What happens in the weeks before the notary appointment in Spain?
In the weeks before your notary appointment in Spain, you will complete a snagging inspection, confirm your final payment arrangements, review the draft title deed, and ensure your NIE number, Spanish bank account, and all identification documents are ready.
- 1Your solicitor will review the draft title deed in the weeks before completion to verify it accurately reflects the agreed purchase
- 2The snagging inspection should be completed at least 1 to 2 weeks before the notary date to allow time for remediation
- 3Final payment funds must be in place in cleared form: bank transfer, banker's draft, or mortgage drawdown
- 4Your NIE number, passport, and any power of attorney documents must be current and available
- 5If you cannot attend the notary in person, a notarised power of attorney allows your solicitor to sign on your behalf
Key Takeaways
- The snagging inspection should be completed 1 to 2 weeks before the notary date to allow time for rectification
- Final payment must be in cleared funds at the notary: plan bank transfer timings carefully
- A power of attorney allows your solicitor to sign on your behalf if you cannot attend in person
- Land Registry registration after the notary typically takes 4 to 8 weeks but does not delay your right to use the property
The period between receiving your developer's completion notification and the actual notary appointment is typically 4 to 8 weeks. This period involves: your solicitor reviewing the draft title deed and confirming all contractual obligations have been met, you conducting a snagging inspection of the property, arranging the final balance payment in a format the notary will accept, confirming your identity documents and NIE are current and available, and coordinating with any mortgage provider if finance is being used. This pre-completion period is busy but manageable with good organisation and an experienced solicitor guiding the process.
Weeks 4 to 6 before completion: snagging and document review
When your developer issues the completion notification, your solicitor will request a copy of the draft title deed (Escritura) for review. They will verify that the property description, price, payment record, and all conditions match the agreed terms. Simultaneously, arrange your snagging inspection: visit the property in person or appoint a professional snagger. Document all issues in writing and photographs. Submit the snagging report to the developer and agree a timeline for rectification before the notary date.
Weeks 2 to 3 before completion: financial preparation
Confirm the exact amount due at completion with your solicitor, including the purchase balance, any notary fees payable by you, Land Registry registration fees, and any solicitor costs not already paid. Arrange the final balance payment: if by international bank transfer, initiate the transfer at least 3 to 4 working days before the notary date to ensure cleared funds arrive in time. If using a Spanish mortgage, confirm the drawdown date with your bank. If using a banker's draft, arrange this with your Spanish bank at least 2 working days before completion.
Week 1 before completion: final checks
In the final week, confirm the notary appointment time and location with your solicitor. Verify your passport is valid and that your NIE number is current. If you are granting a power of attorney to your solicitor or another representative to sign on your behalf, this must be executed and notarised in advance of the completion day. If attending in person, arrange flights and accommodation to arrive at least one day before the notary appointment to avoid travel disruption causing a missed appointment.
Post-notary immediate actions
On completion day itself, after signing, the developer will hand over keys and documentation. In the days immediately following, your solicitor will submit the title deed for registration at the Land Registry, pay the relevant taxes on your behalf (if not already done), and provide you with a registered copy of the title deed when registration is complete. This typically takes 4 to 8 weeks. In the meantime, the purchase is legally complete and you can use and rent the property immediately.
Common Mistakes to Avoid
A buyer receives their completion notification with a notary appointment in 6 weeks. In week 1 they confirm their solicitor is reviewing the title deed draft. In week 2 they fly out for the snagging inspection and identify 8 minor issues and one significant wardrobe installation error. In week 3 the developer confirms all issues will be resolved. In week 4 they initiate the final balance bank transfer from their UK account to their Spanish bank account. In week 5 they confirm the transfer has arrived in cleared funds and their solicitor has confirmed the title deed. On completion day they attend the notary, sign in 45 minutes, receive the keys, and drive directly to the property to meet their property management company.
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