Nota Simple Explained: How to Check a Spanish Property Before Buying
The Nota Simple is the single most important document to check before buying property in Spain. It tells you who really owns the property, whether there are any debts, and if there are any legal problems. Here is everything you need to know.
Quick Answer
A Nota Simple is an official extract from the Spanish Land Registry (Registro de la Propiedad) that shows the current owner, the property description, and any charges or encumbrances such as mortgages, embargoes, or court orders. It costs approximately 9 euros and can be obtained online or in person. Your lawyer should always obtain and review a current Nota Simple before you pay any deposit or sign any contract.
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What Information Does a Nota Simple Contain?
The Nota Simple is divided into three main sections
Section 1 – Property Description (Finca) The physical description of the property including its location, size, boundaries, and cadastral reference number. It also shows the built area and the plot size. This should match what you are actually buying — if it does not, there may be unregistered extensions or boundary issues.
Section 2 – Ownership (Titularidad) The name of the current registered owner(s), how they acquired the property (purchase, inheritance, donation), the date of acquisition, and their share of ownership. This confirms who has the legal right to sell.
Section 3 – Charges and Encumbrances (Cargas) This is the most critical section for buyers. It lists all mortgages, embargoes, court orders, rights of way, usufruct rights, and any other legal restrictions on the property. If this section shows outstanding debts, they must be cleared before or at the time of sale — otherwise, they transfer to you as the new owner.
Red Flags to Watch For in a Nota Simple
| Red Flag | What It Means |
|---|---|
| Outstanding mortgage | Must be cancelled at completion or the debt transfers to you |
| Embargo (court seizure) | A creditor has a claim on the property — cannot be sold until resolved |
| Afeccion fiscal | Tax authority has a potential claim (usually expires after 4-5 years) |
| Size discrepancy | Registered size does not match actual size — possible illegal extensions |
| Multiple owners | All owners must agree to the sale — common in inheritance situations |
| Usufruct right | Someone has the right to live in or use the property even after sale |
| Anotacion preventiva | A precautionary note — could indicate pending litigation or a claim |
How to Obtain a Nota Simple
You can obtain a Nota Simple in three ways
Online Through the official Registro de la Propiedad website (registradores.org). You need the property address or cadastral reference. The document is delivered electronically within hours. Cost: approximately 9 euros.
In person At the local Land Registry office where the property is registered. You can receive it immediately or within 24 hours.
Through your lawyer This is the recommended option. Your lawyer will obtain the Nota Simple, review it professionally, and explain any issues or concerns in your language.
Nota Simple vs Nota Registral vs Certificacion Registral
Nota Simple An informational extract. Sufficient for due diligence purposes. Not an official certified document.
Nota Registral Essentially the same as a Nota Simple — the terms are used interchangeably.
Certificacion Registral A fully certified official document with legal validity. Required for certain legal proceedings but not normally necessary for a standard property purchase. More expensive (around 30-50 euros).
Why a Recent Nota Simple Is Essential
The property situation can change at any time. A mortgage could be registered, an embargo placed, or ownership transferred between the time you first view a property and the time you sign the contract. Your lawyer should always obtain a fresh Nota Simple immediately before signing the private purchase contract, and again immediately before signing at the notary. Do not rely on a Nota Simple that is more than a few weeks old.
Areas We Serve
We carry out property due diligence including Nota Simple checks across the Costa Blanca, including Javea (Xabia), Moraira, Denia, Altea, and the wider Valencian Community.
Frequently Asked Questions
Can I get a Nota Simple for any property in Spain?
Yes. The Spanish Land Registry is public. Anyone can request a Nota Simple for any property, whether or not they are the owner. You just need the property address, the cadastral reference, or the registration details.
How old should a Nota Simple be when buying property?
Your lawyer should obtain a fresh Nota Simple no more than a few days before signing any contract, and again immediately before completion at the notary.
What if the Nota Simple shows a mortgage?
Many properties are sold with an existing mortgage. This is normal and does not prevent the sale. The seller mortgage is cancelled at the notary on the day of completion, using part of the sale proceeds to pay off the outstanding balance. Your lawyer ensures this is done correctly.
What is a cadastral reference and where do I find it?
The cadastral reference (referencia catastral) is a unique property identification number assigned by the Catastro (land registry for tax purposes). It can be found on the IBI receipt, the property deed, or by searching the Catastro website. It is different from the Land Registry reference.
Is the Nota Simple available in English?
No. The Nota Simple is only issued in Spanish. Your lawyer will review it and explain the contents in English. If you need an official translation, a sworn translator can provide one, but this is rarely necessary for a standard purchase.
Need Help Understanding a Nota Simple?
Contact our property lawyers for a professional review and explanation.
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