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Secure your dream Spanish home this September with expert conveyancing with Heniam & Associates
Whether you’re buying a holiday home, relocating or investing, Heniam’s lawyers handle the legal complexities so you don’t face surprises later
September marks the peak of Spain's property season, with buyers returning from summer holidays ready to make serious purchasing decisions. After months of browsing and dreaming, this is when holiday home aspirations turn into signed contracts and when investment opportunities become real transactions.
Heniam & Associates sees the September surge every year. Families have spent their summer holidays falling in love with Spanish locations, expats have made their relocation decisions and investors are capitalising on end-of-season opportunities. It's the month when their conveyancing expertise becomes absolutely essential.
Why professional conveyancing is non-negotiable
Buying property in Spain involves complex legal processes that differ significantly from other countries. Properties may have outstanding debts, mortgage encumbrances or registration issues that only thorough legal checks will uncover. In September's competitive market, buyers can't afford these surprises.
Heniam's specialised knowledge of Spanish property law reduces the risk of delays and costly complications. Unlike general international lawyers, their dedicated experts understand the nuances of Spanish property transactions, handling everything from negotiations to final registration.
How Heniam handles the conveyancing process for you
Heniam helps clients choose secure locations and conducts legal checks on every property to uncover any problems before you commit to buying.
Step 1: Early negotiations Heniam's lawyers negotiate with the seller on your behalf, agreeing the price, when you'll complete the purchase, how you'll pay and what fixtures come with the property.
Step 2: Reserving your property You pay a small deposit (usually €3,000-€12,000) and sign a Reservation Contract. This takes the property off the market for around 30 days while Heniam sorts out the legal paperwork. Warning: this deposit is usually non-refundable if you pull out.
Step 3: Exchange of contracts You and the seller sign a Private Purchase Contract (Contrato Privado de Compraventa), which is legally binding. At this point, you typically pay 10% of the purchase price. Heniam obtains a certificate from the Property Registry to check the seller actually owns the property and there are no outstanding debts or mortgages against it.
Step 4: Completion day The final step happens in front of a Public Notary (a Spanish official who checks everything is legal). You pay the remaining money and officially become the owner. If you can't be there in person, Heniam can sign on your behalf using a Power of Attorney.
Step 5: Registering your ownership Though not required by law, Heniam strongly recommends registering your new ownership with the Property Registry. This gives you full legal protection and proves you own the property.
Understanding the costs
Total purchase costs typically amount to 11-12% of the property price:
- Legal fees (around 1% plus VAT)
- Notary fees (€500-€2,000)
- Property Registry fees
- Property Transfer Tax (8% in Murcia, or 10% VAT for new builds)
Heniam provides transparent cost breakdowns upfront with no hidden fees.
Off-plan purchases
September often brings excellent off-plan opportunities as developers push to meet year-end targets. Off-plan means buying a property that hasn't been built yet, which can offer better prices but comes with extra risks.
Instead of paying in two or three stages like a normal purchase, you'll make several payments as construction progresses. This might be 20% when you sign, another 20% when foundations are laid, more when the roof goes on and the final amount on completion.
The main worry is that the developer runs out of money or goes bust before your property is finished. You could lose everything you've paid. There's also the risk of delays - your dream home might take months or even years longer than promised.
Most reputable developers offer bank guarantees, meaning a Spanish bank promises to return your money if the project fails. Heniam ensures these guarantees are properly in place before you sign anything.
Heniam also carries out thorough checks on the developer's financial health and track record. They'll examine the building permits, planning permissions and make sure the land is properly registered.
Off-plan purchases also have different tax rules. You'll pay 10% VAT instead of the usual 8% Property Transfer Tax, plus 1.5% stamp duty. New properties also come without utilities connected, so budget for electricity and water connection fees, which can take up to four weeks to sort out.
Heniam's experienced team guides clients through these complexities, ensuring investments remain protected throughout the off-plan purchasing process.
The Heniam advantage
Heniam's independent lawyers work solely for their clients, with no connections to estate agents or developers. This independence means they can negotiate harder, spot problems earlier and protect your interests without conflicts.
From obtaining NIE numbers to final property registration, Heniam handles every legal aspect so clients can focus on their Spanish property journey.
Contact Heniam & Associates today for expert conveyancing that turns property aspirations into keys in hand.
