From reservation to keys: how buying a home in Spain works, step by step

One of the most common questions from buyers considering a home on the Costa del Sol is simply: what actually happens once we have found the home we want? The process is well established and predictable, but it may follow a different order from what you are used to at home. Knowing the steps in advance makes the whole thing safer and less stressful.

Once you have agreed on a price, the first step is usually a reservation agreement. You pay a smaller sum, in our experience often a few thousand euros, to take the property off the market while your lawyer starts the more thorough checks: among other things, that there are no debts or charges on the property and that all building permits are in order. This period typically lasts a couple of weeks.

The next step is the private purchase contract, usually called a contrato de arras. Here both parties commit to the sale, and in our experience you normally pay a deposit of around ten per cent of the price. The contract is binding: if you as the buyer pull out without good reason, you lose the deposit, while a seller who pulls out must pay back double. That is exactly why your lawyer must have finished the checks before this contract is signed.

The final and decisive step is signing at the notary (notario), where the public deed of sale (escritura pública) is signed and the rest of the price is paid. The notary is an impartial public official who checks the identity of both parties, obtains a Land Registry extract showing any mortgages or charges, and explains the deed to everyone equally. The notary does not act for you, so the detailed checks remain your lawyer's job. Under Spanish law, signing the deed counts as handing over the property unless the deed says otherwise. Once the taxes are paid, the registry records the purchase in your name within 15 working days. On a resale home in Andalucía, expect to pay 7 per cent transfer tax (ITP), while a new build carries 10 per cent VAT (IVA) plus 1.2 per cent stamp duty (AJD). Notary, registry and legal fees come on top.

From reservation to keys, in our experience the whole process usually takes two to three months, depending partly on whether the home is ready to move into and whether formalities such as your NIE number and a Spanish bank account are still outstanding. If you have these in place beforehand, everything moves faster. Our checklist before buying shows how.

We guide you through every single step of this process, from the first viewing until you have the keys in your hand. Get in touch with Solkystmegleren for a no-obligation chat about what applies to the home you have your eye on, or search our properties to get started.