What to do in the weeks after you complete in Spain

Terms used

• Plusvalía — The plusvalía is the local tax on the rise in value of urban land when a property is sold or inherited.
• IBI — The IBI is the yearly local property tax, charged by the town hall to the owner on 1 January.
• Plusvalía municipal — The plusvalía municipal is the town hall tax on the gain in value of the land since the seller bought it.
• NIF — The NIF is the Spanish tax identification number.
• NIE — The NIE is the identification number Spain gives to foreigners for tax and legal matters.
• Catastro — The Catastro is the official property register used for tax, showing each property's owner and details.
• Gestoría — A gestoría is an office that handles paperwork and tax filings for clients.
• Nota simple — A nota simple is a short registry extract showing a property's owner and any charges on it.

Key rules

• Insurance: Start home insurance on the day you sign the deed; a mortgage lender requires buildings cover.
• Community debts: As buyer you are liable for the current and previous year's community debts, so get the certificate of debts.
• Plusvalía: The seller normally files and pays it within 30 working days of the deed, unless you agreed otherwise.
• IBI: The seller often stays the taxpayer for the year of sale, so check how the deed splits the cost.
• Registration: The registry has 15 working days to register after taxes are paid, but it often takes longer.

The short version

Getting the keys is not the end. In the first weeks, put your name on the property tax, tell the community you are the owner, collect your deed papers, and make sure insurance and bills are in place. The planner, documents list and checklist below carry the step-by-step detail. This page explains the points that trip people up.

Insurance: start it on signing day

Cover should start the day you sign the deed, because that is when the risk and the keys pass to you. Arrange it before signing. Home insurance is not legally required for owners in general. If you have a mortgage, the lender will require buildings cover with the lender as beneficiary, and it may tie other products to the loan. Contents and liability cover are optional. The community usually has its own buildings policy for common areas.

IBI: change the holder and set up direct debit

The IBI is charged by the town hall to whoever owns the property on 1 January. The seller often stays the taxpayer for the year of sale, so the cost is usually split between you and the seller as agreed in the deed. Read the deed to see what was agreed.

To change the holder, go to your town hall's tax office, or the regional or provincial collection agency that handles it. Give them your IBAN to set up direct debit. Deadlines to request direct debit usually fall before the voluntary payment period starts, so do this early. Forms, deadlines and payment calendars differ by town hall.

The property register (Catastro) is normally updated through the notary and registry. You can also file the change yourself with Modelo 900D.

Tell the community in writing

If you bought a flat, send the community administrator or president a written notice of the change of ownership. Include:

• a copy of the deed, or a notary or registry extract
• your full name and NIF or NIE
• your postal address and an email for notices
• your IBAN for direct debit of community fees

The law requires owners to give this information. The administrator will usually also issue a certificate of debts. As the buyer, you are liable for the current year's community debts and the previous year's. Ideally you got that certificate before signing. If not, ask for it now.

Your deed copy and proof of ownership

The notary issues your first authorised copy of the deed, usually within a few days to two weeks, often as an electronic copy first. The notary or a gestoría normally sends the deed to the Property Registry and files the transfer tax return for you.

Once the taxes are paid, the registry has 15 working days to register the deed. In practice it often takes two to six weeks or longer, depending on the city. You then receive the registered deed and a registry note. A nota simple will show you as owner once the entry is made. Keep all of these safely, as you will need them for utilities, resale and any future dispute.

Plusvalía: the seller's tax

On a resale, the seller is the taxpayer for the plusvalía municipal. The seller must file and pay it to the town hall within 30 working days of the deed. You have no filing duty. The parties can agree that you pay, so check your deed. The tax is not due if the seller made no gain.

The town hall can still pursue the property in some cases. So ask the seller for proof of payment, or confirm in writing who pays.

Bills

Move the electricity, water, gas and internet contracts into your name. Have your NIE or NIF, address, IBAN and proof of ownership ready. The deed or registry note usually serves as proof.

Plan your first weeks as an owner

Your first weeks as an owner, in date order

• Ask the community administrator for the certificate of debts, if you did not get it before signing: before the deed is signed, or as soon as you complete

• File and pay the purchase tax (ITP or AJD) with the regional tax agency. This is the hardest deadline: the registry will not register your deed until the tax is paid or an exemption is proved: within 30 working days of the date of the deed (latest 42 days after completion date)

• Present the deed to the Registro de la Propiedad, with proof of the tax payment. There is no legal deadline for you, but do it promptly: within days of signing, once the tax is paid (recommended 7 days after completion date)

• Rely on the registry entry to protect your priority once the deed is presented: for 60 working days from presentation

• Check that the Catastro (the property tax register) shows you as owner. It is normally updated automatically, so you only file Modelo 900D after new building, extensions, reforms or a change of use: a few weeks after the deed is registered

• Settle the IBI split with the seller as agreed in the deed, since the seller is often still the taxpayer for the year of sale: when the IBI bill for the year of sale arrives

Documents you need

• Authorised copy of the deed (copia autorizada), issued to you by the notary after signing. You need it for the community notice and the registry.

• Registered deed (escritura inscrita) and registry note, issued by the Property Registry once your ownership is entered.

• Proof that the seller paid the plusvalía municipal, issued by the town hall, if the seller is paying it. Ask the seller for it.

• Your full name, NIF or NIE, postal address, email and IBAN, to give to the community administrator and the town hall's tax office for the owner change and direct debit.

• Certificate of debts (certificado de deuda) from the community administrator, if you did not get it before signing.

Checklist

• Arrange home insurance to start on the day you sign the deed. A lender requires buildings cover; contents and liability cover are optional.

• Send the community administrator or president written notice of the change of ownership, with a copy of the deed, your full name, NIF or NIE, postal address, email and the IBAN for fee direct debit.

• Ask the local tax office to change the IBI holder to your name, and give your IBAN to set up direct debit before the voluntary payment period starts.

• Check the deed to see how the IBI for the year of sale is split with the seller.

• Ask the seller for proof that the plusvalía municipal was paid, or confirm in writing who pays it.

Frequently asked questions

Do I have to pay the plusvalía municipal when I buy a resale home?

No, the seller is the one who must file and pay the plusvalía to the town hall within 30 working days of the deed, unless you agreed in the contract that you pay it. The tax is not due at all if the seller made no gain. Ask the seller for proof of payment, since the town hall can sometimes still pursue the property.

Who pays the IBI for the year I buy?

The IBI for the year of sale is billed to whoever owned the home on 1 January, which is usually the seller. The cost is normally split by agreement in the deed. Check the deed for that split, and ask the town hall's tax office to change the holder.

When do I get my copy of the deed and proof I am registered as owner?

You get the first authorised copy (copia autorizada) from the notary, usually within a few days to two weeks after signing, often as an electronic copy first. The registered deed and registry note come later.