Available NOW

  • 12th edition  published September  2016 –  A Guide to  Buying a Property in Spain.  by Anthony I. Foster Resident 35 years.
  • Author and legal adviser, Calle Pasaje Granada Nerja  +34  952 52 3695 – Mobile +34 629 577 445
  • Available Amazon – W.H. Smiffs Nerja –  In Tony office.

SALES.

  • Deeds ( Escritura)
  • legal representative recommended.
  • Charges may be 1%  upwards of property price.
  • Ask for quotes with no obligation.
  • Shop around.
  • Resale properties  are 90% of sales made.
  • Reservation contract to take off market, normally around €3000.
  • All debts are on the property so search is important.
  • This enables the legal adviser to search the land register office.
  • Search made for any outstanding bills on property.
  • This should include, electricity, water, rates, Rubbish, telephone, etc.,
  • Search made for  changes made to property and declared.
  • Search made confirming ownership.
  • Search made for correct papers in order to sell.
  • Compulsory – Energy Certificate. ( we can recommend –  Arquitect competative pricing)
  • Search is made  that exact description is being sold
  • A contract “compar venta” is then drawn up
  • Agreement date for deposit of 10% minus the  reservation price.
  • Final signing deeds and final payment date  in notary office.
  • Inventory of property to be agreed upon.
  • Check all clauses in contract.
  • If buyers do not complete the seller may keep all the deposit
  • If seller pulls out buyer is entitled to double the amount returned.
  • Plus Valia tax paid by  seller please check it is in clause or otherwise agreed upon who shall pay, some  sellers pass this on. to buyer –  Stated in deeds.When advertised “an offer excepted” please check for completion, as sometimes circumstances cause  buyers to pull out of a sale and the  property is again for sale.
  • Banks want proof of repayment via accountant/taxes.
  • We can take you to 3 banks to compare.
  • End of the year NON-Residents have a property tax . A 2% of property value is taken then you are charged 19% proportion of the 2%
  • Long Term Rental

  • A rental for the duration of an 11 months contract minimum.
  • Some landlords may ask for a 2 month returnable  deposit.
  • Most ask for a months deposit.
  • Then  the first month’s rent when you receive the keys.
  • You  will be expected to sign a contract.
  • Contracts are standard and if provided by Intersalesnerja they are in two languages. Spanish and English.
  • If provided by the owner intersalesnerja will translate.
  • First option of a  renewable to tenant providing all bills and rent is up-to-date.
  • The landlord must give a months notice minimum if he doesn’t want to renew the contract and must have a good excuse, ie selling, family reasons etc.,
  • You must give a months notice if you don’t want to renew the contract.
  • Some contracts state 2 months notice either way for none renewal.
  • Some agencies ask a fee to renew a contract – inter sales nerja do not.
  • All rents are expected to be paid between the 1st and 5th of every month.
  • All tenants  have to pay electricity normally every 2 months.
  • Some tenants have to pay water every 3 months.
  • Some tenants have to pay rubbish collection every 6 months.
  • Nearly all  rental properties are furnished.
  • ALL rentals should come with  a contract.
  • Most owners ask for you to pay the rent through the bank D.Debit.
  • If you have faulted on your rent for 3 months the owner has the right to go to a fast track court and get you evicted.
  • Some landlords want  the electricity bill to be taken direct from your account.

What is expected of a Tenant.

  • The landlord will expect you to respect the neighbours.
  • Most apartments are referred to as  pisos.
  • Most apartments are in blocks called  edificios.
  • Edificios are  governed by a  community of people.
  • The community will have by laws.
  • Laws on  communities are governed by  the ” Horizontal ” law.
  • Some laws forbid animals, although this is uncommon now.
  • The landlord may want to  inspect the property every 6 months.
  • The tenant is expected to keep the property in a good condition.
  • On none renewable please leave the property in a good condition.
  • This may affect the returnable deposit
  • Landlords should  replace worn and aged goods.
  • In the case of a breakage and  its your fault you will be expected to replace the goods.
  • The tenant can not sub let the property.
  • The tenant can not use the property for other purposes other than to live.
  • Contract will state the amount of persons renting property.

Tips on Renting

  • Some landlords will negotiate the rental price.
  • This may depend on how much you are willing to pay upfront.
  • Being a good payer on time will go a long way.
  • Warning the landlord of any possible delays in payment is respected.
  • Please ask for an inventory.
  • Most rentals  are straight forward and you should not encounter any.
  • Remember  the landlord wants to rent and you want a rental.
  • Some landlords have storage areas to put unwanted furniture.
  • Winter rentals be aware of the heating provided normally minimal.
  • For winter lets sunny days are lovely but shorter, around 5pm to 6pm average we start to get dark quickly.
  • Therefor you spend longer indoors, so home comforts are recommended.
  • Spanish digital tv if provided is via an Ariel and a receiver box.
  • Spanish Tv offers great films, documentaries, history, American soaps  and transmitted mainly in the original language.
  • English channels may be available through Internet or dish and box.
  • Internet is very easy to install
  • Country side properties normally use a satellite system.
  • Telephone lines need to be contracted, many companies to choose from.

Winter Lets

  • Winter lets are from 1 month on wards.
  • If a property is advertised for a long-term  the price reflects this.
  • Most winter lets are for a period of 3 months plus.
  • Prices may be negotiable.
  • Standard contracts will be made if up to 6 months.
  • Terms and conditions will apply.
  • Paying upfront may give you a better price.
  • Electricity will be extra.
  • Water  and rubbish should be included in rental price.
  • Please remember that the older Spanish houses  are not normally insulated, curtains can be of a fine material and carpets none existent, bring home comforts where possible, although they can be  cheap to purchase locally.

Renting commercial premises.

  • What ever the rental the landlord will ask for a 2 months returnable deposit.
  • This will be returned when contract is finish and the premises are in the same condition as you started.
  • Adding new permanent fixtures need permission, best in writing.
  • Some landlords ask for a lease ( trespaso)  on bars and restaurants mainly.
  • You are able to sell this on.
  • The landlord will have this written in the contract.
  • The landlord will expect 10 to 20% when sold on.
  • Some landlords ask for a large  deposit for all the fixtures and fittings supplied.
  • This amount will be returned pending condition of premises.
  • Straight rental contracts  of premises are coming in frequent now.
  • Please do your home work on the areas when looking for a business.
  • Location is very important especially in Nerja.
  • We are able to advise on this with over 30 years in Nerja
  • We are able to connect you free of charge, with an accountant and go through the stages of becoming  self-employed, taxes, social security payments and I.D. number.
  • Alta means you start to as a  self-employed or are  employed.
  • Autonomo is when you are paying a  self-employed stamp.
  • Social security payments are low for first timers since 2013 conditions apply
  • Please contact us for further information on  any of the above. 
      If there are any subjects you would like us to cover please advise.