{"id":9037,"date":"2026-07-28T16:09:35","date_gmt":"2026-07-28T14:09:35","guid":{"rendered":"https:\/\/opennessbycarlota.com\/?p=9037"},"modified":"2026-07-31T12:10:47","modified_gmt":"2026-07-31T10:10:47","slug":"verifications-avant-acheter-espagne","status":"publish","type":"post","link":"https:\/\/opennessbycarlota.com\/en\/verifications-avant-acheter-espagne\/","title":{"rendered":"Found Your Dream Property in Spain This Summer? 7 Essential Checks Before You Sign"},"content":{"rendered":"<p class=\"wp-block-paragraph\">Summer is often the time when plans to buy a property in Spain start to become a reality.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">While on holiday, you discover a new region, view several properties and suddenly find one that seems to match your expectations perfectly: a terrace overlooking the sea, a house in an authentic village or an apartment just a few minutes from the beach.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">But when you fall in love with a property, everything can move very quickly. The estate agent tells you that other buyers are interested and asks you to pay a deposit immediately to reserve it.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This is precisely when you need to take the time to check the property\u2019s legal, administrative and financial status.<\/p>\n\n\n\n<p class=\"wp-block-paragraph translation-block\">In Spain, a reservation document or an <em>arras<\/em> contract is not a mere formality. Once signed, it may legally bind the buyer and result in the loss of the deposit if the purchase does not proceed under the agreed conditions.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Before signing anything or transferring any money, here are the seven essential checks you should carry out.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">1. Check the owner\u2019s identity and legal right to sell<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The first step is to confirm that the person selling the property is its legal owner and has the necessary authority to sign the agreement.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This check is particularly important when:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the property is jointly owned by several people;<\/li>\n\n\n\n<li>the property forms part of an inheritance;<\/li>\n\n\n\n<li>one of the owners has died;<\/li>\n\n\n\n<li>the seller is acting under a power of attorney;<\/li>\n\n\n\n<li>the property is owned by a company;<\/li>\n\n\n\n<li>there is a usufruct or another restriction affecting ownership.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">All the relevant owners must normally be involved in the sale or be validly represented.<\/p>\n\n\n\n<figure class=\"wp-block-image size-large\"><img decoding=\"async\" src=\"https:\/\/opennessbycarlota.com\/wp-content\/uploads\/2026\/07\/Autre-image-article-1024x576.png\" alt=\"\" class=\"wp-image-9041\"\/><\/figure>\n\n\n\n<h2 class=\"wp-block-heading translation-block\">2. Request a recent <em>nota simple<\/em><\/h2>\n\n\n\n<p class=\"wp-block-paragraph translation-block\">A <em>nota simple<\/em> is a document issued by the Spanish Land Registry, known as the <em>Registro de la Propiedad<\/em>. It allows you to check:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the identity of the registered owner or owners;<\/li>\n\n\n\n<li>the legal description of the property;<\/li>\n\n\n\n<li>whether there is an existing mortgage;<\/li>\n\n\n\n<li>whether the property is affected by a seizure, usufruct, easement or other charge;<\/li>\n\n\n\n<li>any restrictions affecting ownership.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">It is not enough for the seller to state that an existing mortgage will be repaid from the proceeds of the sale. The arrangements for repaying the mortgage and removing it from the Land Registry must be clearly organised before completion.<\/p>\n\n\n\n<p class=\"wp-block-paragraph translation-block\">The <em>nota simple<\/em> should be recent, as the legal status of the property may change between the date it is placed on the market and completion of the sale.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">3. Compare the physical property with the Land Registry and the Catastro<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The property you visit should correspond to its official description.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In particular, you should compare:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the registered surface area;<\/li>\n\n\n\n<li>the property\u2019s registered use;<\/li>\n\n\n\n<li>the number of buildings or structures;<\/li>\n\n\n\n<li>the existence of a terrace, swimming pool, garage or extension;<\/li>\n\n\n\n<li>the boundaries of the plot;<\/li>\n\n\n\n<li>the information recorded in the <em>Registro de la Propiedad<\/em> and the <em>Catastro<\/em>.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A conservatory, swimming pool, additional room or extension may have been built without the required authorisation or may not have been properly declared.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A discrepancy between the documents does not necessarily prevent the purchase, but it must be identified and assessed before you commit yourself.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">4. Check the planning status of the property<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">This check is particularly important for detached houses, rural properties and homes on which building work has been carried out.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The following points should be checked with the relevant local authority:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>whether the building complies with planning regulations;<\/li>\n\n\n\n<li>which planning permissions or building licences have been granted;<\/li>\n\n\n\n<li>whether there are any planning infringement or enforcement proceedings;<\/li>\n\n\n\n<li>the authorised use of the property;<\/li>\n\n\n\n<li>whether renovation or extension is genuinely possible;<\/li>\n\n\n\n<li>any restrictions affecting the area in which the property is located.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">The fact that a building appears in the <em>Catastro<\/em> does not automatically mean that all work was authorised or that the property complies with planning regulations.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If you intend to use the property for tourist rentals, you must also check the regulations applying in the municipality and autonomous community concerned. Tourist rentals may be restricted or prohibited, even if another apartment in the same building already has a licence.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">5. Check the debts and decisions of the community of owners<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">When purchasing an apartment or a property located within a residential development, you should request a certificate confirming the seller\u2019s position regarding the community of owners.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This check is essential because, within certain limits established by Spanish law, the property itself may remain liable for unpaid community charges left by the previous owner.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">However, confirming that there are no outstanding debts is not enough. It is also advisable to review:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the minutes of the most recent owners\u2019 meetings;<\/li>\n\n\n\n<li>the amount of the ordinary community charges;<\/li>\n\n\n\n<li>any work that has already been approved;<\/li>\n\n\n\n<li class=\"translation-block\">any extraordinary contributions, known in Spain as <em>derramas<\/em>;<\/li>\n\n\n\n<li>any ongoing legal proceedings;<\/li>\n\n\n\n<li>the community rules and statutes.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A residential development may therefore have no outstanding debts on the date of purchase while still having significant works planned, such as repairs to the fa\u00e7ade, lift, roof or swimming pool.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">6. Calculate the total budget before committing yourself<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The advertised price never represents the total cost of the purchase.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You should also allow for :<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the taxes arising from the purchase<\/li>\n\n\n\n<li>Notary and Lans Registry fees<\/li>\n\n\n\n<li>any professional advisory fees<\/li>\n\n\n\n<li>financing-related costs<\/li>\n\n\n\n<li class=\"translation-block\">the bank valuation, known as the <em>tasaci\u00f3n<\/em><\/li>\n\n\n\n<li>any renovation work and furnishings<\/li>\n\n\n\n<li>community charges<\/li>\n\n\n\n<li>the IBI property tax and the owner's future tax obligations<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Taxes vary depending on the autonomous community, the type of property and the buyer\u2019s circumstances.<\/p>\n\n\n\n<p class=\"wp-block-paragraph translation-block\">The total budget should therefore be calculated before signing the <em>arras<\/em>, not afterwards.<\/p>\n\n\n\n<h2 class=\"wp-block-heading translation-block\">7. Assess your borrowing capacity before signing the <em>arras<\/em><\/h2>\n\n\n\n<p class=\"wp-block-paragraph translation-block\">If your purchase depends on obtaining a Spanish mortgage, it is essential to have your borrowing capacity assessed before paying a deposit or signing an <em>arras<\/em> contract.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">However, it is important to distinguish between two separate stages.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">A preliminary assessment before finding the property<\/h3>\n\n\n\n<p class=\"wp-block-paragraph translation-block\">Before signing the <em>arras<\/em>, a specialist in the Spanish mortgage market can assess your financial circumstances and supporting documents, including your income, financial commitments, existing loans, available savings, employment stability and assets.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This assessment can help determine:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>tour borrowing capacity<\/li>\n\n\n\n<li>the amount of your personal contibution<\/li>\n\n\n\n<li>your debt-to-income ratio<\/li>\n\n\n\n<li>the potential mortgage term<\/li>\n\n\n\n<li>which banks may be willing to consider your profile<\/li>\n\n\n\n<li>the total budget available for your purchase<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">This preliminary assessment does not yet constitute final mortgage approval. However, it allows you to search for a property with a realistic budget and significantly reduces the risk of rejection due to your personal financial circumstances.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A basic mortgage simulation or a verbal indication from a bank does not constitute a binding mortgage offer.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">The final assessment once the property has been identified<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">In practice, a Spanish bank can only issue its final decision once the property has been identified and it has received the documents relating to the transaction.<\/p>\n\n\n\n<p class=\"wp-block-paragraph translation-block\">The bank will generally request the reservation or <em>arras<\/em> contract, the <em>nota simple<\/em>, information about the property and the <em>tasaci\u00f3n<\/em>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The bank will then assess two separate elements:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the borrower\u2019s creditworthiness;<\/li>\n\n\n\n<li>the suitability and value of the property offered as security.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph translation-block\">A mortgage application may therefore be financially acceptable but subsequently encounter a problem relating to the <em>tasaci\u00f3n<\/em> value, an existing charge, a legal irregularity or the property\u2019s planning status.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For this reason, obtaining a preliminary assessment from a professional who understands the lending criteria applied by Spanish banks is essential before making a binding commitment.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">The condition relating to mortgage approval<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">The protection available to a buyer if the bank refuses the mortgage is not the same throughout Spain.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In Catalonia, Article 621-49 of the Catalan Civil Code provides specific protection. When the purchase contract states that all or part of the purchase price will be financed by a credit institution, the buyer may, unless the contract provides otherwise, withdraw from the purchase if they provide documentary evidence, within the agreed period, that the designated bank has refused the financing. However, the refusal must not have resulted from negligence on the part of the buyer.<\/p>\n\n\n\n<p class=\"wp-block-paragraph translation-block\">In these circumstances, the amounts already paid, including the <em>arras<\/em> where applicable, may be returned in accordance with the law and the terms of the contract.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In the other autonomous communities, there is generally no equivalent statutory provision automatically granting this protection. A condition relating to mortgage approval may be negotiated and included in the contract, but the seller is not obliged to accept it.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In all cases, this protection should never be assumed. It must be carefully assessed and properly drafted in the contract.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It is strongly recommended that a lawyer specialising in Spanish property law drafts or reviews the condition in order to specify:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the minimum amount of financing required<\/li>\n\n\n\n<li>the bank or banks concerned<\/li>\n\n\n\n<li>the deadline for obtaining the mortgage<\/li>\n\n\n\n<li>the evidence required if the mortgage is refused<\/li>\n\n\n\n<li>the arrangements for returning the deposit<\/li>\n\n\n\n<li>the circumstances in which the protection cannot be invoked.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph translation-block\">The aim is therefore to achieve the right balance: assess your borrowing capacity before signing the <em>arras<\/em>, and then allow the bank to carry out its final assessment once the property and the transaction have been precisely identified.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">A property you fall in love with should remain a positive experience<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Buying a property in Spain while on holiday can be the beginning of a wonderful adventure. However, commercial pressure and enthusiasm should not lead you to sign a document that you do not fully understand.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Taking a few days to investigate the property, check your financing and adapt the contract does not mean missing an opportunity. On the contrary, it allows you to make an informed decision and protect your investment.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">I assist non-resident buyers throughout their property purchase in Spain: assessing their budget and financing, carrying out legal and administrative checks, reviewing contracts and coordinating the different professionals involved until the keys are handed over.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Have you found a property in Spain and would like to know whether you can proceed safely?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong><strong>Contact me before signing anything or paying a deposit.<\/strong><\/strong><\/p>","protected":false},"excerpt":{"rendered":"<p>L\u2019\u00e9t\u00e9 est souvent le moment o\u00f9 un projet immobilier en Espagne devient concret. Pendant vos vacances, vous d\u00e9couvrez une r\u00e9gion, visitez quelques propri\u00e9t\u00e9s et trouvez soudainement le bien qui semble correspondre parfaitement \u00e0 vos attentes : une terrasse avec vue sur la mer, une maison dans un village authentique ou un appartement \u00e0 quelques minutes [&hellip;]<\/p>\n","protected":false},"author":4,"featured_media":9040,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_monsterinsights_skip_tracking":false,"footnotes":""},"categories":[17],"tags":[],"class_list":["post-9037","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 4.9.10 - aioseo.com -->\n\t<meta name=\"description\" content=\"Vous avez trouv\u00e9 un bien immobilier en Espagne pendant vos vacances ? 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