Documents you will almost always be asked for
- DNI, NIE or passport for every owner and, where applicable, documents relating to marital status, representation or powers of attorney.
- Title deed (escritura) or other document showing how you acquired the property (purchase, inheritance, gift, etc.).
- An up-to-date nota simple – an extract from the Land Registry (Registro de la Propiedad) – to confirm who is registered as the owner and whether there are any charges.
- The cadastral reference (from the Catastro, the tax-based property register) and the latest IBI receipt (the annual municipal property tax).
- A valid cédula de habitabilidad (certificate of occupancy), where it is required in Catalonia.
- Energy performance certificate and energy label, except where the law grants an exemption.
- If the property is part of a homeowners' association: the certificate of outstanding community debts needed to sign the deed. It is only unnecessary if the buyer expressly waives it. This is a routine request handled by the property administrator.
- If there is a mortgage or other charges: the documents needed to calculate the outstanding debt and arrange its cancellation, both financially and at the Land Registry.
Documents that depend on the type of property
House with a pool, extensions or renovations
Plans, permits, completion certificates or any technical documentation you have. It is worth checking that what has been built matches what appears in the Catastro and the Land Registry.
Apartment or home in a community
Community bylaws, recent minutes, approved or planned special levies and the latest community fee receipts.
Let or occupied property
The tenancy agreement, if there is one, and clear information about who is in possession of the property and on what terms.
Holiday rental property
Documentation for the applicable tourist rental licence or registration. Whether the activity can continue after the sale depends on the regulations and the specific case, and must be checked before committing to anything.
Buildings with a technical inspection or special regimes
The building's technical inspection report (ITE) and the relevant documentation if the home is subject to a special regime, such as officially protected housing.
Plot of land
Planning, cadastral and registry information for the plot. What can be built, and on what terms, has to be confirmed with the town council; it cannot be taken for granted.
The checks that prevent the most surprises in Calonge and Sant Antoni
These are not widespread problems, but they are the cases worth reviewing before putting a property on the market, especially older houses and developments where work has been carried out over the years:
- Differences in floor area between the deeds, the Catastro and reality.
- Pools, porches or extensions that are not recorded the same way in every register.
- Registered charges, old mortgages or inheritances still to be processed.
- Communities with approved or proposed special levies.
- Holiday-rental use or planning status that needs specific checking.
Seller's taxes and costs
Broadly speaking, a sale may involve the plusvalía municipal (a local tax on the increase in land value), tax on the capital gain (under IRPF if you are tax-resident in Spain, or IRNR if you are not), mortgage cancellation costs and, depending on the case, other expenses.
If the seller is not resident in Spain, the buyer must withhold part of the price and pay it to the Spanish Tax Agency on account of the seller's taxes, using form 211 (modelo 211).
This information is for guidance only and is not a substitute for tax advice. We recommend asking a tax adviser for a written calculation and, depending on the case, consulting the notary or the town council.
How we help before you put your property on the market
- We go through the documents you already have with you and identify what is missing.
- We flag anything that could affect the timeline or the negotiation.
- When needed, we coordinate surveyors, property administrators, the notary, the gestoría or external advisers.
- We tell you honestly what is in order, what needs to be regularised and what needs a professional opinion.
We look after the sale because we look after people, not just paperwork. That said, HSC is not a substitute for a lawyer, notary, architect or tax adviser: when one is needed, we put you in touch. You can see how we work when you sell with us or meet the team.
Frequently asked questions
Can I sell if the cédula de habitabilidad has expired?
It depends on the type of property and the situation. In many cases the safest option is to renew it before signing, and buyers usually ask for it. We recommend raising it at the outset, as renewal requires a visit from a surveyor and some processing time.
What happens if the pool or an extension doesn't match the Land Registry or the Catastro?
It does not always prevent the sale, but it must be known and explained to the buyer. Depending on the case, you may need to update the Catastro, register the works at the Land Registry or obtain technical documentation. A surveyor and the notary can tell you the right way forward.
Do I have to pay off the mortgage before signing?
Not necessarily beforehand. The mortgage is often cancelled on the day of signing using part of the sale price, coordinated with the bank and the notary. It is wise to ask your bank for the outstanding balance certificate in good time.
What changes if I am a non-resident seller?
The buyer must withhold part of the price and pay it to the Spanish Tax Agency on account of your taxes using form 211. You will also be taxed on the gain as a non-resident. As every situation is different, we recommend getting a written calculation from a tax adviser.
How far in advance should I prepare the documents?
The sooner the better – ideally before listing the property. Some documents can be obtained within a few days, while others, such as a regularisation or a cédula, can take longer. Preparing from the start avoids a rush when it is time to sign the deposit contract.
Want to know if your property's paperwork is ready?
Tell us about your property and we'll take a calm look. No obligation, no pressure.