Buying a property in Valencia, whether to live in, invest, or purchase a second home, involves complying with several legal steps specific to the Spanish system. During a real estate purchase in Spain, one of the most important documents is the nota simple.
Too often, buyers, especially international buyers, discover its importance when signing the deposit contract (contrato de arras) or just a few days before completion at the notary’s office. However, the nota simple should be reviewed much earlier.
This official document allows you to verify the real legal status of a property in Valencia and avoid any risks related to a mortgage, debt, or ownership issue.
Buying property in Valencia requires checking the nota simple to legally secure your investment.
Buying property in Valencia, requires checking the nota simple to legally secure your investment.
What is the nota simple in Spain?
The nota simple is an informative document issued by the Registro de la Propiedad, the official body responsible for registering property ownership in Spain. One point matters above all: it is an information extract, not a title deed. It tells you what the registry says at a given moment, but it is not the document that makes you the owner. Ownership is transferred and proven by the escritura pública, the public deed signed before a notary.
The nota simple is an extract from the Land Registry and contains the essential legal information of the property:
- Identity of the current owner(s) and date of acquisition
- Unique property identification number (C.R.U. or IDUFIR), which lets you locate the exact record without any confusion
- Official description of the property: location, registered surface area, boundaries, sometimes orientation, and urban or rural classification (urbano / rústico)
- Existing mortgages, with the outstanding capital still owed
- Registered debts, charges and tax liens (afección fiscal)
- Any easements (servidumbres), usufruct or bare ownership
- Any embargoes (seizures)
- History of ownership transfers
It provides a legal snapshot of the property at a specific moment in time.
Why it is essential when buying property in Valencia
When purchasing property in Valencia, the nota simple allows you to:
- Verify that the seller is the legal owner
- Confirm that the property can legally be sold
- Identify a mortgage that must be repaid on completion
- Detect any legal procedures or limitations
Without this document, the buyer is exposed to significant legal and financial risks.
In the Spanish real estate system, transaction security relies largely on the information recorded in the Land Registry.
When should you request it?
Ideally, the nota simple should be requested before signing anything, including:
- Before a reservation contract
- Before signing the deposit contract (contrato de arras)
- Before the final signing at the notary
Some real estate agencies in Valencia may already have a nota simple available. However, it must be recent (less than three months old).
You can also request it yourself online, directly from the Land Registry through the official sede electrónica (Registradores.org), for approximately €10 to €20. The document is usually issued within 24 to 72 hours. The request requires stating a legitimate interest (interés legítimo), which is clearly the case as soon as you are considering buying the property.
Requesting an updated nota simple allows you to know the exact outstanding mortgage balance at the precise time of consultation.
Land Registry vs Cadastre: what is the difference?
When buying property in Spain, it is important to distinguish between two concepts:
Land Registry (Registro de la Propiedad)
- It has legal value.
- Banks and notaries rely exclusively on the information recorded there.
Cadastre
- It has an administrative and tax function.
- It is mainly used for urban planning and tax purposes.
- It is common for the surface area recorded in the Cadastre to differ from the one registered in the Land Registry. Only the surface registered in the Land Registry has legal value in a sale.
To secure a property purchase in Valencia, the Land Registry always prevails.
A key document for preparing the deposit contract
The nota simple plays a crucial role in preparing the deposit contract (contrato de arras).
It allows you to anticipate:
- Repayment of an existing mortgage
- An unresolved inheritance situation
- Joint ownership between several parties
- Usufruct or bare ownership
- A registered charge
These elements directly influence the drafting of the contract and the sale conditions.
Who verifies the nota simple?
Although the nota simple is publicly accessible, its analysis must be thorough.
It is generally reviewed by:
- The real estate agency
- A lawyer specialised in property law
- The notary
In Spain, the notary will systematically request a new nota simple a few days before completion to ensure that no new entries have been recorded.
Why is it particularly important for international buyers?
For foreign buyers wishing to purchase property in Valencia, the nota simple is even more important.
The Spanish legal system differs from that of many European countries. Legal terminology can be complex. Concepts such as usufruct, joint ownership or registered charges may require professional guidance. Skipping this step is, in fact, one of the classic pitfalls of buying in Spain: moving forward without having properly read this document.
Carefully reviewing and analysing the nota simple helps avoid mistakes and fully secure a real estate investment in Spain.
Conclusion
The nota simple is the most important legal document to review before buying property in Spain. Before signing a deposit contract or paying a deposit for a property in Valencia, it is essential to verify the information recorded in the Land Registry. Understanding its content and purpose allows you to buy safely and avoid unpleasant surprises at completion.
Once the property is legally secured, remember to prepare your budget too: see our overview of the 9% ITP transfer tax in Valencia in 2026.
Frequently asked questions
How much does a nota simple cost and how long does it take to get?
Expect around €10 to €20 when you request it online through the Land Registry’s sede electrónica (Registradores.org). It is usually issued within 24 to 72 hours.
What is the difference between the nota simple and the escritura?
The nota simple is an informative extract from the registry describing the legal status of the property. The escritura pública is the notarial deed that actually transfers and proves ownership. The first is used to check before buying; the second formalises the purchase.
Is a nota simple provided by the agency enough?
Only if it is less than three months old. In any case, the notary will request a fresh copy a few days before signing, to confirm that no new charge has been registered in the meantime.
Nota simple or Cadastre: which surface area is legally binding?
It is the surface area registered in the Land Registry that has legal value in a sale, not the Cadastre figure, which serves a tax function and may differ.