Core due-diligence documents before buying in Spain: a Nota Simple from the Registro de la Propiedad (confirms current registered owner, any charges/mortgages/liens, and surface area); a Certificado Catastral (confirms cadastral value and boundaries, used as the tax base for IBI and transfer taxes); a Certificado de Estar al Corriente from the community of owners (confirms no unpaid community/HOA fees are attached to the property); and a Certificado de No Infracción Urbanística from the town hall (confirms no unresolved planning violations). Buyers intending to let the property short-term must additionally verify it holds (or is eligible for) a tourist rental license (VUT — Vivienda de Uso Turístico), as many municipalities have frozen or capped new VUT licenses in dense urban areas.
Nota Simple from the Land Registry is the primary check for ownership, liens, and mortgages.
Certificado Catastral confirms cadastral value/boundaries, which underpins IBI and transfer-tax calculations.
Certificado de Estar al Corriente confirms no unpaid community/HOA fees are attached to the unit.
Short-term letting requires a VUT tourist-rental license; many cities have frozen or capped new VUT issuance.
Steps
1. Request a Nota Simple — Obtainable online or in person from the Registro de la Propiedad; confirms registered owner, charges, and liens.
2. Check the Certificado Catastral — Confirms cadastral value and boundaries against the property being purchased.
3. Request the community-fee certificate — Certificado de Estar al Corriente from the administrator/president of the community of owners, confirming no outstanding HOA debts.
4. Check for planning violations — Certificado de No Infracción Urbanística from the town hall confirms no unresolved illegal-build or zoning issues.
5. Verify VUT eligibility if letting short-term — Check current municipal rules on tourist-rental licensing before assuming short-term letting will be possible.
Required Documents
Nota Simple
Certificado Catastral
Certificado de Estar al Corriente
Certificado de No Infracción Urbanística
Common Mistakes
Skipping the community-fee certificate and inheriting unpaid HOA debt attached to the property.
Assuming short-term letting is automatically permitted without checking current VUT license availability in that municipality.