Practical guide

The nota simple: the document that tells you what the seller will not.

Before you sign anything, before you transfer any money, and before a bank even considers your mortgage application, there is one document that reveals the real state of the property you want to buy. It is called the nota simple — an extract from Spain's Property Registry. Here is what it contains, how to get one, and what to look for.

What it actually is

An official extract from the Property Registry. The property's identity card.

The nota simple is a document issued by the Registro de la Propiedad (Property Registry) that summarises the legal status of a specific property. It shows who the registered owner is, the physical description of the property (size, boundaries, cadastral reference), any mortgages or charges currently registered against it, and any legal limitations such as easements (servidumbres) or seizures (embargos). It is the closest thing to a property's official identity card — and the first thing any informed buyer should request.

What you need to know

Four things that matter about the nota simple.

What it shows

Ownership, description, charges and legal limitations — everything a buyer needs to see first.

The nota simple is divided into sections. The first identifies the property: location, size, boundaries, and cadastral reference. The second shows the current registered owner or owners. The third — and often the most important for buyers — lists any charges (cargas): existing mortgages, liens, or embargos registered against the property. It also reveals easements (servidumbres), rights of way, or any other legal limitations that could affect how you use the property after purchase.

What you will find in it

Registered owner name and share of ownership
Property description: size, boundaries, cadastral reference
Existing mortgages, liens or embargos registered against the property
Easements, rights of way or other legal limitations

How to get one

Online, in person, or through a gestoría — it costs around 9 euros and takes hours, not weeks.

You can request a nota simple online through the official website of the Colegio de Registradores (registradores.org), at the local Registro de la Propiedad in person, or through a gestoría or lawyer who can handle it for you. The online process costs approximately 9 euros and typically delivers within 24 to 48 hours. In person, you can usually get it the same day. You will need the property's registration details (número de finca) or its full address to locate it in the Registry.

Practical details

Online via registradores.org: approximately 9 euros, delivered in 24-48 hours
In person at the local Registro de la Propiedad: same-day in most cases
Via gestoría or lawyer: they handle the request on your behalf
You need the property's finca number or full address to request it

When you need it

Before making an offer, before signing arras, and again before the notary appointment.

You should request a nota simple before making a formal offer on any property — it tells you whether the seller is the actual registered owner and whether there are hidden charges. You will want a current one before signing the arras contract (reservation deposit), because charges registered between your first check and the signing could change the picture entirely. The bank will require one as part of your mortgage application. And the notary will need the most recent version before the public deed (escritura) is signed.

Key moments when you need it

Before making an offer — to confirm ownership and check for hidden charges
Before signing the arras contract — to verify nothing has changed
During mortgage application — the bank requires it for approval
Before the notary appointment — the notary needs the most current version

What to watch out for

It is informative, not certified — and the information can change between requests.

The nota simple is an informative document, not a certified legal guarantee. It reflects the state of the Registry at the moment it was issued, but the Registry can be updated at any time. A mortgage could be registered, or an embargo filed, between your request and your signing date. This is why you should always request the most recent nota simple shortly before any critical step. Also note that the nota simple only shows what is registered — if a charge has not been formally inscribed in the Registry, it will not appear.

Keep in mind

It is informative, not a legally certified guarantee of status
Information can change between the issue date and your signing date
Always request the most recent version before any critical step
Only registered charges appear — unregistered claims will not show

One step closer

The paperwork is a means to an end. The end looks like this.

Regulated by the Bank of Spain · ICI E156

Dream Nest Consultants S.L. · CIF B19728146 · C/ Federico García Lorca, 9, 12530 Burriana, Castellón, España. See our legal notice, privacy policy and whistleblowing channel.

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