Note
Nota simple in Spain: what it is and how to get one
Quick answer
A nota simple is an informational extract from the land registry. It shows the property’s description, its owner and whether mortgages or seizures exist, as they stand on the day of the request. A certificate shows the same but is a signed public document. A requester without rights must state a legitimate interest.
Applies toBuyers who are about to reserve a property and want to see what the registry says.
On this page: 9 sections
§ 1What it is
A nota simple is the usual way to see what the land registry says about a property. It is an extract, produced for information, and it gives the property’s description, the name of the owner or rights holder, and whether there are mortgages, seizures or other charges. The registrars explain that both the extract and a certificate show these items, and that the extract shows only what is in force on the day of the request. The wider checklist is in more on due diligence.
§ 2Nota simple and certificate
A certificate is a public document signed by the registrar. It is effective against everyone, which is why courts and offices accept it. A nota simple is informational only. For most buyers a nota simple is sufficient to make the first decision, and the certificate is reserved for cases where a document must be filed or relied on formally. Ask your lawyer which one to order, and when.
§ 3Who can ask
The registrars say a requester who is not the rights holder must state a legitimate interest. A person who intends to buy has one, and you will be asked to say so when you order. Keep the request truthful and specific. A lawyer can order the extract for you, and many do it at the start.
§ 4Reading it
Read it in four parts. First the description: the address, the area, the type, and whether it matches what you have been shown. Second the owner: the name, the share and how the owner acquired the property. Third the charges: mortgages, seizures, easements and any other burdens. Fourth the notes: any pending entries. A mismatch in any part is a reason to ask questions, and the next steps are in more on checking title and more on encumbrances.
§ 5Typical surprises
The most common surprise is that the seller is not the only owner, or that the property is held in a share. Another is a mortgage that the seller expects to cancel at the deed. Another is a seizure by a creditor or the tax office. A fourth is a description that does not match the home, for instance an extension that is not recorded. None of these ends the purchase automatically, but each needs an answer in writing.
§ 6A possible flood-zone note
A draft royal decree on flood risk, in consultation in July to September 2026, would require the owner to declare in each transfer whether the property lies in a flood zone, recorded by a marginal note in the registry. It is a draft, and we found no sign that it has been approved. Ask your lawyer whether the nota simple carries any such note.
§ 7Timing
Order one at the start, and order another shortly before the deed. The notary will also consult the registry, and the registrars warn that the position can change. A fresh extract on the eve of signing shows whether anything new has been registered since the first.
§ 8Next steps
Compare the extract with the cadastre, which is covered in more on the cadastre, and ask the seller for the supporting documents behind anything that looks unusual.
§ 9More on this topic
More on checking for debts explains the debts that can follow a property and more on the first occupation licence explains the licence that confirms a home can be lived in.
More on the habitability certificate explains the regional document confirming minimum living conditions and more on the energy certificate explains the mandatory energy performance certificate.
More on the building inspection explains the periodic inspection of older buildings and more on no-debt certificates explains the certificates that show nothing is owed.
FAQRelated questions
Is a nota simple enough to buy on?
It is the right first check, but it is informational only. If something critical depends on it, a registry certificate is a public document that binds everyone. Ask your lawyer which one the situation calls for.
Can I ask for one on any property?
Anyone with a legitimate interest can, and a prospective buyer has one. You may be asked to state your reason when you apply. The extract for a property that is not yours is meant to protect the rights holder, not to hide information from buyers.
How current is it?
It shows the position on the day of the request, so the document ages quickly. Ask for a new one close to the deed, because a charge can be registered in the weeks between your first check and the signing.
Sources
- Colegio de Registradores de España: What is the difference between a nota simple and a registry certificate? (official source, opens in a new window), Legal value, who can request, contentLast checked 17 October 2026
- 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
Legal note. How the process works in general. It is not legal advice, and it never replaces an independent Spanish lawyer acting for you.