The nota simple: what it shows and why it matters when you sell

The nota simple is an extract from the Registro de la Propiedad that sums up the legal situation of a home: who owns it, how the property is described and what charges weigh on it. It does not carry the weight of a certificate, but it is the document everyone checks before buying. If you are selling, request it yourself at the start, before the buyer does.

What the nota simple contains

The nota simple identifies the property (registry number, address, surface area and boundaries), states who the owner is and in what share, how the home was acquired and which charges are registered: mortgages, seizures, easements, usufructs or afecciones fiscales. It also flags any documents awaiting registration on the day of the search.

How to get it

It is requested on the Colegio de Registradores website (registradores.org) or at any Registro de la Propiedad. You only need to identify the property by its address, cadastral reference or registry number. Online it costs less than 10 euros plus VAT and usually arrives within a few working hours. You do not need to be the owner: the Registro is public for anyone with a legitimate interest.

Why it matters when you sell

The buyer will ask for it before signing the arras; if they take out a mortgage, so will their bank; and the notary will check the Registro on the day of the deed. Requesting it first lets you spot in time anything that could stall the sale: a mortgage paid off but never cancelled at the Registro, an owner of record who no longer matches reality after an inheritance, or a registered floor area that differs from the real one.

How to read the charges

A registered mortgage does not stop a sale: it is paid off from the sale price on the same day, at the notary. A seizure or an anotación preventiva, on the other hand, must be dealt with before signing. Afecciones fiscales, which are common, secure taxes from an earlier transaction and lapse after five years: they are rarely a problem.

The most common discrepancies

Two discrepancies come up often. The first concerns floor area: the Registro, the Catastro and reality do not always match, especially after renovations or extensions. The second concerns ownership: after a death, the home stays in the deceased's name until the inheritance is registered. In both cases, correct it before committing to a signing date.

Nota simple or registry certificate

The nota simple is for information. If a bank or a court needs a document with full legal effect, you request a certificación registral, which is more expensive and slower. To prepare a sale, the nota simple is enough.

How long it stays useful

The nota simple reflects the situation on the day it is issued. It has no legal expiry date, but the notary will check the Registro on the day of signing. If your last one is a little old, request a new one before signing the arras.

At Alveo Properties we request the nota simple for every home before listing it and go through any charge or discrepancy with the owner. If you would like us to check yours with you, ask for a free valuation.