Buying property in Spain as a British citizen: NIE, UK bank and notary

Year after year, Spain remains the number-one European destination for British second-home buyers. The Costa Blanca (Torrevieja, Jávea, Calp, Orihuela Costa), the Costa del Sol (Marbella, Estepona) and the Balearic Islands concentrate the bulk of transactions. Brexit has not stopped the purchase — it has simply changed the paperwork, especially at the notary stage, where UK bank documentation goes through sworn translation into Spanish.

NIE: the first step

Without a Foreigner Identification Number (NIE) you cannot buy property in Spain. You obtain it:

• From the UK, at the Spanish Consulate in London, Manchester or Edinburgh (slower: 2-3 months).
• From Spain at the Foreigners Office with a prior appointment (faster: 2-3 weeks if there is availability).
• Through a lawyer or gestor holding a power of attorney (most convenient if you cannot travel).

You file: passport, EX-15 form, proof of economic cause (imminent property purchase), 790-012 fee receipt.

The offer and the deposit contract

Once the property is chosen, the standard is to sign a deposit contract (arras penitenciales) — typically 10 % of the price — reserving the property for 60-90 days until the final signing. At this stage there is usually no sworn translation yet — the contract is drafted by bilingual lawyers.

UK bank documentation

This is where sworn translation comes in. The Spanish notary must evidence the lawful origin of funds paying for the purchase (Spanish Law 10/2010 against money laundering). The typical UK block:

• Bank statements for the last 6-12 months (Halifax, Barclays, NatWest, HSBC, Lloyds).
• Letter from the UK bank stating the origin of funds (inheritance, sale of UK property, declared savings).
• P60 / SA302 Tax Return if funds come from salaries or self-employment.
• Probate / Will if funds come from a British inheritance.
• Sale contract of the previous UK property (if sold to fund this purchase).

All of this enters the Spanish notary translated into Spanish by a MAEC-accredited translator. A UK "certified translation" is not valid.

The mortgage

If the British buyer finances with a Spanish-bank mortgage (Banco Santander, Sabadell, BBVA, CaixaBank all offer "non-resident" lines), the bank requires the same UK financial documentation translated, plus additional credit scoring.

If the mortgage is financed by a UK bank (rarer), then the deal goes through cross-guarantees and the UK documents filed at the Spanish notary are even more demanding.

Some Spanish banks accept UK bank documentation in English for internal scoring, but always require sworn translation for the mortgage deed signed at the notary.

The notary signing

On signing day:

1. Personal attendance of the buyer at the notary (or representative with a power of attorney, see next section).
2. Full reading of the sale deed by the notary.
3. Bank cheque or certified transfer from the Spanish bank to the seller.
4. Subsequent registration at the Land Registry (1-3 weeks).

If the buyer cannot attend, they grant a specific power of attorney for the purchase before a British notary or at the Spanish consulate in the UK. That POA then reaches the Spanish notary apostilled and translated into Spanish. More on POA translation at Sworn translation of powers of attorney.

Taxes and costs

For the British buyer who is new to this:

• ITP (Property Transfer Tax) for second-hand homes: 10 % of the price in Valencian Community.
• VAT + AJD for new build: 10 % VAT + 1.5 % AJD.
• Notary: 0.3 - 0.5 % of the price.
• Land Registry: 0.2 - 0.3 %.
• Gestoría: €300-600.
• Municipal capital gains tax (plusvalía): paid by the seller as a general rule.

Common mistakes

• Arriving at signing without a NIE. The deed is not signed without it.
• UK "certified translation" the notary rejects.
• Unverified origin of funds. The notary is legally obliged not to authorise the deed without it.
• Power of attorney without Apostille. Apostille it in the UK before sending it over.

In short

Buying property in Spain as a British citizen is completely feasible and the flow is predictable when UK paperwork is in order. At Textualia we translate bank statements, proof of funds, probate, P60/SA302 and powers of attorney from the UK into Spanish to a closed turnaround in the format required by Spanish notaries. Signed PDF in 24-72 hours; if your notary requires stamped paper, physical copy by certified courier within 1-2 business days to Alicante, Málaga, Mallorca or wherever the signing takes place.