New Comprehensive Advisory Service for Property Owners

Owning a real estate property is a big responsibility. To protect your rights as an owner, your property must meet all current legal and technical requirements. To give you the peace of mind that your real estate property does meet these requirements and is fully protected legally — both now and in the event of any change in the law — Tarraco Iuris law firm would like to offer you its comprehensive advisory service for property owners.

Based in Tarragona, our specialist team of lawyers and technical experts are ready to handle all your properly-related legal and administrative needs, including the handling of any mediation process and other procedures and the drafting and lodging of documents for the Spanish authorities (local councils, provincial and regional governments, the cadastral register, the Land Registry, notaries public, the courts, etc.) or any third parties (adjoining property owners, neighbour associations, the community of owners, entities involved in expropriation processes, etc.).

To legally protect your property in Spain, we offer a complete range of technical and legal services that includes:

1. Helping you obtain a NIE (foreigner ID number required for tax purposes in Spain)
2. Drafting all property-related contracts, including preliminary, option-to-buy, purchase and sale, and lease agreements
3. Verifying property charges with the Land Registry
4. Verifying property zoning with the local council
5. Verifying any debts owed by the seller to the Community of Owners
6. Verifying that all tax due on a property has been paid (municipal property tax, tax on income from real estate property, etc.) and drafting and presenting any corresponding tax declarations
7. Providing an estimate of taxes and expenses so you can budget for the cost of transferring a real estate property
8. Verifying the applicable marital or inheritance law and advising you on the legal conditions for purchasing or transferring a property
9. Drafting title deeds for executing property transactions
10. Accompanying you to sign title deeds and any other notarial instruments, acting as advisers and/or translators
11. Assisting your negotiations with the bank for using the property as loan security
12. Registering title deeds with the Land Registry
13. Informing the local council of a change of ownership for the purposes of local taxes and fees
14. For sales by non-residents, preparing and presenting declarations on tax withheld for Spanish income tax and handling the collection of any refund
15. Preparing/lodging applications for:

a. Certificate of occupancy and energy efficiency certificate
b. Building technical assessment report
c. Certificate of structural soundness and certification of construction age

16. Plans and topographical surveys
17. Undertaking boundary demarcation and mediating in conflicts with neighbours
18. Undertaking historical investigations on properties and updating the cadastral record for divided or joined plots
19. Advising you on:

a. Utility connection and the possible use of wells and springs
b. New construction, reform or landscaping projects
c. Business projects
d. Road and path refurbishment
e. Land and building assessment

Are you sure your property is fully protected legally?

Do not hesitate to contact us for further information. Please contact us for any service you require that is not listed

Tarraco Iuris global management

Read this article in Russian
Read this article in German

More detailed information about the new Spanish law on the coasts

Last month we discussed about the main features of the new Spanish Coastal Law and its impact on the environment and the legal status of real estate close to the sea. This month we continue our analysis of the issues related to the details of this Directive.

Restrictions of the right of ownership in the case of real estate land adjacent to the public domain or being a part of it: regarding the use of beaches, it is decided that future regulations of the government should establish a different legal regime for the urban beaches (adjacent to an urbanization), and for areas of natural beach (adjacent to protected areas or rural areas). For the natural beaches applies a high level of protection, limiting any activity. It is important to maintain in a natural state the beaches located far away from urban centers and, on the other hand, to keep the city beaches accessible to the public.

Owners of real estate that legally occupies land in the area of ​​special protection (subjected to the legal servitude or easement) will be allowed to carry out works to improve, modernize and strengthen the real estate, but only if they are not associated with an increase in height, volume or area of ​​the building. This is not new, but now the permission of the regional administration is replaced by a responsible statement, which should include evidence that these buildings meet the legal requirements of energy efficiency and water savings. This is to avoid the license of regional autonomous powers being juxtaposed to municipal licenses. In any case, the Spanish government may suspend the administrative acts and agreements adopted by local governments affecting the integrity of public coastal protected area or its easement. The law introduces a fast and effective precautionary measure to prevent the execution of illegal activities, despite the fact that within ten days, the local decision must be challenged by the State in the courts of administrative disputes.

Changes in the regulation of concessions and permits related to coastal public property: The prorogation or extension of existing concessions is subject to an economic report, which is to determine the impact that the use of the area has on the environment. Thus, the duration will depend on the concession environmental sustainability.
The law also changes the maximum term of public concessions to 75 years and also allows to transfer and to sale them. In the case of transfer through inheritance, the period given to the heirs so that they can declare that they agree with the subrogation of the rights of the concession is increased from one year to four years. This prevents the risk of losing the property of the concession if the decision is not taken in a short term of up to one year, given the difficulties that may be especially faced by foreigners. In the case of transfer of rights between living persons, the validity period shall require the prior approval of the Administration.

Carlos Prieto Cid – Lawyer

Read this article in Russian
Read this article in German

Impact of the new Spanish Coastal Law in existing buildings and coastal preservation

The last revision to Coastal Law pretends to achieve an economic use of the coasts sustainable over time and respectful with the environmental protection. The changes introduced give more legal certainty and clarity and solve some short-term problems created by the previous legislation, but in practice, they reduce the chances of preserving the coastal strip.

The Coastal Law was adopted in 1988 and assumed significant changes in relation to the former regime. Nevertheless, the legislator was very cautious and therefore decided that the legal changes should not immediately entry into force but be delayed over the time. This has led to a conflicting application of the rule and even to its retreat: the law of 1988 failed to defeat the established social realities and that is actually why the government decided that it should be corrected. On the other hand, this law of 1988 created significant legal uncertainty that caused the resolution of the European Parliament in 2009, asking the Spanish authorities to “urgently review and, if necessary, modify the action of the Coastal Act to protect the legal rights of dwelling property owners and those who own small plots in the coastal areas, which do not adversely impact on the coastal environment … “.

Let’s analyze the key amendments of the reform:

1 – Clarification and specification of the concept of marine and coastal public property and improvement of the procedure of demarcation of boundaries:

The littoral is legally defined as the strip where the sea meets the land. The Spanish Constitution establishes that the littoral (including the coastal zone, the territorial sea and the beaches) will always be in any case public domain. Thus, it is important to recognize how far this common property extends, especially when we consider that the Spanish coast is the most densely populated area in the country and it concentrates the most strategic economic activities of the nation, such as tourism and fishing.

The law states that the coastal protection zone will be the land strip within reach of the biggest waves recorded during strong storms. This recording depends on technical criteria that should be created to give more confidence, reliability and stability at the borders.

The main innovation introduced in relation to the protected coastal zone is to reduce the width of the legal easement from one hundred to twenty meters, but only in settlements which were not classified in 1988 as an urban area although they had the characteristics of such. This reduction also applies exceptionally   in the upper shores of the rivers, sensitive to the ebb and flow, in order to avoid that at sites far away from the river mouth, this easement of100 metershas to be respected.

Carlos Prieto Cid – Lawyer

Read this article in Russian
Read this article in German