All the mandatory documents to sell in Spain

A property sale in Spain can be delayed, or even suspended, by a single missing document. Gathering your file in advance is therefore one of the best moves for selling quickly and with confidence. Here are the documents the notary, the buyer and their bank will ask you for, and what each one proves.

The nota simple, where the file starts

Issued by the Land Registry (Registro de la Propiedad), it establishes who the owner is, the exact description of the property and, above all, any charges weighing on it: an outstanding mortgage, an easement or a seizure. The buyer will request it to verify that the property is free of debt; it is better to consult it yourself beforehand, to clear any residual charge.

The energy certificate

The energy certificate (certificado de eficiencia energética) is mandatory to publish a listing and to sign. Drawn up by an accredited technician, it rates the home from A to G. Its absence can block the sale and expose you to a fine. Expect a moderate cost and a few days to obtain it.

The cédula de habitabilidad

The cédula de habitabilidad (or first-occupancy licence depending on the region) certifies that the home is habitable and compliant. It is required in several autonomous communities, notably along the Mediterranean coast, and sometimes required for the water and electricity contracts in the new buyer's name.

Proof that everything is paid up

Next come the proofs that the property is up to date with its charges. The latest paid IBI receipt (property tax) demonstrates the absence of local tax arrears. A certificate from the homeowners' association (certificado de estar al corriente) proves that the gastos de comunidad are paid: without it, the buyer inherits the unpaid amounts. Add the latest water, electricity and gas bills, as well as the community bylaws.

Identity, power of attorney and title deed

On the identity and tax side, every seller, resident or not, must have a valid NIE (foreigner identification number), essential for signing and declaring the sale. If you are selling remotely, a power of attorney (poder notarial) allows a representative to sign for you. Finally, the original purchase deed (escritura) and the renovation invoices will serve to justify your cost basis for the capital gain calculation.

This list covers the essentials, but requirements vary according to the region and the type of property. This information is indicative and a gestor confirms your specific case. At Alveo Properties, we draw up your checklist from the moment the mandate is signed and gather the documents with you, so you arrive at the notary with no unpleasant surprises.