Note

Buying property in Spain from abroad

§ 1What can be done remotely

A great deal can happen at a distance. You can search online, ask for the registry entry and papers, appoint a lawyer by video call, apply for the identification number at a Spanish consulate and sign a power of attorney. The official guidance says the number can be requested in Spain or at a consulate with the reason justified, and that it does not prove residence.

What cannot be done remotely is the signing of the deed itself, unless a representative signs. The notary checks the identity and capacity of the parties and examines the authority of any attorney, so the route you choose must be one the notary will accept.

§ 2The power of attorney

A notarial power of attorney lets another person sign for you. The notary checks the attorney's authority, and how the notary treats a power of attorney explains what the document must say, so it should be precise. Name the property, state the price limits, list the acts allowed (signing the deed, paying the tax, registering) and set an end date. Give the power to a person you trust, such as your lawyer, and keep the original safe. A broad power is a risk, and a power from a seller's contact is a conflict of interest.

If you sign abroad, the document may need translation and a certificate that makes it valid in Spain. Ask the notary who will receive it which form they accept, and sign only when you know.

§ 3Paying from a distance

Notaries prefer payment by bank transfer or nominative cheque, recorded in the deed. Plan the transfer early, because international transfers of this size are often held for checks. Pay only to the account named in the contract and confirm it by a channel you already know, since last-minute changes of account are a known fraud pattern. Keep the confirmation and the proof of where the funds came from.

§ 4Protect yourself when you are not there

Three habits cover most of the risk. First, have an independent lawyer read the registry entry and the contract before you commit. Second, have someone inspect the home for you if you cannot, and ask for photos and a written report. Third, keep a record of every instruction you give and every document you receive.

§ 5Check the address

If you are not an EU national, the military-zone rule may apply to the address. Ask your lawyer to check it before any deposit. This matters more at a distance, since the notary will check for authorization at the deed, and a problem found then is costly to fix.

§ 6Other structures

A distance purchase can be combined with other structures. If several people buy, a shared purchase needs an agreement that works across countries, and if a company is considered, a company purchase adds its own signing formalities.

The full list of choices is on the ownership choices when buying, and the signing arrangements apply whichever you pick.

Legal note. How the process works in general. It is not legal advice, and it never replaces an independent Spanish lawyer acting for you.