Buying Process in Spain (Step-by-Step)

Step 1: Reservation (Arras) & Offer Acceptance

Once you’ve chosen a property and agreed terms, a reservation deposit (commonly €6,000–€10,000)
is paid to take the property off the market. Your lawyer reviews the reservation document and ensures it is refundable if legal checks uncover any issues.

• Confirms seller’s ownership and outstanding debts
• Secures the property while due diligence begins
• Deposit usually held by the listing agent or lawyer

Step 2: Due Diligence & Legal Checks

Your lawyer conducts a full title search using the nota simple from the Land Registry.
This verifies the property’s description, boundaries, ownership, charges, building licences and community fees.

• Confirms there are no embargoes or legal issues
• Ensures the property matches planning permissions
• Checks utility contracts and pending taxes

If any irregularities arise, your lawyer can renegotiate terms or withdraw before proceeding to the private contract.

Step 3: Private Purchase Contract (PPC)

The PPC sets out the full terms and timeline of the sale. Typically signed 2–3 weeks after reservation,
it formalises the deal and includes a 10% deposit (less any reservation amount already paid).

• Defines agreed price, completion date and conditions
• Specifies penalties if either party withdraws
• Can be signed by your lawyer under Power of Attorney

Step 4: Financing & Bank Preparation

If you’re obtaining a mortgage, this is when the bank orders its valuation (tasación).
Funds are usually ready 2–4 weeks before completion.
Non-resident buyers can typically borrow up to 60–70% LTV.

• Open a Spanish bank account for payments and bills
• Ensure mortgage offer and valuation are finalised
• Exchange currency via a specialist provider to reduce costs

Step 5: Completion (Escritura)

Completion takes place before a Notary Public, where the final payment is made, keys are handed over,
and the title deed (Escritura de Compraventa) is signed.
If you’ve granted Power of Attorney, your lawyer can attend and sign on your behalf.

• Lawyer ensures funds are in place (or mortgage ready)
• Notary verifies all documentation and identity
• Deed registered with the Land Registry post-completion

Step 6: Post-Completion & Utilities

Your lawyer will handle all registration and utility transfers.
This ensures your title, IBI, basura and community fees are correctly billed to your name.

• Land Registry update and payment of ITP/IVA/AJD
• Utility contracts switched to your name
• Community and town hall notified of ownership change

Quick Tips for a Smooth Purchase

• Engage an independent lawyer — not one recommended by the developer or seller.
• Never transfer funds directly to a private seller’s account.
• Get a cost estimate upfront; allow 10% (resale) or 12–13% (new build).
• If abroad, issue Power of Attorney early to avoid delays.