How to buy a house in Spain and not to suffer later from the consequences of your carelessness? Let's consider the main issues, facing buyers of Spanish square meters.
1. Whether the seller owns the object?
This may sound a little strange, but the man who sells you the object needs to be registered as the owner. You can check this through Cadastral service.
If the object has multiple owners, then when you make a transaction, everyone should put his signature in the contract. If the house or apartment has changed several owners, you must ensure that each of them has lost the right of ownership.
2. Has the object any encumbrances and debts?
Checking out the credentials of the seller, make sure that the object has no encumbrances and debts. Unpaid IBI (Impuesto sobre El BienesInmuebles, property tax) can become a hindrance at registration, as well as debt on utility bills. In addition, there is a danger of the encumbrance imposition in case if the owner of the object has not paid any other taxes such as inheritance tax.
If the property is in the mortage, find out whether the purchase price covers the amount of the debt. Otherwise, you need to install as the seller plans to close the remaining part of the debt. All debts must be paid before the transfer of ownership, or on the day of completion of the transaction. Of course if you don't want in addition to your mortgage pay for the mortgage of the former owner!
In your best interest is the utilities to be paid by the seller. If there is, for example, unpaid bills for electricity, insist that this amount has to be deducted from the purchase price. Thus, the previous owner will pay his own expenses.
3. If the object is constructed with a building permit or without it?
This question is very important. You need to know if there were penalties associated with the original Assembly of the building or the subsequent repair and construction works.
After finishing initial construction, any work on the changing of plan (expansion area, the construction of the pool, etc.) should be agreed. If any changes have not been registered, make the seller to sign the declaración de obra nueva (the cadastral registration of a new object) and complete the registration retroactively. But remember: the fact that the expansion or construction of pools have been registered, does not mean that it happened legally. Verify that a construction permit is granted on everything you buy.
4.Whether the object has all necessary certificates?
The owner of the house or apartment must have all necessary technical documentation to sell the property. For example, the energy performance certificate confirms that the electricity supply to the building complies with the latest standards of safety and effectiveness.
Another important document is cédula de habitabilidad (certificate of compliance) or licencia de primera ocupación (certificate, confirming the suitability of the property for living). These papers prove that the property is recognized as the home. In many cases, they are evidence that in the planning of the object have been obtained the appropriate permissions.
5. The object is situated in the countryside?
When buying a property in a rural location can pop up some details:
- 1. Is the house situated in the protected area? If it is, may occure problems with the further alterations or repairs.
- 2. A house on land that you buy should be registered as a residential object. Other construction, including swimming pools, must be registered as well.
- 3. How is the water supply and wastewater treatment? If the house is connected with the sewer system? If there is a septic tank (structure for mechanical wastewater treatment by settling), find out where it is and how often it needs to be cleaned.
- 4. Is there a local organization that is responsible for keeping driveways in good condition? If not, it is likely that you have to do this.
