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 mortgages or other charges on it, and whether anything registered could stop or complicate the sale. It is also easy to misread. This is what it contains and what to look for.

The documentWhat a Nota Simple is

A Nota Simple is an extract from the Spanish Land Registry (Registro de la Propiedad) showing the current registered owner, the description of the property and any charges on it, such as mortgages, embargoes or rights in favour of third parties. Your lawyer should always obtain and review a current one before you pay any deposit or sign any contract.

What it containsThe three parts of a Nota Simple

• The property (finca)Location, registered surface, built area and, where it has been recorded, the cadastral reference. It has to describe what you are actually buying. If it does not, there may be extensions that were never registered.
• The owner (titularidad)Who the registered owners are, how and when they acquired the property (purchase, inheritance, gift) and in what shares. It confirms who has the legal right to sell.
• Charges (cargas)The most important part for a buyer: mortgages, embargoes, rights of way, usufructs and any other restrictions. Charges that are not cancelled before or at completion stay with the property, and with you.

Red flagsWhat to look for

• A mortgageNormal, and no obstacle to the sale, but it has to be cancelled at the notary on completion day.
• An embargoA creditor has secured a claim over the property. It has to be lifted before you buy.
• Afección fiscalA note that the property answers for tax due on an earlier transfer. It has to be checked that the tax was paid.
• Surfaces that do not matchThe registered size differs from what is built. Often a sign of extensions that were never declared.
• Several ownersAll of them have to sign the sale. Common after an inheritance.
• UsufructSomeone keeps the right to live in or use the property, even after it is sold.
• Anotación preventivaA provisional entry that may reflect a claim over the property. It has to be explained before you go any further.

Getting oneHow a Nota Simple is obtained

It can be requested online from the Land Registry (registradores.org) with the address, the cadastral reference or the registry details, and it usually arrives within hours. It can also be requested at the Land Registry office where the property is registered.

The recommended route is through your lawyer: we obtain it, read it against the deed and the Catastro, and explain to you in English, French or Spanish what it means for your purchase.

TimingWhy it has to be recent

The registry position can change at any time: a mortgage can be registered, an embargo noted or the property transferred between the day you first see it and the day you sign. A fresh Nota Simple should be obtained immediately before the private contract and again immediately before signing at the notary. A Nota Simple that is several weeks old is not enough.

TermsNota Simple, nota registral and certificación registral

A Nota Simple is an informative extract, which is what is used to check a property before buying it. “Nota registral” is used in practice to mean the same thing. A certificación registral is a fully certified document with full legal effect; it is needed for some formal procedures, but not normally for a standard purchase.

Questions

Who can request a Nota Simple?

The Land Registry is public for anyone with a legitimate interest, and a prospective buyer has one. You only need the address, the cadastral reference or the registry details.

What if the Nota Simple shows a mortgage?

Many properties are sold with a mortgage. The seller’s mortgage is paid off and cancelled at the notary on completion day, out of the purchase price, and we make sure it is done correctly.

What is the cadastral reference and where do I find it?

It is the identification number the Catastro gives each property. You will find it on the IBI receipt, on the title deed or on the Catastro website. It is not the same as the Land Registry reference.

Is the Nota Simple in English?

It is issued in Spanish. We review it and explain it to you in English or French; an official sworn translation is rarely needed for a standard purchase.

How we work

We act from our office in Jávea and through our associated office in Dénia, across the north Costa Blanca: Jávea, Moraira, Teulada, Benitachell, Benissa, Dénia, Pedreguer and the Jalón Valley. Checking the Nota Simple is only the first step: for the purchase process from start to finish, see our property lawyers on the Costa Blanca, and if you are looking at a country property, our guide to the legal risks of buying rustic or rural property in Spain.

Tomas Ballestero Lawyers has been advising international clients on Spanish property for more than 30 years. We work in English, Spanish and French, and we act for the buyer alone, never for the other side.

The lawyers who will handle your purchase

José Manuel Tomas

Property, Inheritance and Donations · Admitted to the Valencia Bar in 1992 (no. 6407) · Alicante Bar no. 9382

José Rico

Family Law · Valencia Bar no. 12075

Mariano Ortuño

Valencia Bar no. 6041

Manuel Lopez de Andujar

Property, Inheritance and Donations · Valencia Bar no. 7773

Juan Poch

Property, Inheritance and Donations · Alicante Bar no. 3607

María Salvá

Property, Inheritance and Donations – Dénia · Alicante Bar no. 3699

Antonio Rodríguez de Sola

Property, Inheritance and Donations – Dénia · Alicante Bar no. 3374

Looking at a country property? See the legal risks of buying rustic or rural property in Spain.

How we meetIn person in Jávea, or 100% remote

In person in JáveaMeet us at our office in the Centro Comercial Arenal, Avenida del Pla 126. Meetings in English, French or Spanish.

100% remote, from homeMost of our clients never need to travel. We work by email, phone, WhatsApp and video call, and you sign through a power of attorney. Only the NIE has to be applied for in person, in Spain or at a Spanish consulate.

How much do you charge?

Every purchase is different, so before any work starts we send you a written quote. You know our fee from the beginning, with no surprises at the end.

Next stepWhat happens when you contact us

1. You send your enquiryThrough the form below, by phone, WhatsApp or email. A few lines are enough.
2. A lawyer reads itNot an assistant: one of our lawyers reviews your situation and replies personally, the same day.
3. We tell you the next stepWhat needs to be checked first, and which documents would help.
4. We confirm scope and feeIn writing, before any work starts.
5. You decideNothing is commissioned until you say yes.

This page is general information about Spanish law and does not constitute legal advice. Every property is different and you should take advice on your own circumstances before acting.