The timeline at a glance
| When | Step | Main documents |
|---|---|---|
| Week 0 | Offer accepted and reservation | Reservation agreement, nota simple |
| Weeks 1–3 | Due diligence | Cadastre, planning file, licences, debts, community |
| Weeks 2–4 | Arras contract and deposit | Arras contract, deposit of around 10% |
| Weeks 2–6 | NIE, bank and finance | NIE, power of attorney, mortgage offer |
| Weeks 6–10 | Completion | Public deed, certificates, payments |
| Within 1 month | Taxes | Transfer tax (ITP) or VAT and stamp duty |
| 1–2 months after | Registration | Deed registered at the Land Registry |
Week 0: reservation and first check
Once the price is agreed, the agent usually asks for a reservation fee to take the property off the market. Before paying, your lawyer should obtain the nota simple to confirm the owner and any charges, and review the reservation so that the fee is refundable if the checks fail.
Weeks 1 to 3: due diligence
Your lawyer compares the Land Registry, the Cadastre and the town hall planning file, checks licences for every building, unpaid IBI and community fees, approved levies, the habitability certificate and any rental licence. For fincas and coastal property this can take longer, because island council and coastal records must also be reviewed. See legal due diligence.
Weeks 2 to 4: the arras contract
The arras contract is the binding private contract. The buyer pays a deposit, usually around 10% of the price; if the buyer withdraws, the deposit is lost, and if the seller withdraws, they usually return double. Your lawyer negotiates conditions for due diligence and finance, the completion date, what is included and the retentions. See reservation and arras contracts and private contract vs public deed.
Weeks 2 to 6: NIE, bank and mortgage
In parallel, you obtain the NIE, open a Spanish bank account if needed and, if you are not travelling, sign a power of attorney. With a mortgage, the bank values the property, issues the binding offer and, by law, you must attend a free advice session with the notary at least ten days before signing the loan. Mortgages are usually the main source of delay. See non-resident mortgages and NIE and power of attorney.
Weeks 6 to 10: completion before the notary
Your lawyer agrees the draft deed with the notary, obtains updated certificates and prepares the payments. On the day, the notary reads the deed, the parties sign, the price is paid and the keys are handed over. See completion day payments and what happens at the notary.
After completion: tax and registration
The transfer tax must be filed within one month of the deed. Your lawyer then presents the deed at the Land Registry, which usually registers it within a few weeks. If the seller was non-resident, the 3% retention must also be paid to the tax office within one month. The conveyancing ends when the title is registered in your name.
What can delay the process
- A mortgage approval or valuation that takes longer than expected.
- Planning problems found in due diligence that require a solution before completion.
- Sellers who are heirs and must first complete the inheritance. See buying from heirs.
- Mortgages or seizures that must be cancelled at completion.
- Powers of attorney that need an apostille and translation.
Our team at Castell.law manages the whole process for buyers in the Balearic Islands. See our conveyancing service.
Before you pay a deposit, ask a lawyer
Send us the listing or the document you have been asked to sign. An English-speaking property lawyer will tell you what needs checking and what it could cost you not to.
Frequently asked questions
How long does conveyancing take in Spain?
For a resale property, usually six to ten weeks to completion and one or two more months until the title is registered.
Can the process be faster?
Yes, if you buy without a mortgage, the documents are in order and you already have an NIE. Some purchases complete in three or four weeks.
When do I get the keys?
At completion, when the deed is signed before the notary and the price is paid.
When does the property legally become mine?
Ownership passes when the deed is signed and the keys are delivered, but registration at the Land Registry is what protects you against third parties.