Notary Signing Day in Spain: Your Final Checklist Before You Buy

Last updated: 29 September 2026

Signing day at the notary is when a Spanish property purchase becomes legally complete. You sign the escritura de compraventa (the title deed), the balance is paid, and you receive the keys. Almost every problem on the day comes from one of three gaps: a missing document, a payment that can't be traced, or a cost nobody budgeted for. This checklist closes all three. It covers what to verify in the two weeks before, what to bring, what to ask at the table, and what happens after you sign.

What actually happens at the notary

A Spanish notary (notario) is a public official, not your lawyer. The notary checks the identity of both parties and the seller's title to the property, reads out and explains the deed, and records exactly how the price was paid. Under the Spanish notarial regulations, every payment of the price, including deposits paid earlier, must be identified in the deed. Cash that can't be traced is a red flag. Because the notary is impartial, it's wise to have your own independent lawyer review the draft deed a few days before signing.

One to two weeks before: the checks that prevent surprises

• A fresh nota simple. Ask your lawyer for a recent extract from the Land Registry (Registradores de España) confirming the owner and any mortgages, charges or seizures. The notary also checks the registry electronically before signing, but you want to see problems early.
• The seller's mortgage. If the property still has a mortgage, confirm how it will be cancelled at signing. Usually part of the price goes directly to the seller's bank by banker's draft.
• A community fees certificate. Under article 9.1.e of the Spanish Horizontal Property Law, the seller must provide a certificate of any debts to the owners' community, unless you waive it. Don't waive it. The property itself remains liable for unpaid fees from the current year and the three previous calendar years.
• IBI and utility receipts. Ask for the latest IBI (council tax) receipt and recent electricity and water bills to confirm nothing is outstanding.
• The energy performance certificate. The seller must provide one for the sale under Royal Decree 390/2021.
• Is the seller non-resident? Many sellers on the Costa Blanca live abroad. If so, the Agencia Tributaria requires you, the buyer, to withhold 3% of the price and pay it to the tax office using Modelo 211. This applies whether you are resident or not.
• The tax base. Transfer tax is calculated on the higher of the deed price and the property's official reference value, which you can look up at the Sede Electrónica del Catastro. If the reference value is higher than your price, budget for it.
• A written completion statement. Ask your lawyer for a breakdown of every amount due on the day: to the seller, to the seller's bank, the 3% retention, and any fees. Each amount should list who it is payable to.

Purchase taxes to budget for (2026)

Type of purchase	Costa Blanca (Comunitat Valenciana)	Costa Cálida (Región de Murcia)
Resale property (ITP)	9% general rate since 1 June 2026; 11% at the top end, above €1 million	7.75% general rate
New build from the developer	10% VAT (IVA) plus 1.4% stamp duty (AJD)	10% VAT (IVA) plus regional stamp duty (AJD); confirm the current rate

The Valencian rates come from the regional tax agency, the Agència Tributària Valenciana. The Murcia rate was reduced from 8% to 7.75% by the regional budget law (Ley 3/2025), managed by the Agencia Tributaria de la Región de Murcia. Reduced rates exist for some buyers who will live in the home as their main residence, but most non-resident buyers pay the general rate. Notary, registry and lawyer fees come on top.

What to bring on signing day

• A valid passport and your NIE. The notary needs an official identity document; a driving licence is not enough. Your NIE must appear in the deed.
• Your reservation or deposit contract (contrato de arras) and proof of every payment already made.
• The balance, in traceable form. This is usually banker's drafts (cheques bancarios) or a confirmed bank transfer. Order drafts several days ahead, one per payee, for the exact amounts on your completion statement.
• A power of attorney, if you won't attend. A power granted in the UK must carry an apostille under the Hague Convention, and usually needs a sworn translation into Spanish.
• Your Spanish bank details for setting up direct debits for IBI, community fees and utilities.

If you are buying with a Spanish mortgage

The bank's representative signs the mortgage deed at the same appointment. Under Spain's mortgage credit law (Ley 5/2019), the bank must give you the binding offer documents at least 10 days before signing, and you must attend a free meeting with the notary beforehand to confirm you understand the terms. Book that meeting early, as it cannot be skipped.

At the table: seven questions to ask before you sign

1. Do the price and every payment listed in the deed match what was agreed?
2. Does the deed state the property is free of charges, debts and tenants?
3. Who pays the municipal plusvalía tax? It is normally the seller's, but it should be written down.
4. Is this year's IBI being shared between buyer and seller, and how?
5. If the seller is non-resident, is the 3% retention shown in the deed?
6. Are all buyers' names, NIE numbers and ownership percentages correct?
7. Are you receiving every set of keys, remotes and fobs today?

If you don't speak Spanish, the notary has to be satisfied that you understand what you are signing. Bring an independent interpreter or your lawyer, and ask in advance whether a bilingual deed is available.

After you sign

• Pay the purchase tax (Modelo 600) within 30 working days of signing.
• Pay the 3% retention (Modelo 211) within one month, if the seller was non-resident. If it goes unpaid, your new property is liable for the seller's tax.
• Registration. Your lawyer or gestor registers the deed at the Land Registry. Registration is what fully protects you against third parties.
• Transfer utilities and direct debits into your name.
• Diary your tax dates. As a non-resident owner, you'll file an annual non-resident tax return (Modelo 210) even if you don't rent the property out.

Frequently asked questions

How long does the notary signing take?

Usually between 45 minutes and an hour and a half, depending on whether a mortgage is signed at the same time and whether an interpreter is involved.

Can I complete a purchase in Spain without travelling?

Yes. You can grant a power of attorney to your lawyer or a trusted person. A power signed in the UK needs an apostille and normally a sworn Spanish translation.

Can I pay the balance in cash?

Avoid it. Every payment must be identified in the deed, so banker's drafts or bank transfers are the standard, and they protect both parties.

What if the seller owes community fees?

The property can be held liable for unpaid fees from the current year and the previous three years. Insist on the debt certificate and have any amount deducted from the price at signing.

Is the notary the same as my lawyer?

No. The notary is impartial and serves both parties. An independent lawyer works only for you and checks the details before the day.

Buying through DirecSpain means no buyer commission, so more of your budget goes into the property itself. Browse current listings in Costa Blanca and Costa Cálida, or read our step-by-step guide to buying property in Spain.