Completion and Handover
in Spain
The nine steps between receiving your completion notice and holding the keys to your new property — with every legal, practical, and administrative detail explained.
From Completion Notice to Keys
Developer Notification of Completion
The developer notifies you (typically 30–90 days in advance) that the property is ready for completion. Check the notification against your contract — it should confirm the property is complete and the First Occupation Licence is available.
Snagging Inspection (Puntos Negros)
Arrange a professional snagging inspection of your property before completion. A qualified surveyor will document every defect — scratches, missing fixtures, plumbing issues, electrical faults. Present the snagging list to the developer in writing and agree a resolution timeline.
Verify the First Occupation Licence
Your lawyer must confirm the developer holds the Licencia de Primera Ocupación (LPO) or Certificado de Final de Obra before you complete. Without this, the building is legally uninhabitable and you cannot register utilities in your name. Never complete without it.
Mortgage Drawdown
If you have a mortgage, your bank will carry out its own valuation (if not done already) and issue the FEIN (Ficha Europea de Información Normalizada) at least 10 business days before completion. This period is mandatory under Spanish mortgage law — it cannot be shortened.
Pre-Completion Fund Transfer
Transfer the balance of the purchase price to your Spanish bank account at least 2–3 days before completion. The notary requires a bank-issued cheque (cheque bancario) for the balance — personal cheques and international transfers on the day are not accepted.
Signing at the Notary (Escritura)
Completion takes place before a Notary Public. You (or your lawyer under power of attorney) and the developer sign the title deed (escritura de compraventa). The mortgage deed is signed simultaneously if applicable. The notary verifies identities and the legality of the transaction.
Payment of Taxes
After signing, your lawyer pays VAT (10%) and stamp duty (1.2%) to the tax authority within 30 days. The notary fees and Land Registry fees are also paid at this stage. Your lawyer will handle all of this from funds you have provided.
Land Registry Registration
The notary submits the escritura to the Land Registry (Registro de la Propiedad) for registration. This takes 3–8 weeks. Until registration is complete, you own the property but your ownership is not publicly recorded. Your lawyer may register a nota simple as an interim record.
Utility Connections
Register electricity, water, and gas contracts in your name. The developer will supply the connection certificates. You will need your NIE, escritura, and IBAN for the utility companies. This can take 2–4 weeks for all utilities to be transferred.
Do Not Complete Without the First Occupation Licence
The Licencia de Primera Ocupación (LPO) confirms the building complies with planning requirements and is legally habitable. Without it, you cannot legally occupy the property, register utilities in your name, or obtain a tourist rental licence. If the developer pressures you to complete before the LPO is issued, your lawyer should insist on delay until it is granted.
Completion FAQs
Snagging is the process of identifying and documenting defects in your new property before or immediately after completion. A professional snagging inspection typically identifies 50–150 defects in a new build — most minor, some significant. Under Spanish law, developers are responsible for cosmetic defects for 1 year, installation and finishing defects for 3 years, and structural defects for 10 years. Documenting defects in writing at snagging creates a clear record that protects your rights.
No. Most international buyers grant their Spanish lawyer a power of attorney (escritura de poder notarial) to attend the notary and sign the escritura on their behalf. This is entirely standard and legally valid. If you want to attend in person, that is also fine — many buyers choose to be present for the experience of receiving their keys. Your lawyer can attend alongside you or instead of you.
You have the right to a reasonable notice period before completion — typically 30 days minimum, and your contract should state this clearly. If the developer tries to accelerate completion to a date that is impossible for you to meet (particularly if the First Occupation Licence has only just been granted), you can request a short extension. A reasonable developer will accommodate this. If they insist on an impossible date, your lawyer can advise on your rights to complete on a reasonable timeline.
New builds in Spain carry three layers of warranty: (1) one year from completion for cosmetic defects (acabados); (2) three years for defects affecting habitability — plumbing, electrical, insulation, windows; (3) ten years for structural defects (the seguro decenal — a mandatory insurance policy). Report defects to the developer in writing as soon as they are identified, within the warranty period.
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