From offer to notary.
The Spanish purchase process is predictable once you know its shape. These are the eight stages and the words that matter.
- 01
Find
Search, view, and shortlist with a clear all-in budget.
- 02
Offer
Usually verbal or by email through the selling agency.
- 03
Reservation
Where applicable: a small payment to take the property off the market.
- 04
Legal due diligence
Nota Simple, charges, community status, licences, cadastral checks.
- 05
Arras
The deposit contract that fixes price, deadlines and consequences.
- 06
Mortgage
Valuation, formal offer, and the legally required pre-signing information.
- 07
Notary
Signing the escritura, payment, and registration process begins.
- 08
Keys
Utilities, community registration, and the property is yours.
Read this twice
Arras is not just a reservation.
An arras contract is a binding agreement. Depending on how it is drafted and which legal type is used, walking away can mean losing your deposit, paying double it back, or being required to complete the purchase. Deadlines, financing conditions and the treatment of charges all live in this document.
Have an independent lawyer review the arras before you sign it. Luma provides general information, not individualised legal advice.
The vocabulary
- NIE
- Foreigner identification number. Required to buy, pay taxes and open accounts.
- Nota Simple
- Land Registry extract: ownership, description and charges on the property.
- Arras
- Deposit contract. Its type determines what happens if either side walks away.
- Notario
- Public notary who authorises the deed. Neutral — not your advisor.
- Registro de la Propiedad
- Land Registry where ownership is recorded after signing.
- Gestoría
- Administrative firm handling taxes and registration filings.
- Lawyer
- Your own independent representation. The only party working solely for you.
The Madrid Property Buyer Guide 2026
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