Spain's Land Registry (Registro de la Propiedad) is the official record of all property ownership and encumbrances. Get a Nota Simple (€10-20 online via registradores.org) to verify ownership, check for mortgages, embargos, charges, and community debts before buying. This document is your first due diligence step.
Before making any offer on a Spanish property, you must check the Land Registry (Registro de la Propiedad). This official government database contains the legal history of every property in Spain—including ownership, mortgages, court orders, and debts. Many international buyers skip this crucial step or wait until late in the process, only to discover hidden liabilities or competing claims. This comprehensive guide explains what the Land Registry is, how to read it, what each entry means, and why it's absolutely essential for protecting yourself.
Understanding Spain's Land Registry System
The Nota Simple: Your Key Document
Key Things to Look For When Reading a Nota Simple
Understanding Obra Nueva vs Established Properties
The Registration Process After You Buy
Practical Examples: Reading Real Nota Simples
Cost Summary & Timeline
The Bottom Line
Spain's Land Registry (Registro de la Propiedad) is your first and most important due diligence tool. A Nota Simple costs €10-20 online and can be obtained in 5 minutes. It reveals ownership, mortgages, tax debts, community status, court orders, and liens. Before making any offer, before committing any money, get a Nota Simple and have your lawyer review it. Look for red flags: multiple mortgages, embargos, community debts, and title disputes. Understanding this document and checking it early is cheap insurance against expensive problems later. After buying, keep your updated Nota Simple as proof of ownership. Spain's transparent registry system is one of the strongest features of its real estate market—use it to protect yourself.
Need help navigating the process? Book a free 30-minute consultation with our experienced team. With 12+ years on the Costa Blanca, we'll guide you through every step.