Four steps, in order, from the notary's office to registration.
1Public deed (escritura pública): the sale and purchase, inheritance or gift is formalised before a notary.
2Taxes: before registering, file the relevant tax (transfer tax (ITP), or VAT (IVA) and stamp duty (AJD); inheritance or gift tax).
3Submission and review: the notary usually sends it to the Registry; the registrar reviews it within 15 working days.
4Registration: the property is registered in your name. If there are defects, they can be corrected.
Guide
What the Land Registry is
The Land Registry (Registro de la Propiedad) is a public register that records who owns each property and what charges it carries: mortgages, seizure orders, easements or tax liens. Each property has its own history, and anyone can consult it.
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How to check the charges on a flat: the nota simple
Before you buy, ask for the property’s land registry extract (nota simple): it shows the owner, the description of the property and its charges. If a mortgage or a seizure order appears, it has to be cancelled or deducted before you sign. A property lawyer can go through it with you.
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The Land Registry and the Cadastre are not the same thing
The Cadastre (Catastro) is an administrative register for tax purposes (surface area, cadastral value, annual property tax or IBI); the Land Registry proves ownership and charges. Ideally, the two should match.
Why it is worth registering a property
In general, registering a property is not compulsory, but it is what protects you: against third parties, what the Registry says is what counts, and anyone who buys relying on it is protected by the principle of public registry faith (fe pública registral, Article 34 of the Mortgage Act, the Ley Hipotecaria). Without registration, you also won’t be able to mortgage the home.
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A purchase, an inheritance, a refused registration or charges you weren't expecting.
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Frequently asked questions
Questions about the Land Registry
Is it compulsory to register a home?
In general no, but registration protects you against third parties and is needed, for example, to mortgage the home.
How long does registration at the Land Registry take?
The registrar has a general time limit of 15 working days from submission to review the deed. If defects are found, the time limit is extended until they are corrected.
What is a nota simple and how do you request one?
It is a summary of the property's history: owner, description and charges. It is requested online from the Land Registry (Registro de la Propiedad) and costs a few euros.
What happens if I buy a house with charges?
Registered charges stay with the home even if the owner changes: they have to be cancelled before signing or deducted from the price.
How is an inherited home registered?
With the deed of acceptance and distribution of the inheritance, and after filing the inheritance tax. It is then submitted to the Registry like any other deed.
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