Buying Property in Spain: Checklist for Non-Resident Buyers

Most buyers think the risk is behind them once they have found the property. That is when it actually begins. The most expensive pitfall for non-residents is the timing between your bank and the arras deadline: if the bank does not close the mortgage in time, you can lose your deposit. This checklist is built around that. It does not explain how the buying process works (the buying guide does that); it flags the points where you lose money or time if something is not ready on time.

Block 1 · Before you make an offer

NIE applied for or received (applying for an NIE from abroad, non-resident mortgage documents checklist) Buyer-side lawyer appointed who represents your interests only Spanish bank account opened or being opened (needed for payments and, later, for utilities) Full budget mapped out: purchase price, roughly 10 to 15% in costs, and a cash buffer, not just the deposit (calculate buying costs, closing costs when buying in Spain) A clear indication of your own funds if you are buying with a mortgage (estimated own funds indicator)

Block 2 · Around the arras

This is where non-residents most often lose money or time. The arras is binding the moment you sign.

Legal checks completed before you sign: nota simple (ownership, charges and encumbrances), municipal debts, cédula de habitabilitat, permits if the property has been renovated or extended

Note: without a valid cédula, the property cannot be transferred as habitable. In our own purchase, this blocked completion and added several weeks to the timeline.

Type of arras understood and the withdrawal clauses checked, including a financing condition The arras deadline demonstrably leaves enough room for the full mortgage process, including the statutory reflection period of at least ten days between the mortgage offer and signing (Ley 5/2019)

Note: this is the pivot point of the entire purchase. Do not rely on the seller's standard timeframe, but on what your bank realistically needs.

Power of attorney arranged if you cannot be physically present for the arras or at the notary (apostille and sworn translation)

Block 3 · Between the arras and the notary

Mortgage application running in parallel (see the separate non-resident mortgage documents checklist) Confirmed that the bank can complete the valuation within the arras timeframe Reflection period scheduled before the completion date, not after Building insurance arranged (the bank usually requires this before completion) Funds available on time (allow for the processing time of an international transfer) Checked whether the property and any parking space or storage unit are conveyed in one deed or in separate deeds

Note: banks sometimes require a separate deed per item. In our own purchase, this resulted in two deeds on a single day at the notary.

Block 4 · Completion day at the notary

Power of attorney present (if applicable) Identification present (passport and NIE) Final settlement statement checked in advance Keys received

Block 5 · After the notary

The purchase is not finished administratively yet. This follows after completion and is most often forgotten.

ITP or IVA paid within the deadline (calculate Catalonia ITP) Registration in the Registro de la Propiedad completed and confirmation received, not just submitted

Note: this takes longer than most buyers expect. Only with the confirmed registration are you on record as the owner.

Utilities transferred into your name, with direct debit Annual charges accounted for: IBI and non-resident tax (IRNR, Modelo 210) (calculate annual ownership costs)

Need help coordinating your purchase? Casa Connecta coordinates the buying process on the buyer's side, independent of the bank and the agent. Send us a message and we will reply within 24 hours on working days.

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This checklist is indicative and intended as general guidance only. It is not legal or financial advice. Every purchase is different and circumstances vary by property, region and individual situation. Always consult your own lawyer and financial advisor for your specific purchase.