Check a Spanish property before you commit.
The deposit is the point of no return. Before you sign the arras, verify the listing against the cadastre, the land-registry nota simple, rent-control rules and the real taxes — in minutes, not weeks.
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Why timing decides everything
Once you pay the deposit, your leverage is gone.
Spanish purchases turn on a deposit contract — the arras. Sign it and the flat is yours to lose: under Article 1454 of the Civil Code, a buyer who walks away from arras penitenciales forfeits the deposit outright. That is why every check — who really owns it, what charges sit on the title, whether it is even legal, what it will truly cost — has to happen in the narrow window between finding the flat and reserving it. Veo is built for that window.
What to verify
Six checks that separate a clean purchase from a costly surprise.
Property identity
Confirm the unit is real and registered — surface, use, floor and built year — against the official Catastro, not just the listing photos.
Ownership & charges
The single most important document: the legal owner, plus any mortgages, liens, embargoes, charges and easements on the title — pulled from the Land Registry.
Fair-price context
Where the asking €/m² sits against official benchmarks — so you negotiate from data, not a glossy listing.
Regulatory risk
Whether the municipality is a declared zona tensionada where long-term rents are capped, and how tourist-licence rules bite — straight from the Generalitat.
True cost to own
The real all-in: ITP transfer tax (or IVA + AJD on new builds), notary and registry fees — Catalonia's progressive rates applied to your price.
Complexity index
What a non-resident actually faces — NIE, a Spanish account, a non-resident mortgage and the paperwork timeline.
Questions buyers ask
Spanish property due diligence, in plain language.
What is a nota simple?+
The nota simple is the official extract from the Spanish Land Registry (Registro de la Propiedad). It shows the legal owner and any mortgages, liens, embargoes, charges and easements on the property. It costs about €9 plus VAT, is valid for roughly three months, and is the cornerstone of Spanish property due diligence — normally pulled by the buyer's lawyer before signing.
Should I check a property before or after paying the deposit?+
Before. Once you sign the reservation or arras (deposit) contract, your leverage collapses: under Article 1454 of the Spanish Civil Code, with arras penitenciales the buyer who backs out forfeits the deposit. Every check — ownership, charges, legality, taxes — belongs in the few days between finding the flat and reserving it.
What are 'arras' in a Spanish property purchase?+
Arras is the Spanish deposit agreement that takes a property off the market. With arras penitenciales either side can withdraw, but the buyer who pulls out loses the deposit and the seller who pulls out repays double. That penalty is exactly why due diligence must come first.
How much does property due diligence cost in Spain?+
The nota simple itself is about €9. A full lawyer-led due diligence costs more and takes time. Veo's automated Trust Check starts free at the zone level, with a €99 Lite report for the full breakdown — so you can screen a property in minutes before paying for a lawyer on the one you're serious about.
Can I check a property before I contact the estate agent?+
Yes. Start with the neighbourhood and asking price from the listing for an instant zone-level read — rent control, taxes and fair-price context need only the town. Add the exact address or cadastral reference (which you'll have once you engage with the agent) to verify the specific unit against the cadastre and registry.
Do I still need a lawyer if I use Veo?+
For the final purchase, yes — a buyer's lawyer signs off the deed and handles completion. Veo gives you an instant, structured read before you commit, and flags exactly what your lawyer should dig into, so you don't pay for legal time on a property you'd never buy.
Found the flat? Check it before you pay a euro.
Free zone-level check · €99 for the full verified report