What is a First Occupation licence?
A first occupation licence is a very important document and purchasing brand new properties without it might have serious consequences. When a builder completes a construction for residential use, the Spanish legislation forces the owner to ask the town hall a First...Properties outside the management plan “viviendas fuera de ordenación”
When you buy a property you have to be aware of a situation that affects hundreds of thousands of houses in Spain. These are properties that are considered “outside the property management plan” (in Spanish “viviendas fuera de ordenación”). Properties are in this...Purchasing Property in Spain
The first step is to request a Nota Simple from the Land Registry (Registro de la Propiedad in Spanish). A Nota Simple is a standardised report describing the property in all its aspects, including:
Building or Renovating Property
There are strict planning regulations in Spain. Nowadays, local administrations enforce these regulations rigorously; certainly a big change from just few years ago. Failure to follow the planning regulations can result in fines. If the modernisation or repair of the building requires making external alterations, such as erecting external walls, installing larger windows or new doorways, you need planning permission and a building license from the local town hall. This is called in Spain “Licencia de Obra” (works license).
Disputes between Neighbours
Interactions with neighbours are sometimes difficult. Statistics show that at least 2 in 3 Spanish households have had past conflicts with a neighbour. Sources of conflict can be comprised of unpaid, community-owners’ fees, noise & disturbances created by pets, occupation of parking spaces, foul odours and water leaking from balconies. In rural land, the most common disputes come from right of ways and settlements over plot boundaries.
Holiday Rentals in Andalusia
Many UK newspapers incorrectly reported that there was a ban on holiday rentals for property owned by private individuals. This is absolutely not true as the objective of these changes is not to protect the interests of the Hostelry Sector, but simply to set minimum quality standards that will make the whole tourism industry more competitive.
The 2013 update of the “ley de costas” Coastal law
This law affects the prime locations for the tourist and building industry, with obvious impact on economic interests. On one hand the new law is accused of legalizing illegal properties that eventually would have been demolished and on the other hand it clarifies the fate of entire areas that were in a judicial limbo
Defects in a newly purchased property
It’s not uncommon that after purchasing a property, a new buyer finds concealed defects that seriously affect the value or the usage of the property. For example this could be a leaking swimming pool or more serious, a structural problem which compromises the stability of the building.
Do You Have a Spanish Tracker Mortgage?
In the UK the principle of a tracker mortgage is that it tracks the Bank of England base rate. Now, with an historical low Euribor of 0.15% anyone with such a mortgage should feel lucky, but perhaps due to the inclusion of a clause in the terms and conditions, you are not achieving the maximum savings.
Luxembourg EU justice court and Spanish mortgage law
On March 14th 2013, the Luxembourg Court of Justice of the European Union ruled against the present Spanish mortgage laws and will force Spain to adapt the present legislation governing evictions and foreclosures to EU directives. The slowly recovering Spanish economic situation and unemployment (now at 22.2%) continues to make it difficult for homeowners to meet mortgage payments and consequently the number of property foreclosures increased sharply from 2008 when the real estate bubble busted.
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