Spain: cross-border payments and remote closing

A buyer who lives abroad needs a clear map of the Spanish purchase: when money moves, in what form, who signs what and whether a trip is needed. This briefing gives your team the sequence and the points that most often cause delays. It is written for agencies and developers.

The sequence in one view

A typical purchase runs from an offer, through a private contract with a deposit, to the public deed before a notary, and then registration. A May 2026 guide plans eight to sixteen weeks from first offer to keys, with the NIE as the slowest step (see the CostaLuz guide). Put the timetable in front of the buyer in the first week.

The private contract and the deposit

The private purchase contract, the contrato de arras, commonly carries a 10 percent deposit. As described in the guides, a buyer who fails to complete forfeits the deposit, and a seller who withdraws must return double. Before the buyer signs, make sure they understand those consequences, that the contract names the exact property and the completion date, and that the deposit is paid by the route the lawyer approved. A remote buyer should not wire a deposit on the strength of messages alone.

The public deed and registration

Only the public deed, signed before a Spanish notary and then registered at the property registry, gives full ownership. The notary and the registry are where documents are checked, so errors in names, tax numbers or powers of attorney surface there, late and at the buyer's cost. Have your lawyer review every identity detail a week before the deed date.

How the money moves

Guides state that the notary will accept a banker's draft drawn on a foreign bank for the purchase price, while advising a Spanish bank account for utilities, community fees and local taxes. Other points for your team to pass on:

• payments go through the banking system; the Tax Agency's cash limit is EUR 1,000 in general and EUR 10,000 for private individuals with tax domicile outside Spain (see the Tax Agency page)
• the funds should come from an account in the buyer's own name, with the evidence of the source ready
• tell the buyer the cost and timing of converting currency, and that the rate can move between deposit and deed
• ask the notary and the lawyer which form of payment they will accept on the day, and in writing
• keep transfer confirmations with the file, because the bank and the tax authority may ask for them

We did not verify how each Spanish notary records the means of payment in the deed or what mortgage limits lenders apply to non-residents; ask the lawyer and the lender rather than assuming.

Taxes and costs buyers should hear from you

For resale property, the transfer tax, ITP, is set by each autonomous community and typically ranges from 6 to 10 percent of the higher of the agreed price and the cadastral value. A new-build purchase from a developer carries VAT, currently 10 percent on residential property, plus stamp duty on documents, AJD, at the regional rate. Notary and registry fees come on top. Do not give one figure for the whole country; give the buyer the rate for the region where the property is.

Remote closing and powers of attorney

A non-resident who cannot travel can grant a power of attorney. The options in law-firm guides are:

• sign a notarial power of attorney before a notary at home, legalise it with the Hague apostille and attach a sworn translation into Spanish
• sign it at a Spanish consulate, in Spanish, which avoids the apostille and the translation

The power should list the specific acts, such as obtaining the NIE, opening a bank account, signing the deposit contract and the deed, paying taxes and registering the property (see the CostaLuz guide on powers of attorney). The lawyer presents it to the notary and the registry. A power that is too narrow or badly translated is a common reason a closing date slips, so ask your lawyer to check it before the buyer signs.

What to tell a remote buyer

• who acts for them in Spain, and exactly what the power lets that person do
• how long the NIE, the apostille and the translation take, and that they run in parallel with other steps
• that the deposit is at risk if they do not complete
• that costs vary by region and by whether the property is new or resale
• that they should pay only through the route the lawyer has confirmed

Pitfalls that cost time

• an NIE that is late, which blocks the deed
• a power of attorney without the acts needed, or without a proper translation
• a first transfer held by the buyer's bank for questions about the source of funds
• a mismatch of names or tax numbers between the contract, the power and the deed
• a deposit paid before the lawyer has checked the property and the seller

Working with D.H. Realting

D.H. Realting is a trilingual (Russian, English, Polish) overseas-property platform. We introduce buyers, including expats and cross-border buyers, and support the process. Agencies that handle the deal locally and want to be introduced to such buyers can contact us through our partners page.

This briefing is informational only and is not legal, tax or investment advice. Facts were checked on 11 October 2026 from the sources named in the text; rules change, so confirm with a local lawyer before relying on any point.