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The Buying Process in Spain: What Do We Do for You?

Buying a property in Spain involves handling several aspects, from taxes and registration costs to fixed expenses like community fees. Regulations within the EU are constantly evolving, so there isn’t a one-size-fits-all guide. But don’t worry – we’re here to explain the process clearly and outline how we support you every step of the way.

You may not need to hire a lawyer if you work with experienced professionals like us, but the choice is entirely yours. We collaborate with an independent lawyer at our office, or you can choose any other to fit your needs.

1. Making an Offer and Preparing a Purchase Contract

Once you’ve found your dream property, you’ll make an offer. When you and the seller agree on the purchase price and set a final date to go to notary, we’ll draft a purchase contract.

To reserve the property, you can either:

  • Pay a €3,000 reservation fee, followed by a 10% deposit later shortly after, OR
  • Pay the full 10% deposit directly into our escrow account.


This client account ensures all necessary payments, taxes, and debts are handled correctly, providing security for both buyer and seller.

2. Obtaining a NIE Number

Before signing any documents, opening a Spanish bank account, or finalizing your purchase, you’ll need a NIE number (Número de Identificación de Extranjeros). This is a foreign identification number required for all property buyers or indeed for any transactions in Spain. We’ll guide you through the application process, but keep in mind it can take a few days/weeks depending on appointment availability. It is also possible to apply via the Spanish embassy in your home country.

3. Opening a Spanish Bank Account (Optional)

With your NIE, you can open a Spanish bank account. However for EU citizens we can arrange that the payment of the property is done through the notary’s account. No Spanish bank needed. All utility bills and tax Payments can be taken from your home country bank account. 

For UK buyers, we offer competitive foreign exchange options with partners to save on currency conversion.

4. Property Checks and Clearing Debts

Aside from the original deeds of the property we will also request a “Nota Simple” from the property register to confirm if there are debts or mortgages on the property. If a mortgage exists, we’ll ensure it’s paid off before signing the deeds. This may involve:

  • Holding back funds to pay the debt in coordination with the bank and ensure that the bank mortgage deeds on the property are cancelled in the property registry.
  • Notifying the notary, who will allocate the repayment from your purchase funds.


5. Addressing Construction Irregularities

We’ll check for discrepancies between the property’s registered details and its actual size or structure, which is common in older homes. If there are unregistered constructions, we’ll help resolve any issues before completing the purchase, if necessary.

6. Checking Community Fees

For properties within a Community of Residents (e.g., apartments blocks or urbanizations), we’ll confirm with the administrator that the seller is up to date on payments. If not, we’ll hold back funds to cover any debts.

7. Handling Non-Resident Seller Taxes

If the seller is a non-resident, you’re legally required to withhold 3% of the sale price for tax authorities (Hacienda). We’ll help you manage this process with help of our independent lawyer and provide proof of payment via a tax certificate.

8. Confirming Local Taxes and Utility Bills

  • Plusvalía Municipal Tax: The seller must pay this municipal tax within 2–3 months after the sale. If the seller is non-resident, we’ll withhold this amount from the deposit to ensure payment.
  • IBI (Property Tax) and rubbish collection: We’ll check that the seller has paid this annual property tax with SUMA and clear any outstanding debts from the deposit if necessary. For the current year of the purchase, normally the tax bill is paid proportionately by both buyer and seller, depending on purchase date. Property tax is charge once a year by authorities and is normally around September/October. The rubbish collection charged also by SUMA is twice a year.
  • Utility Bills: We’ll verify all bills are paid, transfer them to your name, with a direct debit and set them up for hassle-free management after the purchase.


9. Financing and Mortgages

Need a mortgage? We can help advise you to secure one through a Spanish bank. Most buyers can borrow up to 60–70% of the property value, depending on income and age if non resident and up to 80% (possibly more) if resident. Alternatively, you can use the services of a mortgage broker. The financial institution professional will carry out a full mortgage evaluation of the property, which may not necessarily match market price.

10. Preparing for the Notary

We’ll prepare all the necessary documents for the notary, ensuring everything is in order for the final signing of the deeds.

11. Taxes and Legal Fees

When buying a property, you’ll need to account for:

  • Transfer Tax (ITP): At this moment in time it is 10% of the purchase price in this region.
  • If buying a brand new property, you pay 10% VAT
  • Additional Costs: Notary fees, deed registration in the property registry, and any other legal paperwork add another 1–2%.


In total, expect to pay 11–12% of the purchase price in buying costs. These funds will need to be transferred in advance as part of a “provision de fondos” managed by the notary or lawyer. This is an estimate of the costs.  The final invoices can take 2- 3 months after purchase when the provisional funds will be readjusted accordingly with the buyer

12. Final Signing and Key Handover

On the big day, you’ll meet at the notary to sign the new title deed (escritura). Once the payment is made at the Notary via bank cheque or same-day transfer (OMF). An OMF is a same day controlled transfer via the Bank of Spain. Either form of payment will have a cost which you will have to negotiate with your bank for the service.

Then you will receive:

  • A Copia Simple (temporary deed until the originals are processed).
  • The keys to your new property!


Buying a property in Spain can seem complex, but with our expertise and support, the process becomes seamless and stress-free. From start to finish, we ensure everything is handled professionally, so you can focus on enjoying your new home.

Do I Need a Bank Account in Spain to Buy a Property?

If you’re thinking about buying a property in Spain, you might be wondering: Do I need a Spanish bank account?

In the past, having a Spanish bank account was almost essential. For non-EU citizens, this is still the case. However, if you’re a citizen of an EU country, things have become much more flexible! You can now use an “Acta de Depósito” (Deposit Deed) or an escrow account managed by a notary. With this arrangement, you transfer the purchase amount directly to the notary’s account, and they handle the payment to the seller – or to the bank if the property has an outstanding mortgage.

When it comes to paying utility bills and taxes, you can often use your home country’s bank account, so a Spanish account isn’t strictly necessary. That said, having a local Spanish bank account is still recommended for convenience. Many banks even offer Spanish or Euro IBANs specifically for these situations.

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