A nota simple is the summary of a property’s entry in the Spanish land registry (Registro de la Propiedad). It tells you who is registered as the owner, what the property is according to the registry, and which charges are recorded against it, such as mortgages, seizures and easements. Ask for it before you pay any deposit. It costs roughly €3 to €9 depending on how you request it, usually arrives within a day or two online, and answers the first question of any purchase: can this person actually sell this home? It does not show unpaid community fees or property tax, and it is an informative summary, not a guarantee, so it is one check among several. This guide explains what it contains, how to order it and how to read it, with a worked example. It is general information, not legal advice.
What is a nota simple?
The land registry records the legal life of a property: who owns it, what it consists of and which rights or debts affect it. A nota simple is an informative extract of that record. It is different from a certificación registral, the formal certificate signed by the registrar, which has stronger evidential value and costs more. For a buyer doing early checks, the nota simple is the standard tool, and your lawyer will normally ask for an updated one again shortly before the deed. It is step 7 in our 12-step guide to buying in Spain.
What does a nota simple show?
| Section | What it tells you | What to check |
|---|---|---|
| Owner | Name, ID number, share of ownership and how the owner acquired it | The name matches the person who signs the contract; shares add up to 100% |
| Property description | Type, size, boundaries and registry number (finca), plus the unique identifier (IDUFIR/CRU) | Size and description match the home you visited and the cadastre |
| Annexes | Parking spaces, storage rooms and other parts linked to the home | Everything that is sold with the home is registered with it |
| Community share | The percentage of the building the home represents | Matches the community of owners’ records |
| Charges (cargas) | Mortgages, seizures, easements, usufruct and other limits | Which ones will be cancelled at the deed and which will remain |
| Registry data | Volume, book, folio and the date the information was current | The date: how recent the information is |
What do the common charges mean?
- Hipoteca (mortgage): a loan secured on the home. It must be repaid and cancelled at the deed, or you must agree to take it over, which is rare for a foreign buyer.
- Embargo (seizure): a court or tax authority has frozen the property because of a debt. Do not pay a deposit until your lawyer explains how it will be lifted.
- Servidumbre (easement): another property has a right to cross or use part of this one, such as a right of way.
- Usufructo (usufruct): someone other than the owner has a right to use the home or receive its income, often for life. This is a major red flag for a buyer.
- Afección fiscal (tax liability note): a note recording that the property can answer for taxes linked to earlier transactions for a limited period. Your lawyer should check whether it matters.
How do you request a nota simple?
- Get the identification of the property: the full address, the finca number or the cadastral reference, or the owner’s name and ID number. The agent or the seller can give you these.
- Choose the channel: online through the registry’s official service, in person at the registry office responsible for the property, or through your lawyer or the agent.
- Explain your interest: the registry gives information only to people with a legitimate interest, and a prospective buyer has one.
- Pay the fee: published guides give roughly €3 in person and about €9 online, and the exact fee is on the registry’s site.
- Receive the PDF: online delivery is usually within 24 to 48 hours. It is in Spanish, so ask your lawyer to translate and explain it.
Our comparison of channels: ordering it yourself is cheap and fast, but a lawyer can interpret it and spot problems, which is worth much more than the fee.
How do you read it? A worked example
Imagine a resale apartment advertised at €250,000 (≈ £211,000 / $280,000). The nota simple shows that the owner is Mr A, the size is 85 m² and a bank mortgage of €80,000 is registered. That is normal, and it is not a reason to walk away: at the deed, the buyer’s money pays off the loan and the bank cancels the charge.
| Flow of funds at the deed | Amount |
|---|---|
| Price paid by the buyer | €250,000 |
| Paid straight to the seller’s bank to cancel the mortgage | €80,000 |
| Paid to the seller | €170,000 |
Conversions are approximate and use the European Central Bank reference rates of 14 October 2026 (€1 = £0.844 = $1.120). Rates move every day.
The arrangement must be written into the contract and the deed, and your lawyer should confirm that the bank will release the mortgage. If the nota simple also shows a seizure, the owner’s name differs from the seller’s or the registered size is much smaller than the advertised size, you stop and ask questions before any payment. See also the arras contract guide for the clauses that protect your deposit.
What does a nota simple not tell you?
- Unpaid community fees and IBI: debts for these can follow the property. Ask for a certificate of no debt from the community and the latest IBI receipts.
- Licences and legality of works: an extension, pool or terrace may exist without a licence, and the registry may not show it. Ask your lawyer to check the municipality.
- Physical condition: the registry says nothing about damp, structure or defects.
- Rental status: a tenant’s rights may not appear. Ask for the contracts.
- Changes after the date: the information is accurate only to the date shown, and charges can be added later, which is why the notary asks for a fresh report close to the deed.
How recent should it be?
For your own checks, the most recent you can get. Banks often require one that is less than three months old when they assess a mortgage. A second request just before the deed protects you from last-minute charges, and your lawyer or the notary normally takes care of it.
What if the registry and reality do not match?
Owners sometimes extend a home or change its use without updating the registry. A difference in size, a missing annex or an undeclared extension is not rare, but it can affect the mortgage value, the tax base and your ability to sell later. Ask the seller to correct the registry before the deed, or ask your lawyer how to protect you in the contract. Do not accept a verbal promise to “fix it afterwards”.
What are the common mistakes?
- Paying a reservation or deposit before reading the nota simple.
- Reading only the owner’s name and ignoring the charges section.
- Relying on a copy supplied by the agent without checking its date.
- Assuming that a clean registry means no debts for community fees or IBI.
- Not checking that the annexes (parking, storage) are registered with the home.
- Skipping the second check just before the deed.
What is your checklist?
- Ask the agent or seller for the address, finca number and cadastral reference.
- Request the nota simple and save the PDF.
- Check owner, description, annexes and charges with your lawyer.
- Ask for the community debt certificate and the IBI receipts.
- Write into the contract how each charge will be cancelled.
- Repeat the check shortly before the deed.
For the whole sequence, see our complete guide, and if you cannot attend the signing, read about a power of attorney.
Frequently asked questions
What is a nota simple in Spain?
It is an informative extract of a property’s land registry entry. It shows the owner, the description of the property and the charges recorded against it.
How much does a nota simple cost?
Published guides give roughly €3 in person and about €9 online. Check the exact fee on the registry’s website.
Can anyone request a nota simple?
The registry gives it to people with a legitimate interest. A prospective buyer has one, and a lawyer or agent can request it for you.
Is a nota simple proof that the property has no debts?
No. It shows registered charges such as mortgages and seizures, but not unpaid community fees or IBI, which you need to check separately.
Do I need a new nota simple before the deed?
Yes. The information is only valid to its date, so a fresh report close to the signing protects you from new charges. The notary or your lawyer normally handles it.
Sources
Official sources (check these for the current rule):
Also cross-checked against published guides, because practice varies between notaries, registries and banks:
- Gesvalt: the nota simple, content, price and how to apply
- The Local Spain: what is the nota simple and why is it important
This is general information, not legal or tax advice. Rules and rates change, and your situation may differ. Confirm the figures with the tax authority and a qualified lawyer or tax adviser before you commit.
