Urban legal checks in Spain: we check the property before you commit

No, and this surprises a lot of buyers. The notary's role is to give legal force to the contract both parties sign, and to confirm their identity, not to independently investigate the planning history of the property. That check has to be done separately, before you sign, by you or by whoever represents you.

The land registry (Registro de la Propiedad) records legal ownership, mortgages, and charges. The cadastre (Catastro) is a separate, tax-focused record of the physical property, used to calculate property tax. The two don't always match, and a mismatch, for example in the built floor area, is one of the clearest signs that something was built without the right paperwork.

It depends on the type of land, how long ago the work was finished, and the specific planning rules that apply, which vary by region and even by council. In some cases the work can be legalized retroactively. In others, the council can still order it removed. We check the specific situation of the property rather than assume either outcome.

It means the building doesn't fully comply with current planning rules, often because the rules changed after it was built, but it's not illegal to own or use as it stands. You usually can still buy it, but you should know upfront that extensions or major rebuilding are typically not allowed. We flag this clearly so it doesn't surprise you later.

Sometimes, but it depends entirely on what the file is about. An open enforcement file can affect the price you should be willing to pay, or mean the issue needs to be resolved before you complete. We tell you exactly what the file means for your specific purchase, not just that one exists.

Land classified as non-developable, sometimes called rural or rústico, has far more restrictions on what can be built, extended, or renovated than land classified as urban. Buying without checking this first is one of the most common reasons foreign buyers end up unable to do what they planned with a property.

Requesting information from a town hall can take anywhere from a few days to a few weeks, depending on the council and how busy its planning department is. We start this as early as possible in the process, so it doesn't hold up your purchase.

An up-to-date land registry extract, the cadastral reference, the building licence if the property was built or extended, and the occupancy licence or habitability certificate. If any of these are missing, that's useful information in itself, and we'll tell you what it means.