Spain Explained

Ten steps to buying a house in Spain

Last updated on October 28th, 2019 at 04:13 pm.

The process of buying a house in any country can be complicated and confusing. When you are purchasing a property abroad, it’s even more so. How long will it take? Who should be involved? What can you do to ensure that you buy safely?

There have been mistakes made in the past and there have been some high profile bad experiences. However, buying a house in Spain is straight forward if you take one step at a time with the right conveyancing experts.

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Here we outline the steps to buying a house in Spain:

Step 1: do your research

You’re out in Spain, you see the perfect property, you want to put in an offer before you go home. Stop! This is where people make mistakes. Sometimes impulse buys can work well – especially when it comes to the odd item of clothing or a gift. When we are talking about an investment as significant as a house, it’s really not a good idea.

You need to take your time, check out the area, consider what your needs will be, not only now but in five or ten years time. Rushing into a property purchase is probably one of the main mistakes that people make.

Step 2: find a solicitor

When you have found the right property for you, you need to make sure you engage the right help to check it out. Your choice of solicitor is an important step in the process of buying a house in Spain and they must look after your interests.

Your solicitor should:

  • be able to communicate easily with you – make sure they speak your native language well
  • be accessible – if you are still abroad during the purchasing process how will you communicate?
  • have a good reputation – always try and make sure that you speak to someone who has used them before
  • have been established for a while – you want to be assured that your solicitor has the experience and is trustworthy

Step 3: complete property checks

Make sure that the correct property checks are completed including:

  • The Legal status of the property
  • That it’s free of debts and charges
  • That utilities and community fees are paid
  • That there is correct planning permission and licences for improvements

Your solicitor should check these for you and you should ask for confirmation that these checks have been completed.

Step 4: sign the private contract

The next in our series of steps to buying a house in Spain is when your solicitor gives you the green light and you can sign the private contract. The private contract isn’t logged on an official registry but it is considered to be legally binding and must be checked before you sign it.

When you sign the contract you will pay a deposit. If you, as purchaser, break the contract you will lose your deposit. If the vendor is the one who defaults then you are entitled to twice the amount of your deposit as compensation by law unless it is written differently in the contract.

Step 5: obtain NIE and power of attorney if necessary

During the process of buying a house in house in Spain you will need to obtain an NIE if you don’t already have one. The Número de Identificación de Extranjeros means that you are registered with the Spanish Tax Authorities. It must be applied for personally at the Foreigner’s Office or National Police Station.

If you can’t be in Spain when you need to apply for the NIE one can be obtained on your behalf through a Power of Attorney (Poder Notarial). You can nominate a trusted individual to represent you in certain transactions and you can sign the power of attorney in the presence of a notary. This means that the purchasing process can still go ahead without you being there.

Stage 6: sign the Title Deed

The Title Deed needs to be signed at the Notary’s office. At this stage you will also make the final payment and receive the keys.

When you sign the Title Deed you will not be given the original document immediately but an authorised version known as the Copia Simple. If you have a mortgage, the bank keeps the original of the loan Deed until the loan is cleared.

Stage 7: register at the Land Registry

Once the Title Deed has been signed then the property will be registered at the Land Registry and the utility companies should be informed of the change of name.

Stage 8: pay the bills from the purchase process  

You will need to complete your payments by settling with your legal representative. You should ask for an itemised receipt rather than accepting just a total amount.  You should be given original invoices for the notary fees, the Land Registry and the taxes you have paid. You should keep all the documents, invoices, receipts and guarantees – you never know when you might need them.

Stage 9: put your taxes in order

It is important that you make arrangements to pay your taxes once you have your property in Spain. What you have to pay will depend to some extent on whether you are a resident or not.  Both residents and non-residents   must pay IBI council tax. However, non-residents must also pay imputed income tax in Spain.

Stage 10.

Congratulations. Your have reached the final stage in our steps to buying a house in Spain. Step-by-step you have purchased a home in Spain and should feel confident that you have done so safely. By taking good advice, one step at a time, you can now look forward to many years of Spanish home ownership. Enjoy your new home!

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More information

For more information about buying property in Spain download our free property buying handbook.

If you are interested in purchasing a Spanish home, visit our special conveyancing website and talk to one of your experts for more good advice on buying property in Spain.

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david payne

23 June, 2020 1:16 pm

i have to say this is a fantastic read and have learnt alot about buying in spain have taken a copy home with me only i do intend to buy this year when we can fly out very good material

Oscar Paoli

23 June, 2020 2:25 pm

Thank you for your kind words.
Should you need any assistance please do not hesitate to contact us at 0034966703748 or by email at
With kind regards,
Ábaco Advisers

Gary McCloskey

16 November, 2020 3:55 pm

Very informative guide, well done.
Just need to get out there and find me something suitable for my budget.

Oscar Paoli

17 November, 2020 10:21 am

Hi Gary,
Thank you so much.
Once you have found your property do not hesitate to contact us.
With kind regards,
Ábaco Advisers