Having your house built
Perhaps you have decided to have the house of your dreams built in the sunny
Spain. If you choose this option, then make sure that you seek the assistance
of a Spanish Lawyer in advance.
1. Checking the land where you want to build your
2. Other steps to follow
1. Checking the land where you want to build
If you are buying land to have a house built in Spain, first you should find
out whether the land is located in an area where building is allowed or
Land in Spain is classified as follows:
- Land for development (Suelo Urbano).
- Green zones (Zonas verdes) where no building can take place.
- Rural areas (Suelo Rústico) where no construction is permitted.
Other details also come into the picture. There are rules limiting building
size in relation to plot size.
The classification of the land is also important in order to mortgage
this. It is possible to mortgage plots of land where building is allowed
(Suelo Urbano) but if you want to mortgage land where building is not
allowed (Suelo Rústico) the maximum mortgage amount you can raise will
be 50 % of the value, and the maximum term will be 12 years.
If your land is in the country, you should check at the Town Hall (Ayuntamiento)
where the property is registered, whether there exist encumbrances over
it or not. It is possible, for instance that a path crosses your land and you
cant' build your house as the path would be cut.
2. Other steps to follow
Check at the Property registry
whether the land you want to buy is free of charges or not.
Next step should be the inspection of the Town Plan and the
partial plan (if you are buying a plot located within an urbanization),
in order to know the developments planned for the area where your land is located
(roads, water supply…), and if the urbanization is registered and legal.
Once you have determined that you can buy the land and build your dream house
over there, you shall sign the sales
contract before a notary.
You can design your house by yourself or get several models of houses. You
will need the services of an architect , his drawings are needed to get
your building permit, this licence
allows you to start the building of your house.
Also you need to find a reliable builder whom you will sign a contract
with. Your Spanish Lawyer must
check this contract. Its provisions shall estate the payment terms, completion
date with penalty clause for late completion…
A clerk of works (aparejador) will supervise the building and
ensure that it comply with the construction standards. He will issue the architect's
certificates to obtain the certificate
of completion of the building and the certificate
of occupancy .
Next step will be the registration of the house at the Spanish Property
Registry, as your deed contains only the plot registration. You should make
a declaration of new work (declaración de obra nueva) in order
that your house appears in the deed. The building permit, the certificate
of building completion and the certificate of occupancy will be also
If you are non resident , you shall present a bank certificate to show
that you have imported the money from abroad, in order to avoid that non-
residents use black money earned in Spain to build his house.
You will do well to contract the services of a skilled lawyer , as they know
the ins and outs of the paperwork.