Learn from Others' Mistakes

Buying property in Spain is exciting, but it's also a significant investment in a foreign legal system. After helping hundreds of international buyers, here are the five mistakes we see most often — and how to avoid them.

1. Skipping the Independent Survey

Many buyers assume that because a property looks fine, it is fine. But in Spain, there's no legal requirement for a seller to provide a survey, and many properties — especially older ones — have hidden issues.

What to do: Hire an independent architect or surveyor (cost: €300-600) to check the structure, damp, electrical, and plumbing. It's the best few hundred euros you'll spend.

2. Underestimating the Total Costs

The purchase price is just the beginning. Budget for:

• ITP (transfer tax): 8-10% of purchase price (resale properties)
• IVA (VAT): 10% on new builds n- Notary fees: €600-1,200
• Land Registry fees: €400-800
• Legal fees: 1-1.5% of purchase price

Total: approximately 10-12% on top of the purchase price.

3. Not Checking Community Fees and Debts

If you're buying an apartment or townhouse in a community, you inherit the community fee obligations. More importantly, you can inherit the previous owner's unpaid community debts.

What to do: Your lawyer should obtain a certificate from the community confirming all fees are up to date. If there are debts, the seller must settle them before completion.

4. Not Understanding the Urbanisation Status

Some properties — particularly in rural areas and some urbanisations — were built without proper planning permission. This means they could be illegal and subject to demolition orders.

What to do: Check the certificado de habitabilidad (habitation certificate) and ensure the property is fully registered. Your lawyer should verify this.

5. Not Getting a Spanish Will

If you own property in Spain and die without a Spanish will, your heirs will face a long, expensive, and complex legal process across multiple jurisdictions. Spanish inheritance law can apply to your Spanish assets even if you're not Spanish.

What to do: Get a Spanish will (cost: €80-150). It doesn't replace your home-country will — it covers your Spanish assets specifically.

Summary

The common thread in all these mistakes is not getting proper professional advice. A good Spanish lawyer (abogado) who speaks English is worth their fee many times over. Don't cut corners on legal representation — it's the single best investment you can make when buying property in Spain.