Note
Buying property in Spain checklist
Quick answer
Work through four stages in order: prepare, check before you reserve, check before the deed, and finish after it. The most important rule is that no money moves until the registry entry, the charges and the paperwork match what the seller says.
Applies toBuyers of a resale home or a new one. Off-plan purchases need the extra checks on the new-build pages. Print it, and add the dates and names for your own purchase.
On this page: 6 sections
§ 1How to use the list
The list follows the order of a purchase, and each stage ends at a point you should not cross until the checks above it are done. The order is the same as the order of a purchase in the main chapter, in a form you can print.
§ 2Stage 1: prepare
- Decide your purpose and your total budget, including taxes and fees.
- Obtain your Spanish tax identification number, the NIE.
- Open the bank account you will pay from, and check how it accepts transfers from abroad.
- Choose a lawyer who acts for you alone and has no link to the seller or an agent.
Preparation has its own page, and the documents and numbers you need explains each item. The search itself comes next, and finding a property covers where properties are listed.
§ 3Stage 2: check before you reserve
- View the property in person, ideally at different times of day.
- Ask for the full registry entry and read the owner, the description and every charge.
- Ask for the last IBI receipt, the community fee certificate, the energy certificate and, where required, the habitability certificate.
- Confirm that the seller is the owner named in the registry entry.
The registrars advise these checks before you sign anything. Remember that a nota simple is informative only, so a point that matters should be confirmed through the lawyer. A visit is the first of these checks, and how to plan a viewing trip shows how to use one well.
§ 4Stage 3: reserve and sign
- Put the offer and its conditions in writing before any money moves.
- Pay deposits by bank transfer to the named account, and keep the proof.
- Read the deposit contract and the type of arras before you sign it.
- Read the deed text before the signing day, and ask the notary what you do not understand.
On signing day the notary checks identities, capacity, ownership and charges. For the offer itself, how to make an offer explains what you commit to.
§ 5Stage 4: after the deed
- Pay the regional tax within the deadline; the registrars' guide gives 30 working days as the usual period, and it varies by region.
- Register the deed, because registration makes you the recognised owner against the seller's creditors.
- Transfer the utilities and the community registration into your name.
- File the date and the proofs in one folder you can find years from now.
Time pressure is real after the deed, so it helps to know how long the stages usually take. The usual timeline explains the pacing.
§ 6Keeping the record
Keep every document in one folder, on paper and on a drive you can reach from abroad: the registry entry, the receipts, the contract, the deed and the proof of each payment. Name each file with a date. When a question arises years later about a payment or a clause, the folder answers it in minutes, and a lawyer you consult will ask for exactly these papers first.
FAQRelated questions
Should I tick items off with my lawyer or alone?
Use the list as a shared tool. You can tick the practical items yourself, but the legal ones, such as reading the registry entry and the contract, belong to the person acting for you. Send your lawyer the list early so any gap shows before you reserve.
What if the seller cannot provide a document?
Ask why and when it can be produced. Some papers can be obtained by the seller in days, and some indicate a real problem. Do not reserve on a promise to provide a missing document later; make its delivery a written condition or walk away.
Does a new build need a different checklist?
Add the developer checks. Verify the developer's registration, ownership of the land, the building licence, and the guarantee on any money paid in advance, and keep the stage checks below as they are.
Sources
- Colegio de Registradores de España: Cómo comprar una vivienda en España (edición revisada, February 2020) (official source, opens in a new window), The five steps, nota simple, taxes and costsLast checked 17 October 2026
- Consejo General del Notariado: Houses and real estate properties (official source, opens in a new window), Steps, documents and the notary's roleLast checked 17 October 2026
General information only. This is not legal, tax or financial advice. Check your own situation with a qualified adviser.