The purchase

From offer to keys, step by step

The purchase unfolded in order, with the documents, checks and payments that belong at each step.

8 min readLast reviewed August 2026

A family arriving through the gate of a whitewashed villa on the Costa del Sol

At a glance

Cash purchase
6–12 weeks
From accepted offer to keys when the file is ready.
With a mortgage
8–16 weeks
The bank adds valuation, offer and cooling-off time.
Usual arras deposit
10%
A serious commitment, not another reservation fee.

The road from an offer to the keys

Follow what changes, what is checked and what you may pay at each point.

  1. Agree the offer

    Price, inclusions and a realistic completion target are agreed in principle. Your own lawyer should be in place before a binding document follows.

    The starting point

  2. Reserve the home

    A short reservation can take the home off the market while the first papers are gathered. Some purchases skip this and move directly to arras.

    Usually held for 1–2 weeks

    Commonly €3,000–€6,000

  3. Sign the arras

    The private contract fixes the route to completion and the consequences if either side walks away. Let the initial legal checks finish before signing.

    Usually 10% of the price

  4. Finish due diligence

    Your lawyer checks ownership, charges, planning, occupation, community debts and the contract trail for the exact home.

    Before completion

  5. Complete at the notary

    The public escritura is signed, the balance moves and the keys are handed over. Your lawyer can attend under a suitable power of attorney.

    Commonly 30–90 days after arras

  6. Register the ownership

    Taxes are filed and the escritura goes to the Land Registry. A lawyer or gestoría normally handles the follow-through.

    Registration can take up to 3 months

Terms you will hear on the road

Arras

The private deposit contract that normally sets the route and consequences before completion.

Escritura

The public purchase deed signed at the notary when ownership transfers.

Nota simple

The Land Registry extract showing registered ownership, description and charges.

Gestoría

An administrative service that can handle filings and registration after completion.

Questions to settle before the offer becomes binding

How long does buying in Spain actually take?

A cash purchase commonly takes 6–12 weeks, while a mortgage purchase commonly takes 8–16 weeks. The exact pace depends on the legal checks, the seller's paperwork and the bank, so a fast target should never shorten due diligence.

What is the difference between the reservation and the arras deposit?

A reservation is commonly €3,000–€6,000 and briefly takes the home off the market while early checks begin. The arras is usually 10% of the price and sets the binding route to completion, so have your lawyer approve its wording before you sign.

Can I lose my deposit if I change my mind, and what if the seller pulls out?

Under Article 1454 of the Civil Code, the usual arras penitenciales cuts both ways. If you withdraw you lose the deposit; if the seller withdraws, they return 2 times it. Your contract can change the practical detail, so your lawyer should confirm the clause before money moves.

Do I need a Spanish bank account before I buy?

It is not the document that makes you an owner, but it makes the purchase and the months after it much easier. Utilities, IBI and community charges can then be paid by direct debit, and a lawyer can often open the account under a suitable power of attorney.

When you are ready

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