NIE number, bank account and lawyer: your checklist before buying in Spain

Many international buyers are surprised by how systematic buying a home in Spain is, once you know the order of things. Almost all the delays we see come from practical preparations not being in place early enough, not from the property itself.

First you need an NIE, the identification number Spain gives foreigners with economic or social ties to the country. It is also your Spanish tax number, and you need it for opening a bank account, signing contracts, paying taxes and being registered as owner: the Land Registry will not record a purchase without the tax numbers of everyone signing. You can apply in Spain through the police or at the Spanish consulate where you live. At the consulate in London, for example, it normally takes up to three weeks. We are happy to help you start early, ideally before you have found the final property.

A Spanish bank account is also wise to set up early, even if a purchase can sometimes be completed without one. It makes it easier to handle the deposit, the purchase price and running costs such as community fees, electricity and the municipal property tax (IBI).

In our experience, total purchase costs typically come to 10-13 per cent on top of the price. In Andalucía that includes 7 per cent transfer tax (ITP) on a resale home, or 10 per cent VAT (IVA) on a new build plus 1.2 per cent stamp duty (AJD), as well as notary, registration and legal fees. Set this amount aside from the start, so it does not come as a surprise at the end.

If you cannot be in Spain for every signature, you can give your lawyer or someone you trust a power of attorney (poder notarial), signed at a notary in Spain or at a Spanish consulate, in person. One signed before a UK notary needs an apostille under the Hague Convention to be valid in Spain. The purchase itself is always signed in Spain, by you or your representative.

British and other non-EU buyers should know that owning a home does not give you the right to live in Spain. UK citizens can stay up to 90 days in any 180-day period without a visa, and the property-based "golden visa" closed to new applications on 3 April 2025. Non-residents from outside the EU and EEA also pay a higher tax rate on Spanish property, as our article on running costs and taxes explains.

Finally: use an independent lawyer, not the seller's or the developer's. Your own lawyer checks that the property is free of debts and charges, that building permits and any licences are in order, and that the contract actually protects your interests. It is a small cost for the peace of mind it gives.

With these pieces in place (NIE, bank account, a budget for costs, a power of attorney if needed and your own lawyer), you are well prepared. Our buying guide covers every step, and from reservation to keys explains the purchase itself. Get in touch if you would like help getting started.