Year after year, we see the same questions and the same situations come up again and again. Most of them are easy to avoid once you know what to look out for. Here are the five most common mistakes — and how to sidestep them.
1. Leaving the NIE application until the last minute
The NIE (foreigner identification number) is required for almost every step — from opening a bank account to signing the purchase contract. The good news: this isn’t something you need to worry about or arrange yourself. Our lawyers handle it as a standard part of the process, before you’re even seriously viewing specific properties — so once you find the right one, nothing holds things up.
2. Budgeting only for the purchase price, not the extra 10-13%
The price on the listing is rarely the final number. Taxes, notary fees, legal costs — they all add to the budget. Buyers who don’t factor this in from the start sometimes find a property they love turns out to be just out of reach at the final step. We always provide a full cost estimate upfront, so you’re working with the real number, not just the listing price.
3. Not checking for outstanding community debts on the property
In Spain, unpaid community fees can pass to the new owner if they’re not checked before purchase. It’s rarely a large amount, but it’s an unwelcome surprise to discover after the fact. Our partner lawyers run this check as standard on every property — it’s built into the process, not an extra step you have to remember to ask for.
4. Buying based on photos alone, without a trusted local partner
Buying remotely is entirely realistic, and most of our international clients do exactly that. For us, it’s routine — not a special arrangement we improvise, but a process we’ve refined over many purchases. A live virtual viewing with real commentary, an honest read on the neighbourhood and the actual noise level, full coordination from a distance — this is work we do every week, not something we’re figuring out as we go.
5. Not understanding the contract stages and what each one commits you to
Buying in Spain moves through distinct stages — a reservation agreement, a private purchase contract, and finally signing before a notary — and each one carries a different level of commitment and different terms around deposit refunds. Without a clear sense of which stage you’re at and what you’ve already committed to, some buyers run into unpleasant surprises if their plans change. We walk you through each stage before you sign anything, so you always know exactly what the next step means.
In short
Most of these mistakes come not from carelessness but simply from the process abroad working differently than it does at home. With the right partner alongside you, each of these becomes just another step, not an obstacle.
Get in touch with Olivo Estates — we’ll guide you through the entire buying process without surprises, from the first viewing to picking up the keys.
