What happens at the Spanish notary when you buy a property? Completion happens in a single meeting at the notary’s office. The notary checks everyone’s identity and capacity, reads out the escritura pública (public deed of sale), confirms the payment, and — once buyer and seller sign — you pay the price, receive the keys, and the notary sends immediate electronic notice to the Land Registry.
Reviewed by María Luisa de Castro, abogada (ICA Cádiz nº 2745) — CostaLuz Lawyers attends completions with our buyer clients, and has since 2006.
By the time you reach the notary, the hard work is done: the due diligence, the money in place, the deed drafted. The signing itself is a formal, well-rehearsed act — but it is also the moment ownership legally passes, so it is worth knowing exactly what happens and in what order.
The signing, step by step
- Identity and capacity. The notary verifies passports/NIE, confirms the parties understand the act, and arranges an interpreter or a translated deed if a buyer does not speak Spanish.
- Reading the deed. The notary reads the escritura — the parties, the property, the price and the charges — and confirms it matches what was agreed.
- Payment and keys. The buyer pays, typically by bank-guaranteed cheque or confirmed transfer; the seller hands over the keys. If there is a mortgage, that deed is signed at the same meeting.
- Registry notice. The notary sends an electronic asiento de presentación to the Land Registry that same day, giving you priority protection before the full registration completes.
The notary stage is the final step of the conveyancing timeline; the fees you pay there follow a regulated statutory scale. If you cannot attend in person, a power of attorney lets your lawyer sign the deed before the notary on your behalf.
Want a lawyer beside you at completion?
Email marialuisa@costaluzlawyers.es and we will handle the due diligence and attend the notary with you — or sign for you under power of attorney. Free written analysis. Clients since 2006; see our Google reviews.
Frequently asked questions
What does the notary do when you buy property in Spain?
The notary verifies identity and capacity, reads the public deed of sale, confirms payment, witnesses the signatures, and notifies the Land Registry electronically the same day.
Do I have to attend the notary in person?
No. If you cannot attend, a power of attorney lets your lawyer sign the deed before the notary on your behalf — common for non-resident buyers.
When do I get the keys?
At the signing. Once buyer and seller sign the escritura and payment is confirmed before the notary, the keys are handed over and ownership passes.
This article is general information, not definitive legal advice — every purchase differs. Reviewed by María Luisa de Castro, abogada (ICA Cádiz nº 2745).
Before you complete, confirm the first occupation licence and what to check before you complete.
Before completion, know your position if the seller tries to pull out after you paid the deposit.
Notary day is the final step of a longer process — see our complete legal guide to property investment due diligence for what should happen before you get there.
Need advice on a Spanish legal matter?
We advise foreign clients on Spanish property, inheritance, tax and residency matters. Bilingual help across southern Spain since 2006.
Client line (EN/ES): +34 919 499 342 · marialuisa@costaluzlawyers.es · Costaluz Lawyers — María Luisa de Castro, ICA Cádiz nº 2745.
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.
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