What is a nota simple and what does it show? It is a low-cost extract from Spain’s Land Registry (Registro de la Propiedad), showing who owns a property, its registered boundaries, and — crucially for a buyer — any mortgages, embargoes or other charges attached. Anyone can request one; it is the first document your lawyer pulls before you commit. If you do not yet have the registry reference, how to find out who owns a property in Spain explains where to start.
Reviewed by María Luisa de Castro, abogada (ICA Cádiz nº 2745) — CostaLuz Lawyers checks the Land Registry on every purchase we handle, and has done since 2006.
Here is why it matters: the person selling you a property is not always the person the Registry says owns it, and a home can carry a mortgage or an embargo the seller never mentions. A nota simple pulled before you pay a deposit is what turns “trust me” into “the Registry confirms it” — the single cheapest piece of protection in a Spanish purchase.
What a nota simple tells you
- The registered owner (titular). Who holds legal title, and in what share — essential when there are joint or inherited owners.
- The property description. The registered surface area, boundaries and the unique registry reference (finca), which you check against what you are actually being sold.
- Charges and encumbrances (cargas). Mortgages, embargoes (court seizures), easements (servidumbres), usufructs and any conditions that run with the property — these pass to a new owner if not cleared.
- Whether it matches the Cadastre. Discrepancies between the Registry and the Catastro (the tax map) are a common red flag your lawyer investigates.
A nota simple is informative, not a guarantee of title — for that a full certificación registral can be requested — but it is what your lawyer reads first during the due-diligence stage of a purchase. If it shows an unpaid mortgage or embargo, that is dealt with before, not after, you sign.
Want the Registry checked before you commit?
Email marialuisa@costaluzlawyers.es and we will pull and read the nota simple for the property you are considering — free written analysis. Clients since 2006; see our Google reviews.
Frequently asked questions
What does a nota simple show?
The registered owner, the property’s description and boundaries, and any charges — mortgages, embargoes, easements or usufructs — attached to it, plus its unique registry reference.
Who can request a nota simple in Spain?
Anyone with a legitimate interest can request one from the Land Registry for a small fee. A lawyer usually obtains and interprets it for a buyer as part of due diligence.
Is a nota simple proof of ownership?
It is an informative extract, not a certified guarantee. For a formal certification of title a certificación registral is issued instead, but the nota simple is what reveals charges before a purchase.
This article is general information, not definitive legal advice — every case requires individual analysis. Reviewed by María Luisa de Castro, abogada (ICA Cádiz nº 2745).
The nota simple is one of four checks for outstanding debts before you buy.
A nota simple is one check among many — see our complete legal guide to property investment due diligence for the full due-diligence picture.
This content has been prepared with the assistance of artificial intelligence and reviewed by María Luisa de Castro, a lawyer specialising in Real Estate Law and founder of CostaLuz Lawyers.
The information provided is general and indicative in nature. It should not be used as the sole basis for making professional, legal or investment decisions, and CostaLuz Lawyers assumes no responsibility for decisions taken solely on the basis of this content.
We always recommend personalised review by a qualified professional. For most of our services, initial personalised guidance is free of charge. Get in touch.