If there’s one document you should insist on seeing before signing anything on a Spanish property, it’s the nota simple — a short official extract that tells you, in a few pages, almost everything you need to know about a property’s legal status.
What It Is
The nota simple is an official extract from the Spanish Land Registry (Registro de la Propiedad), summarizing the key legal facts about a specific property. It’s not the full title deed, but a concise, standardized summary that’s quick and inexpensive to obtain.
What It Shows You
- The current registered owner(s) — confirming the person selling actually owns the property
- Property description — size, boundaries, and registered characteristics, which you can compare against the actual property
- Charges and encumbrances — any mortgages, liens, or other debts registered against the property
- Easements or rights of way that might affect the property
- Any legal disputes or restrictions noted on the registry record
How to Get One
Your lawyer typically requests it as a standard part of due diligence, though anyone can request a nota simple for a small fee (typically under €10) through the Land Registry’s online portal, given the property’s exact address or cadastral reference. It’s worth obtaining a fresh copy close to completion, not just relying on one pulled weeks earlier, since the registered status can change.
Red Flags to Watch For
- The seller’s name doesn’t match the registered owner
- Outstanding mortgages or charges not disclosed by the seller
- A property description (size, boundaries) that doesn’t match what you’ve viewed or what’s advertised
- Embargoes or legal proceedings noted against the property
Nota Simple vs. Escritura Pública
Don’t confuse these two documents: the nota simple is a quick, informational registry extract used during due diligence, while the escritura pública is the formal public deed signed at the notary that actually transfers ownership. The nota simple tells you whether it’s safe to proceed; the escritura is what makes the purchase legally real.
Frequently Asked Questions
Can I request a nota simple myself, or do I need a lawyer?
Anyone can request one directly, but having your lawyer interpret it as part of broader due diligence is more valuable than just reading it yourself, since it requires understanding Spanish legal terminology and registry conventions.
How current should the nota simple be before completion?
Ideally obtained again shortly before the notary signing, since the registered status is a snapshot in time and could theoretically change between your initial check and completion.
Does the nota simple guarantee the property has no illegal construction?
Not entirely — it shows registered information, but unregistered illegal construction may not appear, which is why separate checks for illegal builds are also necessary.