Documents for buying property in Spain
What documents are needed to buy property in Spain, and how to check its legal status?
On the buyer side: NIE, ID document, proof of funds. On the seller side: current nota simple from the Registro de la Propiedad, ITE (technical building inspection), energy efficiency certificate, certificate of no community fee arrears, and proof of IBI tax payment. In Catalonia, the Cédula de habitabilidad is also mandatory — a certificate confirming the property is designated for residential use. Anteris verifies the legal and physical status of the property before the notary signing.
Each seller-side document serves a specific function — and signals specific red flags.
Nota simple from the Registro de la Propiedad shows current legal status: owners, mortgage encumbrances, easements, court-ordered seizures, warnings. Current means no older than 3 months. Red flags: unregistered renovations (e.g., added floor, garage), seller's mortgage encumbrance, access easements.
ITE / IEE (Inspección Técnica de Edificios) is mandatory for buildings over 45 years old. If the most recent inspection failed — the community is obligated to plan repairs, costs apportioned by ownership share. In Eixample and older Barcelona neighbourhoods this represents a typical risk of €5,000–30,000 per apartment.
Cédula de habitabilidad is the habitability certificate — without it, utility providers will refuse electricity and gas contracts. Often missing from apartments after illegal renovations or in units converted from commercial space.
Energy efficiency certificate (A–G, valid 10 years) — most apartments in Barcelona fall into D–E. F–G doesn't block the purchase but affects price and future valuation. Class A is rare, mainly new developments.
Community certificate issued by the administrator confirms no arrears and current contribution levels, derramas (one-off contributions), planned works, and disputes. Often overlooked by buyers, but it signals hidden costs or conflicts.
Recent IBI and utilities — unpaid IBI is a mortgage-priority encumbrance that transfers to the new owner. The seller must show proof of payment for the current year.
Anteris conducts full due diligence between contrato de reserva and contrato de arras — that is, before the buyer commits 10% of the deposit. Defects discovered at this stage allow withdrawal without loss.
Last reviewed: 20260514