities-only / accountable-institution access, NOT publicly searchable (no public shareholder/BO register); AML supervisor + FIU=FIC (Financial Intelligence Centre) under FICA Act 38/2001 — FIU; estate agents (now Property Practitioners under the PPRA) are accountable institutions with full CDD/STR duty; gatekeeper duty=estate agents + conveyancing attorneys must do CDD + identify beneficial owners (FIC PCC 59 lowered control threshold to 5%); country note=South Africa REMOVED from FATF grey list 24 Oct 2025 (greylisted Feb 2023) — full action plan completed (verified 2026-05); the TFS (targeted financial sanctions) list is maintained domestically alongside UN; realistic path=the estate agent + conveyancing attorney run CDD/sanctions screening on the seller/UBO; conveyancer lodges deed at the Deeds Office. Verify at https://www.fic.gov.za/ + CIPC https://www.cipc.co.za/. Confidence=HIGH. ## Status **Coverage**: 126 countries — beneficial-ownership register + access tier, AML supervisor / FIU, the regulated gatekeeper duty at the deed, and a dated country sanctions / PEP note, against the four public lists. Built from primary / official sources (national FIUs + BO registers + fatf-gafi.org + OFAC / EU / UK-FCDO / UN) on a research-then-independent-audit basis. **Confidence**: **HIGH** for the universal screening architecture (the four lists, the OFAC 50% Rule, the FATF gatekeeper model, the CJEU 2022 access ruling — all primary-sourced). HIGH / MEDIUM per country as marked in each bullet; **LOW** where a national BO-register access tier or FIU could not be confirmed against a primary source (hedged `verify at `, never fabricated). **Last verified**: 2026-05-28 (AE AML supervisor name and MK FIO language marker corrected 2026-09-18 per moet.gov.ae + ufr.gov.mk).