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BUYING A COUNTRY HOUSE IN SPAIN [2018-05-10 07:26:44]

BUYING A COUNTRY HOUSE IN SPAIN

Buying a country house in Spain is a different process than in other countries particularly the UK which operates under Anglo Saxon Law, whereas many of the European countries including Spain are under Latin law. Unfortunately the press only look at bad news!! So provided a buyers uses an estate agent and lawyer who specialize in country properties there will not be a problem. The first thing to decide is where you want to buy your property. Here in Andalucia we at Andalucia Country Houses have been helping clients find their dream  country house over most of the region for more than 15 years.

Once you have decided on the area we will help you find the country property that suits what you are looking for.

When you have found the dream home the process is as below.

A holding deposit of 3,000 to 6,000 Euros is paid by the buyer and a property reservation form is signed by the buyer and seller. This removes the property from the market and the buyers lawyer can then start checking the property as below.

Once the lawyer has ascertained there are no problems with the property a private purchase contract is signed by both parties and a 10pct deposit ( less the reservation amount is paid) This is a legally binding document and the deposit will be forfeited if the buyer pulls out.

The final purchase contract is signed in front of A Notary Public at an agreed date between buyer and seller who again checks that the transaction is legal. This again ensures that there are no problems

The change of ownership is then registered in the land registry and the utilities are changed into the buyers name. The registration takes around 3 months but the utilities can be changed by your lawyer with document signed at the Notary.

 

Below are some of the things your lawyer will be checking prior to purchase.

 

1. Is the Property Registered under the Vendor’s Name?

This will be the first check your appointed lawyer will carry out. He will request a Nota Simple or Title Deed from the Land Registry where the property is located. This will confirm the person selling the property is the registered owner. We at Andalucia Country Houses do check this but the lawyer will confirm the owners details.

 

3. Are There Charges, Liens or Debts Against the Property?

Self-explanatory. Any debts go against the property itself here in Spain, not against the owner i.e. an outstanding mortgage would be a financial lien against the property. Any debts or charges become the responsibility of the new owner. This is why it is the lawyers job to ensure a Title deed is passed over free and clear of charges, encumbrances and debts.

4. Is the Property Lodged Accurately at the Land & Cadastral Registries?

Your lawyer will check the following details prior to purchase

Plot size: Check the advertised plot ,size, and details are accurately reflected in the Land Registry records.

Boundaries:  Again checking to see that the land corresponds to what is in the registries.

Planning Permission: The lawyer will determine if a country house does have planning permission and was legally built from the local town hall.

7. Is the Property Connected to the Mains? Does it have Access to mains Electricity to its own Running Water Supply & Utilities?

www.andalucia-country-houses.com

Tel 34 666302843

BUYING A COUNTRY HOUSE IN SPAIN [2018-05-08 09:33:19]

BUYING A COUNTRY HOUSE IN SPAIN

Buying a country house in Spain is a different process than in other countries particularly the UK which operates under Anglo Saxon Law, whereas many of the European countries including Spain are under Latin law. Unfortunately the press only look at bad news!! So provided a buyers uses an estate agent and lawyer who specialize in country properties there will not be a problem. The first thing to decide is where you want to buy your property. Here in Andalucia we at Andalucia Country Houses have been helping clients find their dream  country house over most of the region for more than 15 years.

Once you have decided on the area we will help you find the country property that suits what you are looking for.

When you have found the dream home the process is as below.

A holding deposit of 3,000 to 6,000 Euros is paid by the buyer and a property reservation form is signed by the buyer and seller. This removes the property from the market and the buyers lawyer can then start checking the property as below.

Once the lawyer has ascertained there are no problems with the property a private purchase contract is signed by both parties and a 10pct deposit ( less the reservation amount is paid) This is a legally binding document and the deposit will be for fitted if the buyer pulls out.

The final purchase contract is signed in front of A Notary Public at an agreed date between buyer and seller who again checks that the transaction is legal. This again ensures that there are no problems

The change of ownership is then registered in the land registry and the utilities are changed into the buyers name. The registration takes around 3 months but the utilities can be changed by your lawyer with document signed at the Notary.

 

Below are some of the things your lawyer will be checking prior to purchase.

 

1. Is the Property Registered under the Vendor’s Name?

This will be the first check your appointed lawyer will carry out. He will request a Nota Simple or Title Deed from the Land Registry where the property is located. This will confirm the person selling the property is the registered owner. We at Andalucia Country Houses do check this but the lawyer will confirm the owners details.

 

3. Are There Charges, Liens or Debts Against the Property?

Self-explanatory. Any debts go against the property itself here in Spain, not against the owner i.e. an outstanding mortgage would be a financial lien against the property. Any debts or charges become the responsibility of the new owner. This is why it is the lawyers job to ensure a Title deed is passed over free and clear of charges, encumbrances and debts.

4. Is the Property Lodged Accurately at the Land & Cadastral Registries?

Your lawyer will check the following details prior to purchase

Plot size: Checking to see what is advertised is what is in the registries and that the size of the property is also what is registered

Boundaries::.Again checking to see that the land corresponds to what is in the registries.

Planning Permission: The lawyer will determine if a country house does have planning permission and was legally built from the local town hall.

7. Is the Property Connected to the Mains? Does it have Access to mains Electricity to its own Running Water Supply & Utilities?

www.andalucia-country-houses.com

Tel 34 666302843

 

 

My home is my Castle ( in Andalucia ) [2018-04-10 17:06:34]

This ia a unique once in a lifetime opportunity to purchase a truly magnificent genuine Andalucian Palacio . Painstakingly restored and improved to the very highest of standard's.  Contact us for the brochure

SELLING YOUR VILLA IN SPAIN [2018-04-09 14:34:33]

SELLING YOUR VILLA IN SPAIN

In order to be sure that the process runs smoothly the seller should have documentation ready. This includes the original title deeds of the property, copies of the receipts for the local property taxes, copies of water, gas and electricity bills, details of the community statutes, receipts for community bills, a list of any items of furniture which are to be included in the sale and a residencia card if you have official Spanish residency status.

Tip 1: Keep your property in a perfect state of maintenance

Present your house and garden/grounds, in the best condition possible. Repaint a stained wall, fix a loose tile, repair the window or the leaking tab, cut back the plants in the garden, mow the lawn and keep the pool cleaned. Believe me, a future purchaser sees every defect as work or as a possible problem. And remember, the client isn’t looking for problems, he wants to fullfill his dream. Sometimes the client will be prepared to take the hurdle but it will cost you in the negotiations. In other cases they will dismiss the house instantly and move on to the next one.

Tip 2: Prepare all the legal papers on the house

The legislation in Andalusia is getting stricter. Check with your lawyer the legal status of your house. Make sure that every extension or alteration is registered in the land registry and in the cadastre and check with your local town hall whether they would submit a ‘certificado de no infracciones’ a certificate that the house, in its current state, has no infractions or fines open in the planning department. The purchaser’s lawyer will not take any risks. Presenting all the correct paperwork to them at the moment you’ve reached a price agreement will facilitate a smooth purchase process which adds to the joy of buying.

Tip 3: De-personalize and ‘home stage’ your house

The client must be able to see himself living in the house. He must be able to create an image of the house as if it were his already. In order to do so, prepare your house for a sale: de-clutter, keep the decoration as neutral as possible. In winter, air the house before a visit and put the heating on or light a fire. In summer, open the doors and windows and make the terraces look attractive. If you have pets, keep them locked in during a visit.

Tip 4: Advertise at the right price

Advertising at the right price generates visits and one of these visits eventually will result in a sale. You can find the right price by comparing m2 prices of property sold in the area during the last 6-12 months.

 

Selling a house involves more than advertising it on a web page. A professional agent will help you with all forementioned tips to prepare your house for the sale. They know the area and they will come to visit your house before it’s put online. This knowledge will help them to inform future purchasers and to advise them to visit your property even though it is missing that one bedroom. A professional agent is focussed on making the perfect match!

LIFESTYLE PROPERTIES HERE IN ANDALUCIA [2018-02-22 12:37:06]

WORK TO LIVE RATHER THAN LIVE TO WORK!

We are seeing an increase in the number of people looking to move to Andalucia to purchase a lifestyle business. Many from both the UK and other colder parts of Europe and the rest of the world. They want to enjoy our glorious weather, lifestyle and the friendly Andalucian people.

Tourism is booming here in Andalucia both on the coast and inland with all the problems and uncertainty in the rest of Europe. These properties provide a place to live and provide a living without having to work too hard. The cost of living is still much cheaper in Andalucia than the rest of Europe. There is the flexibility to close maybe in the winter to travel or enjoy family time.

We have a wide selection of properties for sale throughout inland Andalucia, including hotels, Bed and Breakfasts and rural tourism properties. It is important to do research into the different inland areas and the type of business you want. How much commitment do you want to give, IE Just basic rental accommodation, providing breakfast and occasional dinners or full hotel services.

There are 3 types of basic licensing. Full Hotel license, Bed and breakfast and Rural Tourism. We can help you with all of this. We have properties at various prices too. Look at our webpage

www.andalucia-country-houses.com

And contact us to help you find your dream lifestyle change!

SPANISH PROPERTY AND BREXIT FOR BRITISH BUYERS [2018-02-20 09:22:34]

Why Brexit Shouldn’t Matter If You Want to Buy Property In Spain

 

Non EU people have no problem buying property in Spain

The Swiss, Norwegians, Americans and citizens of many countries outside the EU, have all been buying property in Spain without problems of any kind for years. It will be just the same for Brits post Brexit but probably easier.

We believe it is most unlikely that Spain will single UK citizens out for especially unfriendly treatment not least of all because of the number of Spaniards living in the UK that would be vulnerable to reciprocal unfriendliness. The fact is that, despite Brexit, it is in everyone’s interests to cooperate.

The Attractions of Spain are Just too strong

The simple fact is that Spain is such a wonderful place to have a holiday home in and retire to that people will just put up with almost anything to be here: perfect climate, friendly host culture (democracy within the EU), first class communications, beautiful scenery beaches and mountains, great food, buzzing night life, fascinating history and culture and so on. Nowhere else gets close not France (unfriendly), not Italy (no beaches), not Greece (poor communications), not Turkey (not in the EU) or anywhere else.

WHAT IS THE DIFFERENCE BETWEEN A VILLA AND A FINCA IN SPAIN [2018-05-08 08:19:34]

When is a Villa a Finca ?

 

Finca translates to farmhouse, but these days  you rarely have to worry about encountering any animals, workers or tractors in our portfolio of country properties!

What you will experience however is a slice of authentic Andalucia country living,  Whether you choose to take the proverbial ( Spanish ) bull by the horns and by a “ ripe for renovation “ project or purchase a gloriously transformed , ready to move into luxury country home .

Finca is a very overused word these days in the webpages of Estate Agencies throughout Spain !  We have seen it used to describe a 50m2 box on a postage stamp of a garden, to a massive country Estate with hundred’s of acres of Land . 

Over the last 40 years , the Andalucian countryside has been one of the most sort after locations for expatriates from all over the world, wishing to retire to, or make a new life in a warm, friendly, safe environment.  In every white village of rural countryside setting , one can come across some truly extra ordinary homes, that have been designed, built, loving restored by creative, imaginative people from every walk of life.  Some , it has to be said, with more enthusiasm than style, others, a true masterpieces !

Old Fincas ( farmhouses ) and this definition implies that the property was a fairly simply constructed 1 or at most 2 storey house, with thick walls, small windows and many little rooms , now boasting , every last mod con you can dream of has been cleverly camouflaged into the finca’s traditional appearance.

http://andalucia-country-houses.com/prop/4-Bedroom-Finca-for-Sale-in-Casares/42132

 

Think underfloor heating and air conditioning, electronic skylights, home cinema and surround sound systems, high-end appliances, alarm systems and much more. Fusing Andalucia’s  functional past with its modern day outlook,  the modern fincas in today’s market present the best of both worlds.

The truth is that’s today’s Finca , really is more of a Villa, than a Finca .   So the next time you fill in an Estate agency form and say you are looking for a Finca , maybe be aware that you might actually miss out on what you are really looking for . 

Buzz words so often misused in describing country houses are  Cortijo, Hacienda, Manse , Palacio, Monasterio – depends how creative the agency text writer is feeling on the day !

 

Of course there are some wonderful Villa’s to be found in the country . These Villas are usually less than 30 years old, they will have been legally constructed from new, with full planning permission’s and will have that all important first occupation license .  Often modern, but also many are built to replicate their original counterparts… but with modern heating and foundations!  Usually plots will be considerably smaller than the “ Finca “   An average size is between 5,000m2 – 25,000m2   The size of the plot will have been dictated by the local planning law’s decree as to the minimum size plot required to obtain permission to construct a new villa .

 http://andalucia-country-houses.com/property/Finca-for-sale-Estepona-Marbella-ACH610

 

It is worth remembering that if you are buying a property that is more than 30 years old, it wont have a first occupation license, as these licences did not exist in earlier times.  There is a document known as a certificate if antiquity, which is in effect the same as a first occupation license and this document can be obtained from the local townhall .

HOW TO BUY A COUNTRY HOME IN SPAIN [2018-04-09 14:42:26]

HOW TO BUY A COUNTRY PROPERTY IN SPAIN

If you are considering buying a country property in Spain, you need to understand the purchase process along with the costs involved. We like to share our knowledge based on our 15 years of experience selling country properties in Andalucia There are many “online guides” you can read, however, it makes all the sense in the world that we, as professionals in the Spanish property market, give you the real story along with the details that often get overlooked.

Firstly, you are strongly advised to employ a reputable, local lawyer (most of them speak excellent English) to represent you and to advise you on inheritance issues and taxes etc. Should you require guidance in appointing a lawyer, we would be happy to recommend several excellent professionals that we deal with on a regular basis.

RESALE PROPERTIES

Once you have found a property and all of the necessary searches have been made, we will work with your Lawyer to prepare a private contract for you to sign together with the vendors which will expressly state the following:

1. Property registry details
2. Property address and details (eg. Number of bedrooms)
3. The sale price you have agreed
4. The payment terms you have agreed (eg. 10% deposit and 90% on completion)
5. Completion date
6. That the property will be sold totally free of all charges, encumbrances, tenants etc.
7. Any other agreed terms (e.g.. Furniture etc.)

You will be expected to pay a deposit to the vendors on the signing of this private contract, which in most cases will be non-refundable, although with prior agreement, it can be conditional upon a mortgage offer. It is not unusual to pay an initial 6000 EUR reservation to take the property off the market, followed by 10% of the purchase price two weeks later (minus the 6000 EUR already paid), leaving 90% to be paid upon completion. We often get asked “how long does the entire process take?” The answer is that it depends on the parties involved, if there is a mortgage to apply for or cancel, etc – It can be done is 4 to 6 weeks, however each sale in unique.

Once your completion date arrives, you will have to make sure funds are available in Spain (either by opening a Spanish bank account and transferring funds to your account or to your lawyer´s client account) and you will go with your lawyer to the public notary´s office to sign for the property you are buying. A member of the Andalucia Country Houses team will always be present at the completion. The public notary will require proof of up to date payments of annual rates (called IBI) and community rates if these apply. All debts will have been fully paid and these are shown in the final title deeds. We are very “hands-on” and proactive, working closely with the Lawyer involved in order to obtain all of the necessary documentation.

Power of attorney – whilst this is quite uncommon in the UK, it is common for clients to give their lawyers power of attorney to act on their behalf in the purchase procedure, in which case your lawyer can sign any contracts, mortgages, documents and deeds on your behalf (with your prior written authorisation). It is possible to state the address and purchase price of the property in question if you like so that your lawyer can only act in that particular purchase. This power of attorney can be prepared in the UK and sent to Spain (takes around 3 weeks as it has to be stamped in the Spanish Embassy and sent to Spain) costs around 400 pounds sterling or it can be applied for whilst you are in Spain in the local notary´s office costing about 40 pounds sterling.

AFTER THE PURCHASE

It takes approximately a month for the property to be fully registered at the public land registry and your lawyer will then present you with your title deeds. He/she in the meantime will make sure that all utility bills (electricity, gas, telephone, rates, community fees) are redirected to you normally via direct debit from your Spanish bank account, with the help of the Andalucia Country Houses team.

PURCHASE COSTS OF SECOND HAND PROPERTY

– 8% Purchase tax (for properties up to 400.000€) 9% between 400,001 € up to 700.000€, and 10% for properties over 700,000€ (example: purchase price 840,000€, it would be 8% tax on 400,000€ and 9% tax on 340,000€)
– Usually 1% lawyer fee (plus 21% VAT)
– Notary and registry fees (about 2 %)
– Total in the region of 11% on top of the purchase price

WHAT IS A NIE NUMBER AND DO I NEED ONE?

It is a fiscal identification number given to you, and applied for by your lawyer or you in person, before you purchase your property. you can go with your lawyer to the national police station to apply for this, it is straight forward and you only complete a form and attach a copy of your passport. Yes you do need one. It is mandatory now. Alternatively, if you want your lawyer to apply for it on your behalf, you must give them a power of attorney. It costs 16€ in tax and lawyers charge about 100€ per NIE number. You need to make an appointment at the national police, and take copies of your passport (photo page and first page). However, we at Future Homes are happy to arrange this for our buyers and accompany them personally to the police station free of charge.

We welcome any questions or further clarification of the above points and we sincerely hope you have found this information useful. With over 15 years experience selling country properties here in Andalucia we feel very confident in our approach and in our knowledge.