Conveyancing in Spain vs. the UK and Ireland
In the UK and Ireland, conveyancing is normally handled by a solicitor acting for one side, with contracts exchanged and completion happening on separate dates. In Spain, the process is built around the notary (notario) — a public official who authorises the final deed of sale (escritura) — but the notary does not act for either party and does not carry out due diligence on your behalf. That role falls to your own solicitor.
This is the single most important difference to understand: without your own independent solicitor, nobody is checking the property's legal status specifically in your interest.
What Spanish Conveyancing Involves
- Verifying ownership and any charges at the Land Registry (Registro de la Propiedad)
- Reviewing the reservation contract and private purchase contract (contrato de arras) before you sign
- Confirming the property matches what's registered — extensions, pools or divisions that were never legalised are common
- Arranging your NIE number, without which you cannot complete a purchase in Spain
- Coordinating the notary appointment and, if you can't travel, signing under a power of attorney on your behalf
- Registering the property in your name after completion
Timeline
Spanish conveyancing typically moves through a reservation stage, a private contract stage with a deposit, and a final completion at the notary. Exact timing depends on the property, whether it's a cash or mortgaged purchase, and how quickly documentation comes together — we'll give you a realistic estimate once we know your situation.
Why International Buyers Use an Independent Solicitor
Estate agents in Spain often work for the seller, even when they're helping you find a property. A solicitor acting only for you is what catches problems — unpaid community fees, unregistered building work, or licence mismatches — before they become your problem.