The Eight Steps of a Spanish Purchase, Start to Keys

Buying a home in Spain is not complicated, but it is unfamiliar. The sequence is fixed, the documents are specific, and almost every avoidable problem we see comes from a step taken out of order: a reservation signed before the land registry was checked, a deposit paid before the mortgage was approved in principle.

Here is the whole process in the order it actually happens, with the decisions that matter at each stage.

1. Before you look at anything

Two pieces of paperwork unlock everything else: an NIE number (your Spanish tax identification) and a local bank account. Neither is difficult, both take time, and viewings are far more productive once you can act on what you find.

Budgeting beyond the asking price

Plan for roughly 10-13% on top of the purchase price: transfer tax or VAT, notary and registry fees, and legal representation. On a resale property in Andalusia that means about €28,000 on a €250,000 home.

• Transfer tax (ITP): 6-10%, set by the region
• Notary and land registry: around 1-1.5% combined
• Independent legal review: typically 1% plus VAT

The reservation contract is where most buyers hand over leverage. Never sign one before the registry check comes back clean.

Marta, on step three

2. Viewings that tell you something

Agents in Spain work for the seller, and the same property is often listed by several of them at different prices. Book viewings with more than one, ask each the same questions, and treat any answer that changes between agents as a reason to dig further before making an offer.

3. The legal check, before the offer

A property lawyer verifies the registry entry, confirms there are no outstanding debts or charges, and checks that what is being sold matches what is registered. This happens before an offer is made, not after, so that the offer itself is never a leap of faith.

4. Signing at the notary

The notary reads the deed aloud, confirms both parties understand it, and the keys change hands once payment is confirmed. With the legal work already done in step three, this appointment is a formality rather than the moment anything gets discovered.