You have found the perfect home, negotiated the price, and now it is time to lock it in before someone else does. In Spain, buying a resale property follows a clear structure, but it is rarely smooth. Some deals fly through, others stall over tiny details no one saw coming.
The key is knowing what to expect, acting quickly without rushing, and having people in your corner who know how to navigate the system.
Blocking the Property. Money on the Table Talks
Once the price is agreed, the next step is taking the property off the market. In Spain, nothing is secured until money changes hands. If you want the seller to stop showing the property, you need to place a reservation deposit.
The payment process for property in Spain varies, but as a rule of thumb. €10,000 for something around €500,000, or €50,000 plus for villas over €2 million. Ultimately, it is whatever the buyer and seller agree to.
Before any money is sent, your Costa del Sol property lawyer does an initial legal check starting with the Nota Simple. This confirms who legally owns the property, flags debts or legal issues, and acts as the first filter. Basic but essential.
Once that is cleared, the reservation contract is signed, and the deposit is paid. From that moment, the seller is committed to you under the agreed terms.
Walk away and you lose the deposit. If they back out, they owe you double. That is standard practice, but it should always be negotiated and clearly included by a good lawyer.
I always encourage clients to send reservation funds to their lawyer, never directly to the vendor. This ensures the lawyer can sign on your behalf, take care of due diligence, and transfer the funds directly to the vendor’s lawyer or agency once everything is in place. That is the safest way to do it.
Some buyers rush to send the deposit without a proper contract in place. That is where mistakes creep in. A good lawyer structures the contract to protect you, and sometimes includes conditions like subject to due diligence. It is not always necessary, but it is good to have the option if needed.
The Due Diligence Period. Getting Everything Ready
Once the property is reserved, deeper due diligence begins. This is when everything gets properly reviewed, not just a surface check, but a full legal scan of the property, taxes, ownership, and documentation.
The entire process from reservation to signing typically lasts 30–45 days, though this is not due to the due diligence itself. That part can often be handled quickly. What slows things down is the coordination. how fast your lawyer works, how responsive the seller’s lawyer is, how long it takes the seller to provide documentation, whether you need a mortgage, or whether it is August or Semana Santa and everyone disappears. Even small details like a missing receipt or registry mismatch can cause delays.
This is also when your lawyer will need Power of Attorney (Check out my guide on that topic by clicking HERE) if it has not been done already. Ideally, this is sorted before you even reserve, but if not, now is the time.
It is not optional. Your lawyer needs POA to apply for your NIE, open a Spanish bank account, and handle the full process. Spain’s AML and KYC requirements are strict, and banks do not make it easy. Without POA, things move slowly.
If you are applying for a mortgage, plan on 45 days minimum. Not just for approval. the bank also needs time for their internal processes, appraisals, and legal review. If you are buying in cash, 30 days is a realistic aim, unless you are unlucky with timing.
An Additional Payment. Optional but Common
In some cases, especially in fast moving areas or high demand properties, another payment is requested between reservation and signing. Usually 10 percent of the purchase price, paid a week or so after reservation.
Not every deal includes this step, but it is becoming more common. It shows commitment on both sides. Some sellers want more financial security early on, others are flexible. it all depends on what has been negotiated.
Completion. Signing the Title Deed
Once due diligence is done, financing is arranged, and documents are in place, the deal goes to completion.
This happens at the notary’s office. If you have given POA, your lawyer will attend and sign on your behalf. There is no need to be present.
By this point, your funds have already been sent, always to your lawyer, who prepares the banker’s drafts and manages the transfers properly. The seller hands over the Escritura, the notary signs it, and the property is officially yours.
The Keys and Final Arrangements
Keys are handed over at the notary, but the job does not end there. That is just the beginning of the handover.
First thing. change the locks. Always. You never know how many keys are out there.
Then come the utilities. Sometimes everything is still active and well organised. Other times, it is a mess. Reconnecting electricity or water can take a few days or a few weeks depending on how the seller left things, how fast your lawyer moves, and what the utility company demands. No electricity means no lights, no WiFi, no security systems. But locks? Those get done the same day.
If you are planning to rent the property, this is also when the rental license is applied for.
Renovating? Permits are submitted now too.
Behind the scenes, a lot more happens. alarm installations, furniture deliveries (Read my Deliveries guide HERE), deep cleaning, internet setup, coordinating handymen or painters. Sometimes it all goes smoothly. Sometimes it is a two week game of phone tag. But this part can make or break the move in experience.
Final Thoughts
Buying a resale property in Spain can be simple or full of surprises. Delays happen. Last minute paperwork issues come up. August exists.
But if you are prepared, if your lawyer is proactive, and if your agent knows what to expect, you stay ahead of the chaos.
No deal is the same, but when you have the right setup, it does not have to be stressful. The pieces fall into place a lot easier when someone has already thought through where it might go wrong.
If you ever want a clear walk through of this process for a specific area or situation, I am always here to help you understand it.
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