The buying process in Spain: from reservation to notary

Once you've found a property, you typically sign a reservation contract and pay a small deposit, often between €3,000 and €10,000. This takes the property off the market so the seller stops negotiating with other candidates.

This deposit isn't yet a firm commitment: the contract sets out the conditions under which you get the amount back if the legal check in step 2 turns up something serious.

Our lawyer checks the title deed at the land registry, verifies whether the property carries any debts or mortgages, checks building permits and the legal status of any renovations, and confirms that municipal taxes and community fees are up to date.

This is the most important step for ruling out risk. A property that looks perfect in photos can still have an unpermitted extension or an outstanding debt, things you'd only discover after the purchase without this check.

Once the due diligence is approved, the arras contract (contrato de arras) follows, the Spanish equivalent of a preliminary purchase agreement. You typically pay a deposit of 10% of the purchase price at this point.

From here, mutual obligations apply: if you withdraw as the buyer, you lose the deposit. If the seller withdraws, they typically have to repay you double that amount. This contract gives both parties security.

The final step is signing the escritura pública (public deed) at the Spanish notary, where you pay the remaining balance and receive the keys. The notary checks the deed but doesn't represent your interests, that's your own lawyer's role, at every step before this one.

Right after signing, the deed is registered at the property register, making you the official owner. We guide you through every step of this process, so you know what's happening and why, rather than just signing on the dotted line.

Before you sign a reservation contract, it's best to already have an NIE number (or have started the application), so it doesn't cause a delay later in the process. A Spanish bank account is convenient but not always required at this stage, some banks also accept an international transfer for the deposit.

Already know you'll be financing with a mortgage? Get an indicative pre-approval from a Spanish bank or mortgage adviser first. That way you know what you can borrow before committing to a property, rather than finding out after you've already paid a deposit.

With the keys in hand, you're not quite done: utilities need to be put in your name, municipal tax (IBI) and any community fees should run via direct debit, and registration at the property register still needs to be finalised, which can take a few weeks to months.

We don't let go after completion: from the first practical matters to a Spanish will for your new asset, we remain your dedicated, English-speaking point of contact for as long as you own the property.