“From Offer to Keys: The Step-by-Step Process of Buying Property in Spain”
By George Nayda
22 April 2025
9 min read
SMART BUYING
“From Offer to Keys: The Step-by-Step Process of Buying Property in Spain”
From making an offer to holding the keys this is your no-fluff, human-friendly breakdown of how to buy property in Spain, without stepping into a legal maze.
Is Buying in Spain Really That Complicated?
Let’s break the myth right out of the gate.
Buying property in Spain can feel like entering a foreign-language escape room. Legal terms, different taxes, notary steps, and agents all pulling in different directions.
But here’s the truth: it’s not complicated when you have the right map.
In this blog, I’ll walk you step by step through what actually happens from the moment you say “I want this home” to the moment you pop open a bottle of cava on your new terrace.
Let’s demystify this. No jargon. No fluff. Just real steps, real talk.
Step 1: Making an Offer (and Having It Accepted)
In Spain, most properties don’t have bidding wars. Instead, there’s room for negotiation, especially if you're buying in cash or without a chain.
Once you’ve found “the one,” your agent will draft an initial offer verbally or in writing and present it to the seller. This is where having a local expert makes or breaks the deal. We don’t just communicate your number, we sell your story.
If your offer is accepted, things move fast.
Pro tip: Always negotiate with a strategy. Spanish sellers often “test the market” with ambitious prices, but motivated sellers will listen to smart offers, especially if you show you're well-prepared.
Step 2: Hire Your Own Independent Lawyer
Before you pop confetti, slow down.
This is the moment to bring in your lawyer, ideally, one who speaks your language and Spanish law fluently. Not the seller’s lawyer. Not the developer’s. Your own.
Why?
Because their job is to:
Check that the property is legally registered
Ensure there are no debts, fines, or urban planning issues
Verify the seller actually has the right to sell
Your lawyer will also draft (or approve) the Reservation Contract, your first small commitment to the process.
Usual cost: 1% + IVA. Worth every euro.
Step 3: Sign Reservation Contract & Pay Deposit
Now things are real.
Once your lawyer is satisfied with the property’s documentation, you’ll sign the reservation contract and pay a reservation fee (usually €6,000 - €10,000 or 1% of the property price, depending on the price of the property). It's best to transfer this amount to your lawyer client account. This takes the property off the market for 2 to 4 weeks.
This is your breathing space. It’s like putting a “Reserved” sign on the table before dinner.
Why it matters: It shows the seller you’re serious while giving your lawyer time to complete deeper due diligence.
Warning: If your agent rushes you to pay without an independent legal review, walk away. That’s a red flag, not a process.
Step 4: Private Purchase Contract (PPC)
Assuming everything checks out, the next step is the Private Purchase Contract (Contrato de Arras), usually signed within 2 to 4 weeks of the reservation.
This is the real commitment.
You’ll pay 10% of the purchase price, and both buyer and seller are now legally bound to complete the sale. Backing out can mean losing that 10% or paying it, if you're the seller.
The contract will include:
Final agreed price
Timeline for completion
Who pays what
Any included furniture or extras
It’s drafted by your lawyer and negotiated carefully, no cutting corners here.
Step 5: Completion Day Notary, Keys & Celebration
This is the day you’ve been waiting for.
Completion happens in front of a Notario (notary public), a neutral legal official who oversees the deed signing. You, the seller, the notary, your lawyer, and your agent are typically present.
What happens:
Final payment is made (usually via Spanish bank cheque)
The new deed is signed
Keys are handed over
Champagne optional (but recommended)
Your lawyer registers the property in your name, updates the land registry, and ensures utilities and taxes are set up correctly.
🎉 Congratulations, you're officially a Spanish homeowner.
Final Thoughts - Don’t Let the Process Own You
Here’s the deal most agents won’t tell you:
Buying in Spain doesn’t require luck or fluency; it requires a calm guide who’s done this hundreds of times and can spot traps before you step in them.
Every buyer is different. But the process is reliable when built on trust, legal protection, and emotional clarity.
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Still have questions about this guide post?