Checklist for buying property in Spain — 15 things to have in order

Phase 1: Preparation (before you travel)

1. Clarify your budget and financing — Decide whether you are buying with cash, releasing equity from home, or seeking a Spanish mortgage. See our guide to down payment and financing.

2. Apply for a NIE number — Start the NIE process early — either via the Spanish embassy at home or through a Spanish lawyer. Without a NIE number you cannot sign anything legally binding in Spain. Read our NIE guide for the full process.

3. Find an independent Spanish lawyer — Find a lawyer who represents you exclusively — not the agent or the seller. Prioritise one with experience in international transactions and ideally a network that speaks your language.

4. Open a Spanish bank account — All payment flow during the purchase needs to go through a Spanish account. Open it before you find a property, as the process can take time.

Phase 2: Property search

5. Define your requirements — Decide on town, property type, size, budget and any requirements for rental potential, sea view or walking distance to the beach/town.

6. Visit and inspect thoroughly — Visit the property at different times. Take photos and notes. Ask about community fees, IBI, maintenance condition and any planned expenses within the owners' association.

7. Check the nota simple — Request the nota simple directly from the Registro de la Propiedad (your lawyer can obtain it). This is the official document showing ownership, liens and debts on the property. Never buy without having seen and understood the nota simple.

Phase 3: The transaction

8. Negotiate the price — In Spain there is typically more room for negotiation than many buyers expect — particularly in low season and for properties that have been listed for a while.

9. Sign the arras contract and pay the deposit — Typically 10% of the purchase price. Make sure the contract is arras penitenciales and includes a financing condition if you need a loan. Read our guide to the arras contract.

10. Your lawyer carries out due diligence — The lawyer verifies: ownership, no hidden debt, valid building permits, IBI payments up to date, community fees paid, no illegal buildings or easements.

11. Arrange financing — Transfer equity to your Spanish account. Take out a loan at home or apply for a Spanish mortgage. Make sure the funds are ready at least a week before the notary appointment.

Phase 4: Completion and afterwards

12. The notary appointment — You (or your lawyer with power of attorney) attend the notary with the seller. The notary reads out the contract, you pay the remaining purchase price, and the keys are handed over. The deed (escritura pública) is issued.

13. Pay taxes and fees — Transfer tax (ITP), stamp duty, notary and registry fees — typically 10-13% of the purchase price. Your lawyer normally handles these payments on your behalf.

14. Register the property — Your lawyer registers your ownership in the Registro de la Propiedad. This typically takes 2-4 weeks after the notary appointment.

15. Practical follow-up tasks — Transfer electricity, water and gas into your name. Set up direct debits (domiciliación) for IBI and community fees. Take out home insurance. Notify the owners' association of the new ownership.