What Happens on Completion Day?
On completion day you attend the Spanish notary to sign the title deed, pay the outstanding balance and taxes, and receive the keys. Your lawyer can attend on your behalf with a power of attorney.
- 1Completion takes place at a Spanish notary office in person or via power of attorney
- 2The notary reads and explains the title deed before signing
- 3You pay the outstanding balance plus taxes on the day
- 4Keys are handed over at the notary or shortly after
- 5Your lawyer registers the title deed at the Land Registry after completion
Key Takeaways
- Notary signing is the final legal step of ownership transfer
- Balance payment and taxes are all paid on completion day
- Power of attorney allows your lawyer to complete on your behalf
- Land Registry registration follows within days or weeks
Completion day in Spain takes place at a Spanish notary's office. Both buyer and seller (or their representatives with powers of attorney) attend. The notary reads out the title deed, all parties sign, the buyer pays the outstanding balance of the purchase price plus VAT and AJD, and the keys are handed over. The entire process typically takes 1 to 3 hours. Your lawyer then lodges the title deed for registration at the Land Registry.
Preparing for completion
In the weeks before completion your lawyer will confirm all funds are in place in a Spanish bank account, verify the developer has obtained the First Occupancy Licence (licencia de primera ocupacion), confirm the utilities are connected, review the snagging report, and confirm the completion statement showing all amounts due. If you have a mortgage your bank will also be present at the notary to sign the mortgage deed simultaneously.
What happens at the notary
The notary is an independent public official who verifies the identities of all parties, reads the title deed aloud, explains the contents, and witnesses the signing. The buyer makes the balance payment either by bank certified cheque or bank transfer. The developer hands over the keys, the community fees documentation, the energy certificate, the building warranty documentation and any other completion documents.
After completion
After the signing your lawyer pays the purchase taxes (VAT and AJD) on your behalf and lodges the title deed for registration at the Land Registry. Registration typically takes 1 to 3 months. Until registered, a cautionary note (nota preventiva) protects your ownership. Your lawyer will also assist with registering the property with the local authorities and setting up utility contracts.
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