Buying in Spain? Ask us any question you have.
You're probably not the first to ask about Spain. Tell us where you're stuck and we'll reply within 12 hours.
What people say about our replies
I made an enquiry about searching for a previously owned property in Portugal. It was a complicated enquiry about a property owned more than 40 years ago. Investropa responded positively that same afternoon.
I discovered Investropa through an LLM search, and wrote to the team to learn more. I was impressed by their kindness and their responsiveness.
Thank you so much for the extra research you made.
I didn't know much about international real estate at first, but they made everything so clear and easy to follow. I had tons of questions, and the support team was always there with helpful, reassuring answers.
I had a few questions before purchasing, and their team replied almost instantly on a weekend. Not only did they answer my questions, they also gave me extra insights on the market.
I was considering buying property in France, but I had no idea where to start. I finally understood all the hidden fees I could have missed.
Before you ask
Is it really free?
Yes. No card, nothing to pay, nothing to sign up for. We use your email only to reply.
Why would you answer for free?
We're building our next tool for buyers, and the best way to build it right is to hear what people actually get stuck on. Your question helps us; our answer helps you.
Who answers?
Someone from our team, not a bot. A real person reads your message and writes back to you personally, from team@investropa.com.
Do you answer everything?
Every serious question gets a real answer. Our time is precious, so it's a fair deal: you tell us where you're buying, how far along you are and what's blocking you, and we take the time to answer properly. A message of a few words won't get a reply.
What if you can't help?
We'll say so, and point you to the right kind of person (lawyer, notary, broker) when we can.
Is this legal advice?
No. We're not lawyers. We give you clear, practical answers and tell you when you need a professional.
What other buyers in Spain ran into
269 real stories, sorted by stage. Open the one you're at.
While you wait, here's what other buyers ran into at your stage.
Picking the town and the area · 21 stories “We learned the flood history only after we bought the house.”
Costas, islands, cities or inland: tourist bans, squatters and water
-
“We learned the flood history only after we bought the house.”
You'll learn why prior community flood claims belong in your area checks before paying for the home.
elDiario.esRead the post ↗ -
“Our neighbour’s Benidorm flat was taken over by squatters.”
Useful discussion because owners compare removal routes after a second-home break-in and lock change.
British ExpatsRead the post ↗ -
“I bought in August, then spent nine months without water.”
Interesting because it shows why a rural home's water connection and vía pecuaria permit need checking.
-
“I bought here, now the noise has me sleeping in the lounge.”
You'll see how area fit and noise can turn an early resale into a €30k loss after moving in.
-
“I paid €3,000, then found the area had robbery problems.”
Worth reading because it shows what to check about the area before signing a purchase proposal.
-
“The agent never told me our urbanización loses 60% water.”
Interesting because you'll see what to ask about shared water systems before buying in an urbanización.
Reddit · 20+ repliesRead the post ↗ -
“Our urbanización loses water every evening until morning.”
You'll see why recurring water cuts belong in area checks before you choose an urbanización.
-
“Okupas changed my lock, Guardia Civil would not remove them.”
The replies explain what evidence mattered after the lock was changed and the occupants stayed.
Reddit · 20+ repliesRead the post ↗ -
“Freight trains now shake my home between two and five a.m.”
Worth reading because night freight traffic shows why one daytime area visit can miss serious noise.
-
“I bought in 2023, now I have 40 videos of their noise.”
Useful thread because the owner shows how repeated evidence built up before pursuing the nuisance.
Reddit · 20+ repliesRead the post ↗ -
“We bought next door, their parties still run until 3 a.m.”
Owners show which dated recordings and police reports help document recurring night noise.
RedditRead the post ↗ -
“We had five water cuts in six weeks, some over eight hours.”
Worth reading because long water cuts show what local service reliability can mean after the keys.
-
“I bought my flat, then the noisy neighbours threatened me.”
You'll learn why involving the administrador can escalate a neighbour dispute and what to document.
Reddit · 20+ repliesRead the post ↗ -
“The garage shutter below my flat became unbearable to live with.”
Interesting because a garage shutter below the flat became a major upstairs noise problem.
-
“We found okupas in our Oropesa home, they came back twice.”
You'll see what owners changed after repeat entry: better locks, alarms and neighbours watching.
Reddit · 20+ repliesRead the post ↗ -
“Night flights make our windows rattle and drown out the TV.”
Worth reading because the owner describes airport noise indoors, especially during night flights.
Sur in EnglishRead the post ↗ -
“We lost our home and nearly our lives in the wildfire.”
Interesting because the owner's wildfire account shows how fast a local hazard can become an evacuation.
Sur in EnglishRead the post ↗ -
“Water entered my house here for the first time this year.”
Worth reading because repeated flooding shows how a neighbourhood risk can change after years of calm.
Sur in EnglishRead the post ↗ -
“My friend’s Picanya building lost its uninsured ground floor.”
Useful thread because it separates private flat insurance from cover for flood-damaged common areas.
RedditRead the post ↗ -
“We moved in, then tourist-flat parties kept us awake at night.”
You'll see what residents report when tourist flats bring late parties, music and constant turnover.
Sur in EnglishRead the post ↗ -
“The flood took our life savings in less than five minutes.”
Worth reading because it shows how fast flood exposure can turn a chosen area into a total loss.
Sur in EnglishRead the post ↗
Getting your NIE and bank account · 19 stories “BBVA froze my account and asked a retired owner for payslips.”
The foreigner tax number, a Spanish account and the papers banks want
-
“BBVA froze my account and asked a retired owner for payslips.”
Useful discussion because nonresident owners compare bank freezes, ID checks and workable alternatives.
British Expats · 20+ repliesRead the post ↗ -
“I brought every document, but the branch still refused me.”
You'll see which unlisted document a branch demanded from a non-resident, despite the online checklist.
TrustpilotRead the post ↗ -
“My NIE has no photo, so EVO would not open the account.”
Worth reading because a paper NIE with no photo blocked the bank app just when the mortgage needed it.
-
“I need a bank cheque to buy, but I cannot open the account.”
Useful discussion because the purchase exposes which Spanish closing payments still need bank access.
Reddit · 50+ repliesRead the post ↗ -
“The bank charged €2.5k just to receive my purchase funds.”
Useful thread because transfer fees and source-of-funds checks appeared just before completion.
-
“I had an NIE, but three Spanish banks still refused me.”
The replies explain which extra source-of-funds papers nonresident banks can ask for before opening.
Reddit · 50+ repliesRead the post ↗ -
“We own a €500k home, but BBVA still refused our account.”
Worth reading because the branch added residency, translation and insurance demands after approval.
TrustpilotRead the post ↗ -
“I tried four banks, none would open my non-resident account.”
The replies explain which Spanish banks handled US non-residents and what they asked for.
RedditRead the post ↗ -
“My property bank account was frozen for fifteen months.”
Interesting because a compliance freeze stopped direct debits tied to a Spanish property.
TrustpilotRead the post ↗ -
“My wife got her NIE in eight days, I was still waiting.”
You'll see how two NIE applications filed together can move at very different speeds before a purchase.
Reddit · 20+ repliesRead the post ↗ -
“I needed the account for my mortgage, but my NIE was refused.”
Worth reading because one NIE format blocked both the Spanish bank account and financing.
-
“I had my NIE, but every nonresident account charged fees.”
Useful thread because owners compare the real recurring costs of Spanish nonresident bank accounts.
Reddit · 50+ repliesRead the post ↗ -
“Our holiday-home account was frozen after compliance checks.”
Worth reading because a holiday-home account was frozen while the bank checked documents.
TrustpilotRead the post ↗ -
“I had my NIE, but bank apps still blocked my transaction.”
Owners show which online-bank requirements fail for nonresidents even after the NIE is in hand.
RedditRead the post ↗ -
“I pay Sabadell €120 a year as a nonresident property owner.”
Interesting because owners compare the acreditación de no residentes and alternatives for paying bills.
British Expats · 20+ repliesRead the post ↗ -
“I went to Spain to update my passport, then they blocked me.”
You'll see how a partial passport update left a non-resident account blocked after a branch visit.
TrustpilotRead the post ↗ -
“They refused my German IBAN and demanded a Spanish account.”
You'll learn how a foreign SEPA IBAN can still trigger a demand for a Spanish account after signing.
-
“My lawyers opened the account, then passport renewal broke it.”
Worth reading because passport renewal became a banking problem during a Spanish property sale.
TrustpilotRead the post ↗ -
“My NIE trip was 3.5 hours away, then police sent us home.”
Useful thread because the appointment location and passport stamps turned one NIE trip into a wasted day.
TrustpilotRead the post ↗
Hiring a lawyer and the mortgage · 25 stories “My broker promised 90% at 2.70%, two months later no FEIN.”
An independent abogado, 60–70% loans and no finance clause
-
“My broker promised 90% at 2.70%, two months later no FEIN.”
You'll learn why a FEIN, paid tasación and written broker promises matter before the arras clock runs.
RankiaRead the post ↗ -
“My tasación came €12,000 below our agreed purchase price.”
You'll see which comparables pulled the tasación down and put the mortgage deadline at risk.
-
“They refused a finance clause unless I used their mortgage arm.”
Worth reading because it shows how an arras finance clause can become leverage in mortgage broking.
TrustpilotRead the post ↗ -
“Santander wants me to sign the mortgage before the arras.”
The replies explain what can be compared before accepting bundled insurance and a mortgage offer.
Reddit · 50+ repliesRead the post ↗ -
“TINSA used another home's floor plan in my purchase tasación.”
You'll see which report errors made this buyer commission a second tasación before completing.
-
“My mortgage took two months, then the bank said it could not.”
Worth reading because repeated document requests can end with a mortgage refusal after weeks of delay.
TrustpilotRead the post ↗ -
“My tasación was revised, but the nota simple was still missing.”
You'll see why a mortgage tasación should be checked for the correct nota simple before relying on it.
-
“We paid the tasación first, then it came in too low.”
You'll learn why ordering the tasación before committing can reveal the financing gap while you can walk.
Reddit · 100+ repliesRead the post ↗ -
“I was promised €280k, then my FEIN came back at €250k.”
You'll see how a last-minute FEIN shortfall can force extra cash and change the buyer's tax exposure.
-
“One broker says 80%, another says I only qualify for 60%.”
Interesting because nonresident buyers compare how lenders classify residency before fixing LTV.
Reddit · 20+ repliesRead the post ↗ -
“My tasación sat in review while the arras deadline closed.”
You'll see why technical review time matters when both the mortgage and arras have hard deadlines.
-
“The tasación was €40k low, then Caixa raised my rate to 2.45%.”
Worth reading because a lower valuation changed both the negotiated price and the mortgage terms.
RedditRead the post ↗ -
“My arras expired because the mortgage funds never came.”
Useful thread because it shows how missing cash reserves can break a mortgage after arras.
-
“Banks want my arras first, and sellers refuse a loan condition.”
You'll learn how buyers word a finance condition when banks will not fully assess before the arras.
Reddit · 20+ repliesRead the post ↗ -
“I paid €6,000, but the mortgage was never completed.”
Worth reading because the broker took reserva and arras money but never completed the mortgage.
-
“My mortgage broker showed only four bank email screenshots.”
Owners show what proof to demand from a broker before trusting claims that every lender refused.
RedditRead the post ↗ -
“Our bank cards counted €0 toward our mortgage discount.”
Useful discussion because it shows which linked-card condition can quietly erase a mortgage discount.
-
“My HPO paperwork stalled, then my mortgage FEIN expired.”
Useful thread because it shows how an HPO paperwork delay can run down the clock on a mortgage FEIN.
-
“My agent chose Sabadell, my solicitor preferred Bankinter.”
Useful discussion because buyers question who benefits when an agent or solicitor steers the bank choice.
British ExpatsRead the post ↗ -
“My valuation was conditional, so the bank would not lend.”
Useful thread because it shows how a Catastro mismatch can turn a tasación into a mortgage blocker.
-
“They said my mortgage was approved, but it never was.”
Worth reading because it shows the risk of paying for tasación before the lender confirms real approval.
-
“I had to sign by March 15, but my tasación never came.”
Interesting because the buyer shows how a delayed tasación can squeeze the entire signing timetable.
-
“My mortgage insurance said yes, then excluded my trastero.”
Worth reading because linked mortgage insurance still left the trastero outside the policy.
-
“I paid for the tasación, but the report never arrived.”
You'll see why a paid tasación should be ordered early when the bank and seller deadlines are fixed.
-
“The tasación errors dragged on until my reserva expired.”
Interesting because valuation errors can outlast a reserva and kill the purchase before finance is ready.
Paying the reserva · 21 stories “I paid €2,000 reserva, then learned the derrama was not paid.”
The small holding deposit, and agents who hold it against higher offers
-
“I paid €2,000 reserva, then learned the derrama was not paid.”
You'll see why actas and derrama proof should arrive before reserva turns into arras.
-
“I paid €4,000 to reserve it, then they sold the property.”
Worth reading because the written reserva did not stop the home being sold to someone else.
-
“We paid a €3k reserva, then the seller asked for €25k cash.”
Useful thread because updates show how a €3k reserva clause worked when the seller walked away.
Forocoches · 100+ repliesRead the post ↗ -
“I paid reserva, then the agent added a 3% plus VAT fee.”
Useful discussion because the buyer checks when an agency fee must appear before reserva or arras.
Reddit · 20+ repliesRead the post ↗ -
“I paid €4,840 reserva, then a co-owner could not legally sign.”
Worth reading because every owner's capacity and power to sign should be checked before reserva.
-
“I paid €2,000 reserva, then the agency could not refund me.”
Useful thread because it shows what proof mattered when a reserva refund ended in a monitorio.
RedditRead the post ↗ -
“I paid €1,000 señal, then they refused the deadline extension.”
You'll see why an extension clause matters when an approved mortgage cannot meet the seller's deadline.
-
“I reserved the new build, then they gave my unit to another.”
Interesting because bank transfer and audio existed but no signed reservation, showing the proof problem.
Forocoches · 100+ repliesRead the post ↗ -
“They said my offer was approved, then raised the price €17k.”
You'll learn what proof to preserve when an approved offer never becomes a reserva and the price jumps.
-
“I paid the reserva, then the seller demanded 30% in cash.”
The replies explain what a cash request changes for mortgage, escritura price and future tax basis.
Forocoches · 20+ repliesRead the post ↗ -
“I reserved a 70 m² loft, then the nota simple showed 42.”
You'll see why getting the nota simple before reserva matters when advertised square metres do not match.
-
“I paid €500 for the valuation, then the seller backed out.”
Useful thread because replies separate reserva from arras and show when the valuation was ordered.
-
“I reserved the new build, now cancelling could cost me €22k.”
Useful discussion because posters compare reserva wording, cancellation deadlines and money exposed.
Rankia · 20+ repliesRead the post ↗ -
“I paid €1,000 by Bizum, with no written reserva terms.”
The replies explain what changes when a reserva was paid without any signed conditions.
Reddit · 20+ repliesRead the post ↗ -
“I paid a €2,000 señal, then the seller no longer wanted to sell.”
Worth reading because it shows what happens when a reserva is paid before the seller finally commits.
-
“I reserved the flat, then they waited for a higher offer.”
The replies explain what a reserva secures when the owner has not yet accepted your offer.
RedditRead the post ↗ -
“I paid €10,000, then they relisted the same flat for more.”
Worth reading because the seller kept remarketing the flat after €10,000 had already been paid.
-
“I paid the señal, then learned the owner was deceased.”
You'll learn why buyers ask for nota simple, vacant possession and no-debt wording before arras.
Forocoches · 20+ repliesRead the post ↗ -
“I paid the reserva, then they sent me a failed ITE report.”
You'll see which ITE status and defects surfaced only after payment, and what the buyer checked next.
RankiaRead the post ↗ -
“I paid €3,000 to make an offer, a month later no refund.”
Worth reading because the offer paperwork promised a seven-day refund if the bid was rejected.
TrustpilotRead the post ↗ -
“I reserved the attic, now they will not return my reserva.”
Useful thread because the signed reservation shows what to preserve when a refund stalls.
RankiaRead the post ↗
Checking the nota simple and Catastro · 25 stories “I signed arras, then unregistered land cut the tasación.”
Registry and cadastre that don't match, and extensions with no papers
-
“I signed arras, then unregistered land cut the tasación.”
You'll see how unregistered land cut the tasación and why the seller's refusal left the arras exposed.
RankiaRead the post ↗ -
“They sold me 423 m², but Registro shows only 120 m².”
Worth reading because cédula and Registro contradicted the advertised floor area by hundreds of metres.
-
“We bought, then found an old complaint missing from the report.”
Interesting because it shows what a municipal planning report may omit before a rural purchase.
BarbierikaRead the post ↗ -
“I paid €450 for tasación, then the town rejected the project.”
Worth reading because the buyer checked the advertised extra floor directly with the Ayuntamiento.
Reddit · 50+ repliesRead the post ↗ -
“I paid €5,700 arras before seeing the Registro problems.”
You'll see which Registro, Catastro and habitability issues surfaced only after the arras payment.
-
“Our bank withdrew the mortgage when it found no cédula.”
Worth reading because the blank cédula field became critical only after the bank checked the flat.
Reddit · 20+ repliesRead the post ↗ -
“I paid €3,000 before they would show me the nota simple.”
Useful thread because key ownership and debt papers were still missing after a reservation payment.
-
“We bought the plot free of cargas, then found a power pole.”
The replies explain what to check when a utility easement is absent from Registro but exists on land.
Reddit · 20+ repliesRead the post ↗ -
“After signing, I found Catastro listed the property as storage.”
Worth reading because a Catastro mismatch surfaced only after the buyer had paid the reservation.
-
“I paid €10k, then the papers cut the usable area to 182m².”
Useful thread because the buyer checks advertised m² against papers and finds unlegalized structures.
Reddit · 20+ repliesRead the post ↗ -
“I paid arras for a home, then Registro called it storage.”
Useful discussion because it shows why the registered use of an attic must be checked before paying arras.
Forocoches · 20+ repliesRead the post ↗ -
“After arras, I found the added floor was on no cédula.”
You'll see which documents exposed that a new-build extension was missing from the legal record.
RedditRead the post ↗ -
“My nota simple said 55 m², the tasación found only 45 m².”
Worth reading because the tasación catches a 10 m² mismatch after arras, with options debated in replies.
Forocoches · 20+ repliesRead the post ↗ -
“My nota simple showed over €60k in Social Security embargoes.”
You'll learn why Registro disagreed with the agent's claim that the cargas would vanish at signing.
RedditRead the post ↗ -
“I signed arras, then the bank said my flat was a local.”
You'll see how a Registro/Catastro mismatch can freeze a mortgage after arras are already signed.
RankiaRead the post ↗ -
“The bank found the registered m² wrong and refused my loan.”
Interesting because the mortgage check caught a Registro surface error after the buyer had already moved.
RedditRead the post ↗ -
“My valuer found extra m² that were missing from the Registro.”
You'll see how unregistered extra metres surfaced at tasación and killed the buyer's financing.
-
“After arras, our tasación found tourist use and no cédula.”
The replies explain why checking legal use and cédula before arras matters when a mortgage depends on it.
RedditRead the post ↗ -
“I was buying a three-bed home, then learned it had no cédula.”
Worth reading because the advertised home failed once the buyer checked its cédula de habitabilidad.
-
“My friend found a €40k charge buried in the nota simple.”
Useful discussion because replies show how to verify an unexplained urbanización charge.
RedditRead the post ↗ -
“I bought without a cédula, then my water bill jumped sixfold.”
Interesting because missing habitability papers later multiplied the owner's fixed water charge.
-
“Catastro and Registro disagreed, so I refused the arras.”
Owners show why a Registro-Catastro mismatch should be fixed before handing over a deposit.
RedditRead the post ↗ -
“We had to wait for the Nota Simple to reflect renovations.”
You'll see how unregistered renovations can delay the final signing until the Nota Simple is updated.
RewordedRead the post ↗ -
“A stranger turned up with her dog. Two doors led to my kitchen.”
Worth reading because hidden access rights survived the sale despite three people checking the deeds.
Sur in EnglishRead the post ↗ -
“My purchase failed because the house had no cédula at all.”
Useful thread because missing habitability status killed the purchase after money was committed.
Checking debts and squatters · 22 stories “I bought at auction, then the occupant wanted €30,000 to leave.”
Community debts, unpaid IBI and flats with okupas inside
-
“I bought at auction, then the occupant wanted €30,000 to leave.”
Worth reading because it shows why an auction home needs a possession check before you bid.
Última Hora · 50+ repliesRead the post ↗ -
“Our lawyer said no debt, then we paid €11,200 in old IBI.”
Useful thread because an old seller tax debt surfaced years later even though the purchase was cleared.
-
“My escritura says SAREB must pay the old comunidad debt.”
The replies explain which old comunidad years follow the property and what the escritura changed here.
RankiaRead the post ↗ -
“A month after buying, I faced seven years of facade fees.”
Owners show which meeting minutes reveal a derrama before purchase and when the payment was approved.
Forocoches · 100+ repliesRead the post ↗ -
“I bought a year ago, now the comunidad has an old debt.”
Useful discussion because replies explain which comunidad debts can follow a newly bought flat.
RedditRead the post ↗ -
“I bought debt-free, then got the previous owner's €200 bill.”
You'll learn why the comunidad certificate matters even when the seller says every payment is current.
Forocoches · 50+ repliesRead the post ↗ -
“I bought weeks ago, then comunidad told me of an old debt.”
Worth reading because the escritura assigned old comunidad debts to the seller, yet one still surfaced.
-
“I reserved the flat, then found €10,783 in comunidad debt.”
Useful thread because the comunidad certificate blocked notary after the buyer had paid a €3k reserva.
Forocoches · 50+ repliesRead the post ↗ -
“We bought the home, then an old €116.39 gas debt blocked us.”
You'll see why old utility debts need checking before relying on a quick post-completion reconnection.
-
“My escritura said no charges, then old IBI bills arrived.”
The replies explain why old IBI may not appear in the nota simple and what to check at the town hall.
Forocoches · 50+ repliesRead the post ↗ -
“I bought a €1m farm, then a squatter took control of it.”
You'll see how a farming agreement turned into possession trouble and more than €25k in legal fees.
-
“I bought an occupied flat in 2023, the appeal still drags on.”
Worth reading because the timeline shows how an occupied purchase can stay in court long after judgment.
Forocoches · 100+ repliesRead the post ↗ -
“I bought at auction, then they claimed old comunidad debts.”
Useful thread because auction buyers can inherit a fight over which old comunidad debts attach.
-
“I signed arras on an occupied flat, then read the court file.”
Interesting because the buyer reads the eviction file after arras and spots the vulnerability-delay risk.
Forocoches · 100+ repliesRead the post ↗ -
“I bought with five years of old IBI that the seller had to pay.”
You'll see how the escritura clause helped after the old IBI demand landed on the buyer.
RedditRead the post ↗ -
“I skipped the comunidad certificate, then got the old debt.”
You'll learn what can surface years later when the buyer waives the comunidad debt certificate.
Forocoches · 20+ repliesRead the post ↗ -
“I bought libre de cargas, then old IBI blocked my sale.”
Worth reading because a pre-purchase tax debt survived until the owner needed to sell years later.
-
“Nine months after buying the finca, we still couldn't enter.”
Useful discussion because it shows the risk of buying an occupied finca before possession is secured.
Spanish Property InsightRead the post ↗ -
“I bought it libre de cargas, then found a building embargo.”
You'll see why building debts need checking even when the sale says the home is libre de cargas.
-
“I bought the house, then got a €1,500 bill from the old owner.”
Useful thread because missed meter readings became the new owner's water bill after transfer.
-
“They will not turn on my water because of the previous owner.”
You'll see how an old owner's account problem can block water activation after purchase.
-
“I bought the home, then they charged €466 for old water debt.”
You'll learn why a utility change of name can expose unpaid bills from the previous owner.
Signing the contrato de arras · 13 stories “I signed arras, then the bank refused my loan the day before.”
The 10% deposit, penitential or confirmatory arras, and losing it
-
“I signed arras, then the bank refused my loan the day before.”
Useful discussion because replies weigh the options when arras lack a finance clause and banks refuse.
Rankia · 50+ repliesRead the post ↗ -
“I put €11k in arras, then the missing ITE blocked my loan.”
The replies explain why missing ITE/IEE and an undisclosed derrama can put €11k of arras at risk.
Forocoches · 100+ repliesRead the post ↗ -
“I signed arras, then they raised the price 35% at notaría.”
You'll see what can happen when a seller ignores arras terms and changes the price at signing.
-
“I signed arras for 100% finance, then ING showed only 80%.”
You'll learn the difference between early bank approval and the documents that actually lock finance.
Forocoches · 100+ repliesRead the post ↗ -
“They blocked my mortgage signing, now won't return my €6,890.”
Worth reading because a tasación dispute on signing day left €6,890 of arras stuck in limbo.
-
“We signed arras, then learned the seller had sold behind us.”
The replies explain how arras penitenciales change the remedy when the seller sells to someone else.
Forocoches · 20+ repliesRead the post ↗ -
“My arras said free of charges, but the mortgage stayed on file.”
You'll learn what “libre de cargas” should mean before the arras deadline expires.
RedditRead the post ↗ -
“My arras draft came, and they would not change a single clause.”
Worth reading because the buyer describes how little room remained to fix terms once the draft arrived.
TrustpilotRead the post ↗ -
“I paid arras, but Solvia neither sells nor returns my money.”
Interesting because a bank-owned sale stalls after arras even though the buyer needs no mortgage.
RankiaRead the post ↗ -
“My arras had no delivery date, now the keys are months late.”
You'll learn why a promised handover date matters when it never appears in the contrato de arras.
RedditRead the post ↗ -
“They kept my €4,000, the nota simple for my loan never came.”
Worth reading because missing registry papers collided with the arras deadline and the extension failed.
-
“The nota simple had cargas, but they pushed me to sign arras.”
Useful thread because replies show when cargas must be cleared and what to put into the arras.
RedditRead the post ↗ -
“I signed arras, but they still have not completed the escritura.”
Worth reading because signed arras did not force a prompt completion and the buyer ended up suing.
TrustpilotRead the post ↗
Signing the escritura at the notary · 21 stories “I signed the escritura, but the sellers still live in my flat.”
The deed, traceable payment and the 3% kept if the seller lives abroad
-
“I signed the escritura, but the sellers still live in my flat.”
You'll learn how precario, possession dates and keys are handled when sellers stay after escritura.
RankiaRead the post ↗ -
“I drove 600 km to sign, but the SEPA proof never arrived.”
You'll see why payment proof matters at the notary when the seller wants a transfer abroad.
Forocoches · 100+ repliesRead the post ↗ -
“Ten months after buying, I still had no original escritura.”
You'll learn what to chase when taxes are paid but the registered escritura still never reaches you.
-
“The sellers want to keep the keys 15 days after escritura.”
The replies explain why possession, keys and any post-sale stay need agreeing before the notary date.
Reddit · 20+ repliesRead the post ↗ -
“I bought in June 2024, but my final escritura never arrived.”
Useful thread because it shows who the buyer chased when the definitive escritura never arrived.
RankiaRead the post ↗ -
“We signed in precario and withheld money until we got keys.”
You'll see how one buyer used penalties, retained funds and a possession document for delayed handover.
RedditRead the post ↗ -
“I paid my arras, now they demand an OMF before escritura.”
The replies explain the OMF timing risk before escritura and the cheque alternative the buyer asked for.
RankiaRead the post ↗ -
“I sign at the notary Tuesday, but the seller changed the deal.”
You'll see which written clauses controlled when the seller changed what stayed with the flat.
Reddit · 20+ repliesRead the post ↗ -
“I sold for €161k, then the notary sent me this bill.”
You'll learn where the escritura says who pays each notary cost and which copies belong to whom.
RankiaRead the post ↗ -
“The sellers want three months in my home after escritura.”
The replies explain the legal risk when sellers stay in possession after the escritura.
RedditRead the post ↗ -
“I signed in February for the €1,000 notary offer, then lost it.”
Worth reading because the buyer relied on a notary-cost offer before choosing the signing date.
-
“The sellers want a month after escritura, with no keys for us.”
Useful discussion because it compares comodato, retention and what the bank may accept at closing.
RedditRead the post ↗ -
“My brother had two notary dates cancelled on signing day.”
The replies explain what AML checks can delay at Solvia and what happens as a FEIN nears expiry.
ForocochesRead the post ↗ -
“We signed last week, then learned the agent charged both sides.”
Useful discussion because it shows what fee disclosure to verify before the escritura closes.
RedditRead the post ↗ -
“Four months after buying, my escritura was still not processed.”
Worth reading because it shows what to chase when the gestoría still holds your deed and provision.
-
“Our escritura says 70/30, but our mortgage payments are 60/40.”
Useful thread because it shows how ownership percentages and actual contributions can diverge.
RedditRead the post ↗ -
“Five months after buying, I still had no original escritura.”
Worth reading because the buyer had to chase the gestoría for the deed and the final account.
-
“I bought two flats, both with a precario after escritura.”
Owners show why a high daily penalty matters when sellers need extra time before handing over possession.
RedditRead the post ↗ -
“My original escritura was marked delivered, but I never got it.”
Worth reading because original escritura delivery by courier failed despite a signed receipt.
-
“At signing, we gave the seller 12 days under a comodato.”
Useful thread because the buyer separated the comodato and made the seller cover costs for those 12 days.
RedditRead the post ↗ -
“The sellers want to stay three months after the escritura.”
Interesting because replies compare retention, rent and precario when sellers want 90 days after signing.
RankiaRead the post ↗
Paying the ITP and registering · 17 stories “My gestoría used an 8% ITP rate, now Hacienda wants €3,400.”
Regional transfer tax of 6–13%, or VAT and AJD on new builds
-
“My gestoría used an 8% ITP rate, now Hacienda wants €3,400.”
You'll learn what replies suggest when a gestoría applies the wrong reduced ITP rate.
Rankia · 20+ repliesRead the post ↗ -
“I paid ITP on €219k, then Hacienda valued it at €239k.”
Useful thread because the update shows what to check when gestoría used price, not valor de referencia.
Forocoches · 100+ repliesRead the post ↗ -
“I woke up to an €8,000 tax embargo on my bank account.”
You'll see why a gestor's tax payment receipt matters when purchase taxes are handled on your behalf.
The Olive PressRead the post ↗ -
“I used an ITP discount, now Hacienda wants proof in ten days.”
Worth reading because the notice shows which documents Hacienda asked for to keep the ITP relief.
Forocoches · 50+ repliesRead the post ↗ -
“I paid 3.5% ITP, then Andalucía rejected the reduction.”
Useful thread because the notice shows which property value Andalucía used to test the 3.5% ITP relief.
RankiaRead the post ↗ -
“A year later, I had no escritura, tax proof or refund.”
Worth reading because nearly a year passed with no tax receipts, Registro certificate or refund.
-
“I paid tax on €30k land, then Hacienda valued it at €48k.”
Interesting because Hacienda revalued €30k land later, adding tax and years of interest to the claim.
Forocoches · 100+ repliesRead the post ↗ -
“They still hold over €20,000 and I have no modelo 600 proof.”
Worth reading because the buyer still lacked modelo 600 proof and Registro progress after 20 months.
-
“I signed last week, but no ITP or notary bill was taken.”
The replies explain the post-signing order: provision, ITP, notary invoice and Registro.
Forocoches · 20+ repliesRead the post ↗ -
“A year later, my taxes and escritura still were not finished.”
Useful thread because taxes, Registro and the refund of provisions all remained unresolved.
-
“BBVA calculated my ITP on €300k, though I paid €230k.”
You'll see how the buyer got BBVA to recalculate ITP when no valor de referencia existed.
ForocochesRead the post ↗ -
“€47,269 left my account, but my escritura was not registered.”
Worth reading because a €47k provision vanished into gestoría, tax and registration limbo.
-
“I paid the ITP online, then learned I paid the wrong tax office.”
The replies explain where ITP is filed and what happens when the payment goes to the wrong agency.
RedditRead the post ↗ -
“My gestoría missed Modelo 600, and I still have no tax proof.”
Worth reading because the gestoría missed the tax deadline while holding the buyer's provision.
-
“My ITP was filed eleven months late, then Hacienda fined me.”
Useful thread because a late ITP filing triggered a tax penalty even though a gestoría handled it.
-
“A year after buying, my taxes and escritura were still pending.”
Worth reading because it shows how to verify tax filing, Registro and escritura delivery after closing.
-
“I signed today, then saw the reference value was twice Catastro.”
You'll learn why valor de referencia and cadastral value can differ when tax is calculated.
RedditRead the post ↗
Living there after the keys · 23 stories “I owned since 2001 and never paid the local property tax.”
IBI, community fees and the yearly non-resident tax (modelo 210)
-
“I owned since 2001 and never paid the local property tax.”
Useful discussion because owners identify overdue local tax and modelo 210 duties that can go unnoticed.
British Expats · 20+ repliesRead the post ↗ -
“After the keys, I found broken windows and the water shut off.”
Worth reading because promised repairs and utilities were not verified before the buyer got the keys.
TrustpilotRead the post ↗ -
“Two months after buying, I still could not get electricity.”
You'll see why checking the CUPS and supply status before closing can prevent months without power.
-
“I owned for three months, then a €500 derrama came due.”
The replies explain when an approved derrama becomes payable and how owners ask for instalments.
Reddit · 50+ repliesRead the post ↗ -
“I paid €7,000 to buy, then found an open electricity file.”
You'll learn why an open electricity supply file is worth checking before completion, not after the keys.
-
“I signed today, then found buckets catching hidden roof leaks.”
The replies explain what evidence to capture immediately when hidden defects appear on handover day.
Reddit · 20+ repliesRead the post ↗ -
“I paid TaxDown, then had to file my Modelo 210 myself.”
Worth reading because it shows exactly which non-resident filings were missed despite a paid tax service.
-
“I bought six weeks ago, damp repairs may exceed €30k.”
Interesting because an architect found hidden damp and irregularities soon after the keys changed hands.
Reddit · 20+ repliesRead the post ↗ -
“I keep asking for comunidad accounts, they send minutes.”
You'll see which comunidad records the owner requested while major works and derramas were charged.
-
“I bought the house, then renovation exposed missing earth.”
Worth reading because renovation exposed electrical defects hidden during the purchase visit.
Reddit · 20+ repliesRead the post ↗ -
“After the rain came, I discovered it actually rains inside.”
You'll see why water ingress and cracks deserve checks beyond a dry-day viewing and agent promises.
-
“Two months after I bought, comunidad approved a €2,500 derrama.”
The replies explain who pays when major works were discussed before sale but voted after completion.
RedditRead the post ↗ -
“My administrador refuses to give me the comunidad records.”
Worth reading because it shows the document-access problem owners can face after joining a comunidad.
-
“The leak was dated the exact day I signed the escritura.”
You'll see how insurance timing matters when water damage surfaces immediately after completion.
RedditRead the post ↗ -
“I was charged 10% late fees despite the community grace period.”
Worth reading because it shows how comunidad late-payment rules can differ from the fee actually applied.
-
“I bought from Sareb, now the broken lift makes me regret it.”
Useful thread because weak comunidad management can become a daily problem immediately after purchase.
-
“After buying, I learned the electricity was illegally tapped.”
Worth reading because an electrical review exposed an illegal connection only after completion.
-
“They charged me €395.50 twice for comunidad costs I paid.”
You'll see how duplicate water, derrama and quota charges became a manager dispute.
-
“My empty flat got a €417.77 heating bill for one month.”
Owners show how a heating charge can spike even while the flat is empty and affect comunidad cash.
-
“Five months after buying, I still had no power in my home.”
Worth reading because it shows why old acometidas files should be closed before you take the keys.
-
“Humidity damaged my home, but the administrador did nothing.”
Useful thread because a community administrator failed to act on damp damaging the owner's home.
-
“A common-pipe leak hit my home, but repairs kept stalling.”
Interesting because it shows how a leak from common elements can turn into a long administrator dispute.
-
“My administrador let a chimney go on our common wall unapproved.”
You'll see why unauthorized work on common elements can become an owner-versus-administrator problem.
If you buy off-plan · 24 stories “Completion passed, after we had already sold our old flat.”
Stage payments, bank guarantees and developers who go bust
-
“Completion passed, after we had already sold our old flat.”
Worth reading because a missed developer date left the buyers renting with no completed new home.
The Olive PressRead the post ↗ -
“We got the keys, then logged 190 defects in our new build.”
Owners show why a snagging list matters when defects appear immediately after a new-build handover.
-
“We trusted the lawyer and bank, then our home faced demolition.”
Worth reading because legal checks still failed to protect the buyers from an invalid building licence.
Majorca Daily BulletinRead the post ↗ -
“We added €30k of upgrades, now the promotora wants cash.”
Owners show why off-plan upgrades should be added to the compraventa if you expect mortgage finance.
RedditRead the post ↗ -
“Years after handover, our new-build defects are still open.”
Worth reading because some defects appeared after the first visit and remained unresolved for years.
-
“We paid 30%, then the promotora gave us only two signing dates.”
You'll see which delivery clause matters when a promotora threatens to resell an off-plan home.
RedditRead the post ↗ -
“My new-build staircase was unsafe, and a year later unfixed.”
Worth reading because it shows why defects should be documented from the day of handover.
-
“I paid 20% off-plan, then my job became unstable before keys.”
Useful discussion because it shows financing risk between early payments and final mortgage approval.
RedditRead the post ↗ -
“I bought new build in 2024, the humidity never stopped.”
Useful thread because recurring damp reveals which defects to document before the promotora disappears.
RedditRead the post ↗ -
“They accepted my defects, then months passed with no repair.”
You'll see how acknowledged new-build defects can sit unresolved for months after handover.
-
“My off-plan contract gives me only 10 days to sign escritura.”
Useful thread because banks explain why a 10-day escritura deadline can clash with the FEIN period.
RedditRead the post ↗ -
“My new build had habitability defects within the first year.”
Worth reading because serious habitability defects appeared within the first year of ownership.
-
“My 2023 new build lets me hear taps, lights and conversations.”
Owners show which measurements and building documents can support a serious acoustic-defect claim.
RedditRead the post ↗ -
“A month after my handover, leaks started and kept coming back.”
Worth reading because leaks began within a month of handover and kept returning after repairs.
-
“My contract says tilt-turn windows, promotora fitted sliders.”
You'll learn which signed specification to compare when a promotora changes materials mid-build.
RedditRead the post ↗ -
“They still owe us €24,800 from our stopped new-build project.”
Worth reading because construction stopped and only part of the buyers' staged deposits came back.
Sur in EnglishRead the post ↗ -
“We paid 92%, but the obra nueva was only about 60% built.”
The replies explain what evidence helps when stage payments run far ahead of construction progress.
RedditRead the post ↗ -
“My new-build lost hot water after only fourteen months.”
Worth reading because a new-build warranty failed after the original hot-water supplier shut down.
-
“My new flat already feels second-hand from all the defects.”
You'll see the defect list that appeared within a year of handover, from windows to shower leaks.
-
“They moved our pool and changed the finishes before handover.”
You'll learn why the memoria de calidades and approved plans need checking again before off-plan handover.
-
“I got the keys, but the same new-build defects were still there.”
Worth reading because defects reported before handover were still there when the buyer got the keys.
-
“My new build loses power almost every day since handover.”
Interesting because repeated power cuts started immediately after handover and persisted for months.
-
“The parking access changed from the off-plan drawings I saw.”
You'll see why off-plan drawings should be checked against final parking and storage documents.
-
“I reported defects the day after getting my new-build keys.”
Worth reading because defects reported right after handover were later rejected as outside 15 days.
If you plan to rent it out · 21 stories “They want €40,000 for something they say I rented illegally.”
3/5 community approval, city moratoria and regional registers
-
“They want €40,000 for something they say I rented illegally.”
You'll see how 32+ day Airbnb stays still triggered a tourist-rental sanction in Menorca.
Última Hora · 20+ repliesRead the post ↗ -
“I changed the locks because our rental manager kept the key.”
Worth reading because the owner had to retake guest communication and access control from the manager.
TrustpilotRead the post ↗ -
“Our rural rental was removed despite its valid registration.”
Useful thread because a valid regional registration still triggered an Airbnb compliance dispute.
-
“Our comunidad banned tourist flats, but an old VUT survived.”
You'll learn why an existing VUT can matter when a comunidad votes to prohibit tourist rentals later.
RedditRead the post ↗ -
“A guest damaged my tourist home, Booking still owes €500.”
Worth reading because the owner documented guest damage correctly yet the platform still stalled.
-
“My mother’s old comunidad statutes killed an Airbnb licence.”
Useful thread because an old estatutos clause ended a tourist licence that neighbours thought was safe.
RedditRead the post ↗ -
“Booking listed my Menorca apartment, but I never use them.”
You'll see why owners should check platforms for listings using their licence and identity.
-
“Our comunidad was quoted €2,000 to ban tourist rentals.”
Useful discussion because owners compare the formal steps and costs of changing comunidad rules.
RedditRead the post ↗ -
“I own the flat, but my old manager still controls Booking.”
Worth reading because the owner shows which documents were not enough to recover a rental listing.
-
“Our building bans tourist rentals, yet several still operate.”
Owners show what evidence a comunidad gathers before reporting tourist lets that breach its rules.
RedditRead the post ↗ -
“My manager left damage, missing items and unpaid rental income.”
Worth reading because ending a holiday-rental manager contract left damage and unpaid income.
-
“Airbnb charged tourist tax where my Spain region has none.”
Interesting because the host catches a tax setting problem only by checking the monthly statement.
RedditRead the post ↗ -
“We told the manager not to rent, but bookings kept appearing.”
Worth reading because owners lost host-account control while unauthorized bookings stayed active.
-
“My tenant left after three months, but the platform kept €533.”
Useful thread because the owner expected commission to track occupancy but the refund was refused.
TrustpilotRead the post ↗ -
“My tourist apartment was uninhabitable through the summer.”
You'll see how flood damage erased summer rental use while insurance responsibility was disputed.
-
“My Spain holiday let host fee jumped from 3% to 15.5%.”
Useful thread because hosts compare how a platform fee change affects pricing and booking margins.
RedditRead the post ↗ -
“We paid €834.90, got no bookings, then our listing vanished.”
Worth reading because the owner says to get listing services and non-renewal terms in writing.
-
“I bought a licensed Airbnb, but its address letter never came.”
You'll see why platform address verification can still block income even when the tourist licence exists.
RedditRead the post ↗ -
“My tenant has listed rooms on Airbnb without my permission.”
You'll learn how an unauthorized Airbnb sublet exposed the owner to fines, wear and neighbour issues.
-
“As a Spain host, Airbnb does not give me all guest ID data.”
The replies explain which guest details hosts must collect when platform data is incomplete.
RedditRead the post ↗ -
“I paid €324 to rehouse guests when the repair ran late.”
Worth reading because a missed repair deadline turned directly into a rebooking cost for the owner.
If you buy a rustic house · 17 stories “We thought a mobile home was legal on our own rural land.”
Illegal builds on rustic land, AFO status and demolition risk
-
“We thought a mobile home was legal on our own rural land.”
Worth reading because owning rural land did not make a non-permanent home automatically permissible.
Euro Weekly NewsRead the post ↗ -
“We were told the amnesty wouldn't cover us near Tramuntana.”
Interesting because irregular works on a Mallorca finca need a legalisation check before buying.
Spanish Property InsightRead the post ↗ -
“We were never told that our rustic finca needed a SAFO.”
You'll see why a rustic finca's LPO or SAFO status can block later works and create a five-figure cost.
The Olive PressRead the post ↗ -
“My urban house on suelo rústico was reclassified as rural.”
Worth reading because two IBI references became one and the home's value fell after reclassification.
Forocoches · 20+ repliesRead the post ↗ -
“My suelo rústico has a power tower missing from nota simple.”
Useful thread because the owner checks an undocumented servidumbre only after buying the rural home.
RedditRead the post ↗ -
“It took five years to legalise and register my country property.”
Worth reading because an unregularised rural property delayed the owner from being able to sell it.
TrustpilotRead the post ↗ -
“I bought rural, then neighbour wanted €4k for my access.”
Interesting because the dispute turns on whether the access servidumbre was ever registered before sale.
RedditRead the post ↗ -
“We learned our €250,000 rural home was illegal after buying it.”
Worth reading because buyers were sold homes on suelo rústico under licences that did not permit them.
La Marina PlazaRead the post ↗ -
“I bought a finca, now Registro and town block each other.”
Useful thread because the owner shows how Catastro correction can still stall at Registro afterward.
RedditRead the post ↗ -
“My rural plot had approval, but no CUPS to connect power.”
Worth reading because a rural property had approval but still could not contract electricity.
-
“My finca has utilities, but I learned I cannot build anything.”
Owners show why nearby services do not prove that suelo urbanizable is actually buildable today.
RedditRead the post ↗ -
“My suelo rústico status blocked solar export compensation.”
You'll see how rural-land classification can add a technical contract step before solar surplus is paid.
-
“We wanted a legal house, 22 years later it still is not legal.”
Worth reading because Llíber buyers show what happens when rural planning legality is never secured.
Caravaca TodayRead the post ↗ -
“Our rustic house pozo cannot trigger the butano boiler.”
The replies explain the buffer-tank and pump setup owners use when a rural pozo has weak pressure.
British ExpatsRead the post ↗ -
“Two phone poles sit on my finca with no servidumbre at all.”
Worth reading because the owner checked permission and servidumbre before challenging utility poles.
-
“They ran fibre across my finca without asking permission.”
Interesting because a low utility line crossed the finca without consulting the owners.
-
“Six months later, my solar system still could not export power.”
You'll see the extra rural-site legalisation step that blocked solar surplus export for months.
Something here sounds like your case? Ask us about it.