The nota simple: how to read a Spanish property registry report line by line

Before signing the arras, before applying for a mortgage, before falling completely in love with a property: request the nota simple. This document from the Land Registry condenses on a single page the essential information about any property in Spain — who owns it, how big it is and what encumbrances weigh on it. Knowing how to read it can save you months of trouble.

What the nota simple is (and what it is not)

The nota simple is an informational extract issued by the Land Registry (Registro de la Propiedad). It summarises the most relevant data about a registered property: description, ownership and charges. Anyone with a legitimate interest can request one — you do not need to be the owner or have any prior connection to the property.

An important nuance: the nota simple has informational value only, not certifying force. For court proceedings or notarial acts requiring full legal proof, a certificación registral (registry certificate) is needed — a more formal and costly document. But for evaluating a purchase, the nota simple is more than enough: it is the industry-standard tool.

The three sections of the nota simple

Every nota simple is organised into three blocks. Each one answers a fundamental question about the property you are considering.

Property description

The first section describes the property as it appears in the Registry. Here you will find:

• Finca registral number and the CRU (Código Registral Único) — the unique identifier for the property across the entire Spanish registry system.
• Full address: street, number, floor, door, municipality and province.
• Registered area, which may be stated as useful (interior habitable) or built (including walls and common elements). This does not always match reality: unregistered extensions or outdated surveys create frequent discrepancies.
• Cadastral reference: the code linking the registered property to the Catastro (the fiscal property inventory). Both should match, but they do not always.
• Annexes: garage, storage room, terrace or plot linked to the property.
• Horizontal division: if the property is part of a building, this shows the participation share in common elements.

Always compare the registered area with the listing and with what you saw during the viewing. If there are significant differences, find out why before proceeding.

Ownership

The second section answers the most basic question: who owns this property? Here you will see:

• Full name of the registered owner or owners.
• Ownership percentage of each, if there are multiple co-owners.
• Type of right: pleno dominio (full ownership), usufructo (right of use without ownership), nuda propiedad (ownership without right of use) or other real rights.
• Acquisition title: how the property reached the current owner — purchase, inheritance, donation, court adjudication.
• Date of registration.

Verify that the seller's name matches the registered owner exactly. If it does not, there is a problem: the property may belong to an heir who has not yet registered their acceptance of inheritance, or the seller may not actually be the owner. In either case, do not sign arras until ownership is clear.

Charges and encumbrances

The third section is the one that can spring the most surprises. Here the Registry reports everything that weighs on the property:

• Mortgages: if the property has an active mortgage, it will appear here with the original amount, the lending institution and the date of constitution. The seller must cancel it before or during the deed.
• Liens (embargos): if there is a court-ordered lien on the property, the purchase becomes seriously complicated. Do not buy a property with an active lien without legal advice.
• Easements: rights of way, light, views or other third-party rights over the property.
• Fiscal charges: capital gains tax retentions or other unpaid taxes that have not yet prescribed.
• Resolutory conditions: clauses that, if breached, could void the previous transfer.

The ideal situation is for this section to read «free of charges». If any entry appears, it does not necessarily mean the purchase is impossible, but you do need to understand what it implies before moving forward.

Red flags: what should make you stop

Not everything on a nota simple is cause for concern, but certain situations demand immediate investigation:

• The seller is not the registered owner. There may be an inheritance pending registration or fraud. Do not hand over money until this is resolved.
• A large mortgage with no mention of cancellation. The seller must pay it off with part of the sale price or before the deed. Make sure your lawyer or the notary controls this point.
• Active liens. A lien signals serious debt. The purchase is possible but requires specialised legal advice.
• Registered area significantly below the actual size. This may indicate an illegal extension or construction without a permit. It affects the real value of the property and the ability to obtain a mortgage.
• Active usufruct. If a third party holds the right of usufruct, they may live in the property even though you are the owner. Buying the bare ownership (nuda propiedad) is a legitimate transaction, but you must know exactly what you are purchasing.

How to request a nota simple

The fastest method is an online request through the official portal of the College of Registrars. You will need at least one of the following:

• The CRU or former IDUFIR (found in previous deeds).
• The cadastral reference (available on the IBI receipt or the Cadastre website).
• The full address of the property.
• The owner's name and tax ID (NIF).

The official cost is 9.02 euros (plus VAT) and you will receive it by email within 24 to 48 business hours. You can also request one in person at the corresponding Land Registry, where you will receive it on the spot or within a few hours.

When to request it and how often

Request it before signing the arras. This is when the information has the most value: you have not yet committed financially and can walk away at no cost.

If several weeks pass between arras and the deed, consider requesting a second nota simple just before the notary appointment. New charges may have been registered in the interim — unexpected liens, preventive annotations — that did not appear in the first check. The notary also requests a nota simple as a matter of course, but verifying independently gives you an extra layer of security.

The nota simple does not formally expire, but its content is a snapshot of the moment it was issued. The more recent it is, the more reliable.

Frequently asked questions

Can I request the nota simple for any property, even if it is not mine?

Yes. Anyone with a legitimate interest can request one. If you are evaluating a purchase, that interest is self-evident. You do not need the owner's permission.

What is the difference between a nota simple and a certificación registral?

The nota simple is informational: it summarises the property's data quickly and cheaply. The certificación registral is an official document with full evidentiary value, signed by the registrar, used in court proceedings or when conclusive proof of registry status is needed. For evaluating a purchase, the nota simple is sufficient.

What should I do if the nota simple shows a mortgage?

It is not necessarily a problem. Most sellers have an active mortgage that is cancelled with part of the sale price on the day of the deed. The key is that the notary manages the simultaneous cancellation: the buyer pays, part of the money goes to the bank to settle the mortgage and the remainder goes to the seller. What should not happen is for the mortgage to remain registered after the purchase.

Does the area on the nota simple always match reality?

Not always. It is common for the registered area to differ from the cadastral or actual area, especially in older properties, those extended without a permit or with imprecise historical surveys. If the difference is significant, it is advisable to commission a technical measurement and, if appropriate, process a registry rectification before the purchase.

How long does it take for a change to be reflected in the Registry?

It depends on the type of registration and the Registry's workload, but the norm is two to four weeks for a purchase deed. During this period, the priority entry (asiento de presentación) sent by the notary on the day of signing protects the buyer against third parties.