Resources
The vocabulary that comes up in any Spanish purchase, explained plainly, and which document settles each one.
This is orientation, not legal or tax advice. I am not a lawyer or a tax adviser — I coordinate the people who are. Figures and deadlines change, and vary by region, so you will not find any here; we confirm them with the right professional for your case.
Glossary
The terms that come up most, and the document that settles them.
- Nota simple
The extract from the Land Registry. It states who the registered owner is, what surface and boundaries are recorded, and what charges sit on the property. It is the single most useful document in the process, and it is cheap.
Settled by Land Registry (Registro de la Propiedad)
- Cargas (charges)
Mortgages, seizures, easements and tax affections. The part that matters: charges follow the property, not the seller. If they are not cleared before signing, you inherit them.
Settled by Nota simple
- Catastro
The tax register for the property. Registry and Catastro frequently disagree on surface and description. That discrepancy is not administrative noise: it often signals undeclared building work, and it drives the IBI rates bill.
Settled by Cadastral certificate, read against the nota simple
- First occupation licence (LPO)
The licence confirming the home is legally habitable. Without it, connecting utilities or getting a mortgage becomes difficult.
Settled by The town hall (ayuntamiento)
- Arras
The deposit contract that precedes the deed. It fixes price, timescale and what happens if either side walks away. This is where the real terms of the deal are set, so it gets read in full before signing.
Settled by The arras contract itself
- Derrama (special levy)
An extraordinary charge approved by the community of owners for works — façade, roof, lift. If it has been approved, it is a real liability, and the listing will not mention it.
Settled by Community minutes and the administrator’s certificate
- NIE
The foreigner identification number. Without one you cannot buy, open an account or pay tax in Spain. It belongs at the start of the process, not the end.
Settled by National Police or a Spanish consulate
- ITP
The transfer tax on resale property. The buyer pays it, and it is set regionally — so the rate depends on where you buy and on your circumstances.
Settled by Current regional legislation, confirmed with a tax adviser
- Plusvalía municipal
The local tax on the increase in urban land value. There are two calculation methods and the better one varies. Normally the seller pays it.
Settled by The town hall (ayuntamiento)
- Energy performance certificate (CEE)
Required to sell or let. It is routine, but nothing gets signed without it.
Settled by A certifying technician
- Undeclared building work
An extension that was built but never registered. It shows up as a difference between what you can see, what the Registry says, and what the Catastro says. It is usually resolvable — but you want to know before you make an offer.
Settled by Nota simple read against the cadastre and the viewing
- VPO
Protected housing. It can carry resale restrictions or a price ceiling for a period.
Settled by Nota simple and the regional authority
Frequent questions
What do you check before recommending a property?
Who the registered owner is, what charges exist, whether what has been built matches what is registered, whether the licence is in order, and whether the community has debts or approved levies. If something does not add up, I tell you before you fall in love with the house.
Do you only work on the Costa del Sol?
I live and work here. For the rest of Spain I have collaboration agreements with agents, so if what you are looking for is not on the coast, I can still help you find it.
I don’t know Spain. Is that a problem?
No. A good share of my clients buy without ever having lived here. The Spanish process has its own steps and paperwork; my job is that you understand them and that nothing catches you out.
Are you a lawyer?
No, and it matters that this is clear. I coordinate the lawyers, notaries, architects and surveyors the job needs, and I make sure each document is signed by whoever should be signing it. That distinction is exactly why you can rely on me.
I found a property myself. Will you look at it?
Yes. Send it over and I will tell you honestly what is wrong with it. Sometimes the answer is that it is sound and the price is fair; sometimes it is that you should not buy it.
How much are the taxes and costs on a purchase?
It depends on the region, the price, and whether it is new-build or resale. The tools include calculators with the assumptions kept on screen, so you can see where every number comes from.
Tools
Calculators with the assumptions always on screen: you can see where each number comes from, and argue with it.