Completing Your Purchase: The Notary, the Costs, and What Comes After

By the time you reach completion, the hardest decisions are already behind you. You have found the property, agreed a price, signed the contrato de arras, and arranged your finances. What remains is procedural — but it is also where the largest single payment of the entire process happens, and where several obligations begin that are easy to overlook in the relief of finally holding the keys.

This article covers three things: what actually happens at the notary on completion day, the full cost breakdown you should budget for beyond the purchase price, and what you are responsible for once the property is yours. These three stages are connected, which is why they sit in one place rather than three separate guides.

What Happens at the Notary

Completion in Spain takes place in front of a notario — a state-appointed legal official whose role is to verify the transaction, not to represent either party. This is one of the most common points of confusion for foreign buyers: a notario is not your lawyer. Your own independent legal advice should already be in place by this stage.

On the day, both parties — or their legal representatives acting under power of attorney — attend the notary's office. The notario reads through the escritura de compraventa, the public deed of sale, confirming the property details, the price, and the terms agreed. Both parties sign. The buyer pays the remaining balance, typically via bank transfer verified on the spot, and the seller hands over the keys.

What the Escritura Actually Contains

The escritura de compraventa is not a summary document — it is the legal record of the transaction itself, and it becomes the basis for everything that follows, including your eventual registration as owner. It identifies both parties, describes the property using its referencia catastral and registry details, states the agreed price and how it has been paid, and confirms that the property is being transferred free of charges not already disclosed.

It also typically records who is paying which costs — by Spanish convention the buyer pays the notary fee and registration costs, the ITP or IVA, and their own legal fees, while the seller is usually responsible for the plusvalía municipal (a local tax on the increase in land value during their ownership) and any outstanding mortgage on the property. These conventions can be varied by agreement, so the escritura should reflect whatever was actually agreed in the arras contract.

Once signed, the notario retains the original (the matriz) and issues a certified copy (copia autorizada) to the buyer, which is the document used to register the property and to handle the post-completion steps covered later in this article.

The notario checks that the seller's title is valid, that the property is free of outstanding charges on the nota simple at the time of signing, and that the necessary identification and tax numbers are in order. What the notario does not do is negotiate on your behalf, advise you on whether the price is fair, or flag issues that fall outside the legal formalities of the transaction itself — that is the job you should already have delegated to your own lawyer during due diligence.

Completion appointments are usually brief, often 30 to 45 minutes once all parties and documents are present. Delays typically come from missing paperwork, not from the notary process itself, so confirming everything is in order in the days before is worth the effort.

Common Causes of Delay

A handful of issues account for most completion delays, and almost all of them are avoidable with preparation. A discrepancy between the nota simple checked during due diligence and a fresh nota simple pulled on completion day — for example, a charge that was registered in the interim — will stop the signing until it is resolved. Funds not yet cleared in the buyer's Spanish account, particularly with international transfers that can take several working days, are a frequent and entirely preventable cause of postponement. Missing or expired identification, especially for buyers relying on a power of attorney that was not correctly notarised or apostilled, can also hold up the appointment. Your lawyer should be checking for all of these in the days immediately before completion, not assuming everything is still as it was during due diligence weeks earlier.

What You Need to Bring

Your NIE number, a valid passport, proof of funds for the transfer, and your lawyer's contact details if they are not attending in person. If you are buying through a power of attorney, the POA document itself needs to be presented and verified.

Remote Completion

Many international buyers are not in Spain on completion day. This is normal and manageable through a power of attorney, which allows your lawyer or a trusted representative to sign on your behalf. The POA needs to be set up and notarised in advance — in Spain or in your home country through a Spanish consulate — so this is not something to leave until the final week.

The Full Cost of Buying: What to Budget Beyond the Price

The purchase price is only part of what you will pay. Buying costs in Spain typically add 11 to 13 percent on top of the agreed price, and the exact figure depends on whether the property is a resale or a new build, and where in Spain you are buying.

Transfer Tax on Resale Properties (ITP)

Spain's transfer tax, Impuesto sobre Transmisiones Patrimoniales, applies to resale properties and is set at regional level — this is one of the clearest examples of why "buying property in Spain" is not a single uniform process. Each comunidad autónoma sets its own rate, and rates vary meaningfully across the country, from around 6 percent in some regions to over 10 percent in others depending on the property value and the specific comunidad's bands. This regional variation applies to several aspects of the buying process beyond ITP, including certain habitation certificate requirements, so it is worth treating any generic "Spain" figure you come across online as a starting point rather than the number you will actually pay.

In the Comunidad Valenciana, where the Costa Blanca sits, ITP is changing from mid-2026. Until then, it is a flat 10 percent on the purchase price. From mid-2026, it splits into two bands: 9 percent on the portion of the price under €1 million, and 11 percent on the portion above that threshold. If you are buying in this window, confirm the exact effective date with your lawyer, since it directly affects your completion budget.

Tax on New Build Properties

New build purchases are taxed differently. Instead of ITP, you pay IVA (Spanish VAT) at 10 percent plus AJD (stamp duty) at 1.5 percent, for a combined 11.5 percent. This applies whether you are buying directly from a developer or, in some cases, from a company holding land — where IVA can run higher, so always confirm the applicable rate with your lawyer before signing.

Notary and Land Registry Fees

These are set on a regulated scale based on the property value, typically working out to around 0.3 to 0.5 percent of the purchase price combined. They are not negotiable and are paid at or shortly after completion.

Legal Fees

Independent legal representation typically costs 0.5 to 1 percent of the purchase price. This is separate from the notary, who does not act on your behalf, and it is the fee you are paying for someone whose job is specifically to protect your interests throughout due diligence and completion.

Gestoría Fees

A gestoría handles the administrative filing after completion — tax payments, registry updates, and similar paperwork. Budget roughly €300 to €600 for this service.

NIE Costs

If you have not already obtained your NIE, budget €100 to €450 depending on how you apply — directly in Spain, through a Spanish consulate abroad, or via a representative.

Putting It Together

As a working figure, budgeting 11 to 13 percent above the purchase price covers buying costs comfortably in most cases. If your budget is tight, build this in from the start rather than discovering it at completion.

After You Buy: What Happens Next

Completion is not the end of the administrative process. Several things need attention in the weeks that follow, and missing them creates problems later — sometimes years later, when you come to sell.

Registering the Property

Your gestoría or lawyer will typically handle filing the deed with the Registro de la Propiedad and ensuring the property is correctly registered in your name. This is not automatic from the notary signing alone — it requires a separate registration step, and it is worth confirming with your lawyer that this has been completed, not just initiated.

IBI — Annual Property Tax

IBI (Impuesto sobre Bienes Inmuebles) is the annual local property tax, similar to council tax, and it is your responsibility from the date of purchase. Make sure the property is correctly registered under your name with the local town hall (ayuntamiento) and that the payment method is set up — many areas allow direct debit, which avoids missed payments and the penalties that follow.

Non-Resident Tax

If you are not a Spanish tax resident, you are still required to file an annual non-resident tax return (Modelo 210) on the property, even if you do not rent it out. This is a flat-rate tax based on a notional rental value of the property and is separate from IBI. It catches many foreign buyers off guard because nothing prompts you to do it — there is no automatic notification. Your gestoría can usually handle this annually for a modest fee.

Utilities

Transferring water, electricity, and where relevant gas into your name needs to happen directly with the supplier, using your NIE and the property's referencia catastral. This is not handled automatically by the notary or registry process. If you are buying a resale property, ask the seller or your agency for the existing account details — it speeds up the transfer considerably.

Community Fees

If the property is part of a community — an urbanisation, an apartment building, a gated development — you will be liable for community fees from the date of purchase. Confirm the current fee, what it covers, and whether there are any planned special assessments (derramas) for upcoming works. This should ideally have come up during due diligence, but it is worth reconfirming at this stage.

Home Insurance

Spain does not legally require home insurance for owner-occupied property in the way some countries do, but if you have a mortgage, your lender will require it. Even without a mortgage, arranging cover before or immediately after completion is sensible — the property is uninsured the moment you take ownership unless you have arranged this yourself.

The First-Year Checklist

It helps to think of the months after completion as their own short project, separate from the purchase itself. In rough order of urgency: confirm the deed has been filed with the Registro de la Propiedad, set up your Spanish bank account for direct debits if you have not already, arrange home insurance, transfer utilities into your name, confirm the IBI billing details and payment method with the ayuntamiento, register for community fee payments if applicable, and diarise the annual non-resident tax deadline if it applies to you.

None of these steps are individually difficult, but they are easy to let slide once the relief of completion sets in — particularly for buyers who are not living in the property full-time and may not notice a missed bill or an unregistered deed until it surfaces as a problem months or years later. A good gestoría can manage most of this on an ongoing basis for a modest annual fee, which is often the simplest way to avoid the administrative gaps that catch out part-time residents in particular.

Frequently Asked Questions

Do I need to be in Spain for completion?

No. A power of attorney allows your lawyer or a representative to sign on your behalf. This needs to be arranged and notarised in advance, either in Spain or through a Spanish consulate in your home country.

Is the notario the same as my lawyer?

No. The notario is a neutral state official who verifies the transaction is legally sound. They do not represent your interests, negotiate on your behalf, or advise you on whether the deal is favourable. Independent legal representation is a separate and necessary step.

What is the actual ITP rate I will pay in the Costa Blanca?

Until mid-2026, a flat 10 percent on resale properties. From mid-2026, 9 percent on the portion of the price up to €1 million and 11 percent above that. Confirm the exact transition date with your lawyer if you are buying close to that window.

Why is new build taxed differently from resale?

New build properties are subject to IVA (Spanish VAT) plus AJD (stamp duty), totalling 11.5 percent, rather than the transfer tax (ITP) applied to resale properties. This reflects Spain's general tax treatment of new goods versus secondhand transactions.

What happens if I do not file the non-resident tax return?

Penalties and interest can accrue, and unresolved tax obligations can complicate matters when you eventually sell the property. It is a small annual obligation that is easy for a gestoría to manage on your behalf.

How quickly do I need to transfer utilities into my name?

As soon as possible after completion. There is no fixed legal deadline, but delays can mean continued billing to the previous owner's account or, in some cases, disconnection if the previous account is closed.

Do I need a Spanish bank account before completion?

Yes, in practice. You will need a Spanish account to pay ongoing costs like IBI, community fees, and utilities, and many sellers and notaries prefer the final payment to come from a Spanish account. Set this up well in advance of completion day.

What if there is a problem with the property that only becomes clear after completion?

This is precisely why due diligence and independent legal advice matter before you sign. Once the notary deed is signed, your legal position changes significantly. If an issue arises post-completion, your lawyer is the right starting point to assess what recourse, if any, is available.

Who pays the plusvalía municipal — me or the seller?

By Spanish convention, the seller pays the plusvalía municipal, a local tax on the increase in the land's value during their period of ownership. It is worth confirming this is explicitly stated in the escritura, since conventions can be varied by agreement and you do not want ambiguity on a tax liability after the fact.

What happens if completion gets delayed on the day itself?

If a genuine issue surfaces — a discrepancy on the nota simple, a documentation problem — the notario will not proceed until it is resolved, and the appointment is typically rescheduled rather than cancelled outright. This is inconvenient but not unusual, and it is exactly why your lawyer should be re-verifying the key documents in the days immediately before, rather than relying on checks done weeks earlier during due diligence.