Step 1: Get your NIE Number
Before you can sign anything, open a bank account, or take out a mortgage in Spain, you need a NIE (Número de Identificación de Extranjero) — your Spanish tax identification number. This is non-negotiable. No NIE, no purchase.
You can apply at a Spanish consulate in your home country or at a National Police station in Spain. At CNG Lawyers, we handle NIE applications for our property clients as part of the conveyancing process — so you don't have to navigate the bureaucracy alone.
Step 2: Open a Spanish Bank Account
You'll need a Spanish bank account to pay the purchase price, ongoing costs, and utilities. Most Spanish banks require your NIE, passport, and proof of address. We can recommend trusted banking contacts in Torrevieja who work with international clients regularly.
Step 3: Instruct a Lawyer Before Making Any Offer
This is the step most buyers skip — and the one that costs them the most. Before you sign a reservation agreement or pay any deposit, your lawyer needs to:
- Check the property's title deeds (escritura) for any encumbrances, debts, or legal issues
- Verify there are no outstanding community fees, utility bills, or mortgage charges attached to the property
- Confirm planning permissions and that any extensions or pools have been properly registered
- Check for any urban planning restrictions or protected land designations
Skipping this step has cost buyers tens of thousands of euros. A few hundred euros in legal fees is cheap insurance.
CNG tip: Never pay a deposit directly to an estate agent without a private purchase contract (contrato de arras) reviewed by your lawyer. Once money changes hands, your options narrow significantly.
Step 4: The Private Purchase Contract (Contrato de Arras)
Once due diligence is complete, buyer and seller sign a private purchase contract. This typically requires a deposit of 10% of the purchase price. If the buyer pulls out, they lose the deposit. If the seller pulls out, they must pay back double the deposit.
This contract sets the completion date, the agreed price, and any special conditions. Getting the terms right here is critical — this is where your lawyer earns their fee.
Step 5: Notary Signing and Title Transfer
The purchase is completed before a Spanish Notary (Notario), who reads the escritura aloud and certifies the transaction. You'll pay the balance at this point. Your lawyer should be present to:
- Review the final deed before signing
- Ensure any outstanding mortgage on the property has been discharged
- Handle the bank transfers and payments on your behalf
Step 6: Taxes and Costs
Budget carefully. On top of the purchase price, you'll pay:
- Transfer Tax (ITP): 10% of the purchase price for resale properties in Valencia
- VAT (IVA): 10% for new-build properties (plus 1.5% stamp duty)
- Notary fees: typically €600–1,500
- Land registry fees: typically €400–800
- Legal fees: typically 1–1.5% of the purchase price
Total purchase costs are typically 12–14% above the purchase price. This is not negotiable — it is what you pay to the Spanish state and professionals.
Step 7: Register the Property and Set Up Utilities
After completion, your lawyer registers the new title deed in the Land Registry (Registro de la Propiedad) in your name. This process takes several weeks. Simultaneously, you should change the utility contracts (water, electricity, gas) into your name — or instruct your lawyer to do so.
What Happens After You Own It?
If you're non-resident, you'll have ongoing tax obligations — principally the annual non-resident income tax (IRNR) and IBI (local property tax). We cover these in detail in our non-resident tax guide.
We also strongly recommend making a Spanish will as soon as you complete. Your UK will does not automatically govern Spanish assets. Read more about Spanish wills here.