Wisely Investing in
a Brighter Future in Spain
We are here to guide you in wisely investing in a brighter future in Spain. We offer comprehensive legal services to guide you through every step of your real estate investment, navigating complex legal procedures and ensuring that your investment complies with all legal requirements.
Is This Service Right for You?
Whether you are buying a holiday home, a primary residence, or an investment property, independent legal advice protects you from the most common and costly mistakes foreign buyers make in Spain.
Foreign Buyers of Spanish Property
You are a non-resident or recently arrived resident purchasing a home, apartment, or villa in Spain and want a lawyer working solely for you, not the agent or the seller.
Investors & Buy-to-Let Owners
You are purchasing property as an investment, including for short or long-term rental, and need guidance on the tax and legal structure that suits your situation.
Off-Plan & New-Build Buyers
You are reserving or purchasing a property still under construction and need contracts reviewed for stage payments, bank guarantees, and completion guarantees.
Existing Residents Buying Their Home
You already hold a Spanish residence permit and are now ready to purchase the property you live in or plan to move into.
What Independent Legal Representation Covers
Real estate transactions in Spain are typically handled by an estate agent and a notary, but neither represents your interests as the buyer. The notary is a neutral public official, and agents are usually paid by (and act for) the seller.
Artemis Law acts exclusively for you: obtaining your NIE (foreigner's tax identification number), carrying out due diligence on the property's legal and financial status, reviewing or drafting the purchase contract (arras), and representing you at the notary signing.
We also advise on the tax implications of your purchase, including Transfer Tax (ITP), VAT (IVA) and Stamp Duty (AJD) for new builds, and the ongoing taxes property owners face as residents or non-residents.
For investors, we can advise on the most suitable ownership structure (personal name, company, or other vehicle) based on your residency status and investment goals.
Key Facts at a Glance
Due Diligence & Documentation
Before you sign anything or transfer any funds, Artemis Law verifies the legal and financial status of the property and prepares the documents you need as a buyer.
Title & Registry Check (Nota Simple)
- Confirm the seller is the registered owner with full legal title
- Check for outstanding mortgages, liens, or charges on the property
- Verify the registered description matches the physical property
Debts & Outgoings
- Confirm community fees (comunidad de propietarios) are paid up to date
- Check local property tax (IBI) payment history
- Identify any outstanding utility debts attached to the property
Planning & Licence Compliance
- Verify habitation/occupancy licence (cédula de habitabilidad) where required
- Check for unregistered extensions or planning irregularities
- Review energy performance certificate (certificado energético)
NIE & Identity Documentation
- Application for your Número de Identificación de Extranjero (NIE), required for any property transaction
- Opening or coordinating a Spanish bank account for the transaction
- Power of attorney arrangements if you cannot attend signing in person
Contract Review (Arras / Reservation)
- Review or negotiate the reservation contract and deposit terms
- Ensure penalty clauses are balanced and clearly understood
- For off-plan purchases, verify bank guarantees for stage payments
Completion & Tax Filing
- Representation at the notary for signing of the public deed (escritura)
- Registration of the new title at the Land Registry
- Filing of applicable transfer taxes (ITP, AJD, or VAT) within statutory deadlines
Buying property in Spain?
Book a consultation with Pina before you sign anything, for independent legal protection.
Book Your ConsultationOur Process
From your first enquiry about a property to receiving your registered title deed, Artemis Law manages the legal side of your purchase from start to finish.
Initial Consultation
We discuss the property you are interested in, your residency status, and your goals, whether a holiday home, primary residence, or investment.
NIE Application
We apply for your NIE number early in the process, as it is required for nearly every step that follows, including opening a bank account and signing contracts.
Due Diligence
We obtain the Nota Simple from the Land Registry, check for debts and charges, and verify planning and licence compliance before you commit any funds.
Contract Negotiation (Arras)
We review or negotiate the reservation/deposit contract, ensuring terms are fair and that conditions of the sale are clearly documented.
Notary Signing & Completion
We accompany you (or act under power of attorney) at the notary for signing of the public deed, and coordinate payment and key handover.
Registration & Tax Filing
We register the new title at the Land Registry and file the relevant transfer taxes within the statutory deadlines, completing the legal transfer of ownership.
Resale vs New-Build Purchases
The legal process and tax treatment differ depending on whether you are buying a resale (second-hand) property or a new build directly from a developer.
| Criteria | Resale Property | New-Build (from Developer) |
|---|---|---|
| Applicable tax | Transfer Tax (ITP), 6–11% by region | VAT (IVA) at 10% + Stamp Duty (AJD) 0.5–1.5% |
| Due diligence focus | Existing debts, liens, occupancy history | Developer solvency, bank guarantees on stage payments |
| Payment structure | Deposit, then balance at completion | Staged payments during construction, balance on completion |
| Habitation licence | Should already exist; we verify validity | Issued on completion of construction |
| Typical timeline | 4–8 weeks from offer to completion | Can span months to years depending on construction stage |
| Key legal risk | Undisclosed debts or unregistered alterations | Developer delays, default, or non-completion |
| Best for | Buyers wanting to move in quickly | Buyers comfortable with construction timelines, often better specification |
Whichever type of property you are considering, Artemis Law tailors due diligence to the specific risks involved.
Why Work with Pina
Artemis Law is a boutique legal practice founded in September 2020, led personally by Pina Espinoza. With 10 years of experience in Spanish legal practice, Pina provides independent representation to foreign buyers purchasing property across Spain.
Pina is a dual-qualified lawyer in both Spain and Germany, and works closely with notaries, registries, and tax advisers to ensure every transaction is structured correctly, with no surprises after completion.
Because Artemis Law does not work for estate agents or developers, our advice is shaped entirely around your interests as the buyer, including walking away from a deal if due diligence reveals a serious problem.
- Dual-qualified lawyer in Spain and Germany, with 10 years in Spanish legal practice
- Fully independent of estate agents and property developers
- Experience across resale, new-build, and off-plan purchases
- Fluent in Spanish, English, and German
- Based in Barcelona, serving all of Spain and the islands
- Transparent pricing and clear timelines from day one
"There Is No Lawyer More Eloquent Than the Heart."
Sylvain Maréchal, 1788. The guiding principle of Artemis Law
What Clients Say
Trusted by property buyers and investors across Spain.
"Pina is the best immigration lawyer I have ever met. She is highly knowledgeable in her field of expertise and can navigate even the most complicated of immigration processes with great ease."
"Pina assisted me with my son's student visa to study abroad. She is an excellent communicator as exhibited by her timely responses and her thorough and clearly written emails."
Dozens of families and professionals have shared their experience of working with Pina. Read their reviews directly on Google.
Transparent Pricing.
No Hidden Costs.
Artemis Law provides a personalised quote based on the value and complexity of the property purchase. You will know precisely what the legal service costs before we begin.
Our legal fee is separate from notary fees, Land Registry fees, transfer taxes, and any mortgage-related costs, all of which we explain clearly as part of your overall budget.
For investors purchasing multiple properties or considering a corporate ownership structure, we offer tailored arrangements.
Included in Our Legal Fee
- NIE application and supporting paperwork
- Full due diligence: title, debts, planning, and licence checks
- Review or negotiation of the reservation (arras) contract
- For off-plan purchases, review of bank guarantees and stage payments
- Coordination with notary, registry, and tax advisers
- Representation at signing, in person or via power of attorney
- Registration of title at the Land Registry
- Filing of transfer taxes within statutory deadlines
- Direct, personal access to Pina throughout the entire process
Ready to invest with confidence?
Book a consultation and get clear, independent guidance on your purchase.
Book Your ConsultationCommon Questions
Ready to Buy
Property in Spain?
Book a consultation with Pina before you sign anything or pay a deposit. Independent legal advice from day one protects your investment.
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