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THE BANCO SABADELL GUIDE TO HOME-BUYING IN SPAIN
2
General
recommendations before
buying a home in Spain
Banco Sabadell
mortgage offer
How much
will it all cost?
We take you
through the process step
by step
N.I.E.
Glossary of financial
terms Referring to mortgages
in Spain
Our Branches
at Your Service
4
5
8
12
14
15
22
INTRODUCTION
Buying a home in Spain (or elsewhere) can sometimes be a complicated process,
and different language and local habits won’t make it easier. At Banco Sabadell
we want to help you through the whole process and that’s why we have published
this guide.
Whether you need a mortgage or not: we can provide expert advice on all the
steps to be taken and the professionals to be contacted, so that your time in
Spain is spent enjoying your home and not chasing bureaucracy.
With Banco Sabadell, the purchase of your home becomes as easy and troublefree as possible. You can rely on our proven experience in the real estate and
mortgage business, which enables us to find the solution that best suits your
needs and, above all, avoids unnecessary costs, which do so often arise.
In this guide, you will find a clear and simple summary of all the details related
to purchasing and financing your home in Spain, which will help you to take out
a mortgage in the safest way and without any unpleasant surprises.
Furthermore, the glossary of financial terms in Spanish with their English
translation, to be found at the end of this guide, will help you to understand the
meaning of concepts which often lead to doubts.
At Banco Sabadell, you will find the team you need to take you through the homebuying process easily and quickly, either by enquiring your local branch, or by
calling +34 902 343 999.
And of course, you can also enter visit our website bancsabadell.com/en, where
besides finding all the information on our mortgages, you will be able to fill in an
application form so that our experts analyse your purchase operation within
48 hours with no commitment on your part and completely free of charge.
And if you prefer, you can use the mortgage calculator to calculate the monthly
repayments yourself.
3
4
General
recommendations
before buying
a home in Spain
We highly recommend you to hire a surveyor to verify the adequacy of the
purchase price.
Always ensure that the property is exempt from mortgages or outstanding
debts. Make an enquiry at the local Property Register (Registro de Propiedad)
to find out.
In order to make sure that your property won’t be affected by any public
or private building project, contact the Town Planning Department
(Departamento de Urbanismo) of the Local Council (Ayuntamiento).
The former owner of the property should be up to date on the Property and
Capital Gains Taxes payments, as well as on the payments for basic utilities
(water, electricity, telephone etc.) and the Owners’ Community. If you bring us
the last bills, we will deal with changing the details for the direct debit (which,
quite often, is a condition for the supply of the service in Spain).
If you decide to take out the mortgage with Banco Sabadell, we will take care
of all these things for you, and you won’t have to worry about anything. It’s as
simple as that.
For further information, please call +34 902 343 999, or visit our
website at bancosabadell.com/en.
Banco Sabadell
mortgage offer
We offer a wide range of mortgage options at competitive rates, with different
repayment terms and conditions to perfectly suit your requirements.
Variable rate mortgages
This kind of loan allows you to take advantage of falling rates, though obviously, it
also incorporates rises. Its main advantage is that every 12 months it is adjusted
to match market rates.
Maximum term: 40 years (maximum age of the holder at the
end of the mortgage period: 75 years).
Interest rate: variable, either referenced to the IRPHce (1)
or the EURIBOR (2).
Monthly repayments: a fixed amount, adjusted once a year.
Prepayment fee (% of prepaid amount): 0.50% during the
first 5 years of the mortgage, 0.25% the remaining years.
If you would like to enjoy interest rate discounts you just need to open a Prestige
Care Account and entrust us your home and life (3) insurance. Ask now for our
Bonus mortgage. The mortgage that rewards your trust so you can enjoy lower
interest rates.
(1) IRPHce (Índice de Referencia de Préstamos Hipotecarios – conjunto de entidades): Average rate for mortgages
of all Spanish financial institutions, published by the Banco de España.
(2) EURIBOR: European Interbank Offered Rate, published by the European Central Bank.
(3) Insurance policy available only to residents of the European Economic Area and Russia.
5
6
Banco Sabadell
mortgage offer
Fixed rate mortgages
If you don’t want to be concerned about interest rate increases, you should
choose our Fixed-Rate Mor tgage, which assures you constant monthly
payments for the whole life of the loan. In addition, if you wish to benefit from
lower repayments during the initial years, our Different mortgage will perfectly
meet your needs.
Maximum term: 30 years (maximum age of the holder at the
end of the mortgage period: 75 years).
Interest rate: fixed for the duration of the loan.
Monthly repayments: constant during the entire life of the
mortgage or escalating repayments to pay less during the initial years
of the mortgage if you choose a Different Mortgage.
Prepayment fee (% of prepaid amount): 0.50% during the
first 5 years of the mortgage, 0.25% the remaining years. When the
early repayment causes a financial loss to the lender an interest rate
risk fee of 4% will be charged.
7
Mixed rate mortgages
If you want to prevent the uncertainty of possible interest rate rising during the
first years of your mortgage, perhaps to improve your financial budgeting, but
you are also prepared to accept market interest rate adjustments in a longer
term, then a mixed rate mortgage may be the one for you.
Maximum term: 40 years (maximum age of the holder at the
end of the mortgage period: 75 years).
Interest rate:
first 4 years at a fixed interest rate and the
remainder at a variable rate, adjusted once a year.
Monthly repayments: a fixed amount for the first 4 years
and then adjusted once a year as explained in the variable rate mortgage
Prepayment fee (% of prepaid amount): 0.50% during the first 5 years of
the mortgage, 0.25% the remaining years. When the early repayment
causes a financial loss to the lender an interest rate risk fee of 4% will
be charged.
8
How much
will it all cost?
When you buy a proper ty with or without a mor tgage loan, Spanish Law
stipulates a series of compulsor y costs to make sure that there are no
problems when the final sale transaction is made. And, of course there is the
tax office… These expenses and taxes have nothing to do with the Bank and
usually represent approximately 10% of the purchase price. If you know what
you have to pay, you can include these costs into your budget and you will not
encounter unpleasant surprises.
Non-banking expenses
Costs incurred before you apply for a mortgage:
Valuation fee (Tasación): whether you need a mortgage or not,
when deciding the purchase of Real Estate you should check if the property
you want to buy is really worth the price the seller is asking for, and the
best way to do so is to ask an expert to appraise the property in question.
That is the valuation. Moreover, if you need financing, as the maximum
amount of the loan depends on the value of the property, the bank needs
the valuation to determine it.
Certification of non-encumbrance (Nota simple de
cargas): issued by the Land Register, makes sure that the property is not
affected by a former mortgage or other encumbrances.
9
Costs of the purchase of the property and mortgage loan
(if required):
Notary (Notario) fees: for setting up the purchase and/or mortgagecontract and title deeds of the property.
Land Register (Registro de la Propiedad) fees: for the inscription
of the mortgage loan and title deeds of the property in the local Land Register.
Solicitor (Gestoría) fees: for the administration of taxes payable
to the tax office and for inscription of the loan and purchase agreements
in the local Land Register.
Taxes:
Value Added Tax, VAT (Impuesto sobre el Valor Añadido, IVA)
is applicable when you are buying a new property straight from the promoter.
The current standard VAT rate is 8% on the sales value (if the property is in
the Canary Islands you must pay the indirect tax for the Canary Islands).
Transfer Tax (Impuesto de Transmisiones Patrimoniales, ITP)
is applicable when you are buying a second-hand property. This will be a
percentage of the price and will range between 5% and 8% depending on
the region where the property is located.
Stamp Tax (AJD, Actos Jurídicos Documentados): has to be paid for
every transaction that requires a public certification. Real Estate purchase
and mortgage are public contracts. Therefore, they are both subject to the
Stamp Tax which will range between 0,5% and 1,2% depending on the region.
10
How much
will it all cost?
Compulsory Property Insurance:
This is an insurance policy required by law to cover damage to the property
used as collateral for a mortgage in Spain. It only protects the building from
damages caused by fire, but the contents, i.e. all your personal items, are not
included. That’s why an additional insurance is definitely recommended. You
will find useful information on how to protect your property on the next chapter.
Loan arrangement cost
Finally you have to add the loan arrangement fee, a percentage of the mortgage
amount. At Banco Sabadell it ranges between 1% and 1.50% (minimum 750
euros) depending on the acquisition of other Banco Sabadell products and
services.
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Table of monthly repayments
3.00%
3.25% 3.50% 3.75% 4.00% 4.25% 4.50% 4.75% 5.00% 5.25% 5.50% 5.75% 6.00% 6.25% 6.50% 6.75% 10
9.656074
9.771903 9.888587 10.006124 10.124514 10.243753 10.363841 10.484774 10.606552 10.729170 10.852628
10.976922 11.102050 11.228010
11.354798
11.482411
15
6.905816 7.026688 7.148825 7.272224 7.396879 7.522784 7.649933 7.778319 7.907936 8.038777 8.170835
8.304101 8.438568 8.574229 8.711074
8.849095
20
5.545976
5.671958 5.799597 5.928883 6.059803 6.192345 6.326494 6.462236 6.599557 6.738442 6.878873
7.020835 7.164311 7.309282 7.455731
7.603640
25
4.742113 4.873162 5.006236 5.141312 5.278368 5.417381 5.558325 5.701174 5.845900 5.992477 6.140875
6.291064 6.443014 6.596694 6.752072
6.909115
30
4.216040 4.352063 4.490447 4.631156 4.774153 4.919399 5.066853 5.216473
5.368216 5.522037 5.677890
5.835729 5.995505 6.157172 6.320680
6.485981
35
3.848502
3.989372 4.132906 4.279050 4.427747 4.578940 4.732567 4.888567
5.046877 5.207430 5.370163
5.535007 5.701897 5.870765 6.041543
6.214165
YEARS
40
3.579844
3.725412
3.873910
4.025260
4.179385
4.336202
4.495628
4.657579
4.821966
4.988703
5.157703
5.328876
5.502136
5.677396
5.854568
6.033568
INTEREST RATE
How do you use the table?
It’s very easy. Choose the loan interest rate you have been offered from the
first column and then find the figure in the row under the term you want in years.
This is the monthly repayment for each 1,000 euro borrowed. For instance, a
200,000 euros mortgage loan at 6% for 10 years means a monthly repayment
of 2,220.41 euros (11.102050 x 200).
We will provide you with a free, fully detailed quotation, calculating your own
mortgage payments and your loan and purchase expenses.
Ask for it at our local branch, call us on +34 902 343
or visit our website at bancosabadell.com/en
999
12
We take you
through the process
step by step
Application
There are several ways to apply for a mortgage with Banco Sabadell: at your
local branch, by calling us on +34 902 343 999 or by filling out the
form on our website at bancosabadell.com/en.
Bear in mind we always need the following documentation in order to handle
your application. The original documents have to be shown abefore signing
the mortgage / purchase contract.
Documentation required
from each applicant:
• Identity card or passport.
• Last 2 pay-slips (if salaried) or proof of payments of income tax on bank
account during current year (if self-employed).
• Last Income Tax Return (P60 or equivalent tax statement).
• Latest full tax return (if applicable).
• Banking reference.
• Regarding the property: private purchase contract (for a new property)
or ownership deeds (for a re-sale property).
• Experian file or Credit Report.
Your application and queries will be handled quickly and efficiently.
We promise you a response within 48 hours!
13
Insurance and protection
Fire insurance is compulsory for every property you want to use as collateral for
a mortgage in Spain, but we recommend you to consider at least two other types
of insurance in order to protect your home against adversity.
First, the Home Protection Plan, a comprehensive insurance for your property,
and then a mortgage--related Life Insurance (1), which will cancel the pending debt
of your mortgage in the event of death and, optionally, permanent disability of
the mortgage holder, all to the benefit of your family.
(1) Insurance policy available only to residents of the European Economic Area and Russia.
Signature
And once Banco Sabadell has approved your application, all you have to do is
to bring the documents indicated below and we will take care of all the rest.
Are you...
Then we will need...
... buying a new home from a
developer and applying for a
mortgage on the same property?
...a “New Building Certificate”
from the developer.
... a photocopy of the private
purchase contract or letter of offer.
... buying an existing home and
applying for a mortgage on the
same property?
... a photocopy of the deeds
of current owner.
... planning to build your own
home?
... a photocopy of the deeds
of the land or plot.
... building project stamped
by the Architects Association.
... the planning permission.
... compulsory 10 year
construction insurance.
14
N.I.E.
If you are non-resident in Spain, do not forget to undertake the necessary
steps to receive your N.I.E. (Número de Identificación de Extranjeros), the tax
identification number for foreigners, because you will need it for any economic
transaction that you want to carry out in Spain, such as Real Estate purchase
and for regulation of taxes involved. You need the N.I.E. for the signing of
the deeds, and for the Property Register Office (Registro de la Propiedad) to
register the purchase in your name.
The N.I.E. is a document issued by the Spanish Home Office and should
be applied for at the Oficina de Extranjeros of any National police station.
In order to apply, you will only need to take your passport and a photocopy
of it. The certificate can then be collected approximately two weeks after
the application depending on their workload. If you want someone else to
process your application for you, you can confer Power of Attorney (Poder)
your lawyer(s), and they can then collect your identity number from the police
station for you.
15
Glossary of
financial terms
Referring to mortgages
in Spain
At Banco Sabadell, we want to make the home-buying process as easy and troublefree as possible for you. You will benefit from our full service in your language, but we
cannot avoid the fact that public contracts, deeds, forms etc. have to be drawn up in
Spanish. That is why we have added this glossary: it will help you to understand the
key concepts of these documents and, with the support and advice of your branch,
together we will achieve maximum transparency and security for you.
Amortización (Repayment)
Repayment of the initial loan amount by means of a scheme of instalments, including
a repayment of capital borrowed and an amount for the interest charged. According
to the type of mortgage, these instalments can be fixed for the whole life of the loan
or vary with interest rate fluctuation.
Cancelación anticipada
(Early Repayment or Early Redemption)
This means the total or partial repayment of the borrowed amount before maturity.
In partial repayments, you can choose to reduce the monthly payment and keep the
agreed final maturity date, or keep the same amount of instalment but shorten the term.
Cancelación registral (Register Discharge)
Once the mortgage has been repaid, the encumbrance has to be released from the
Land Register. This involves costs of Notary, Register and Solicitor.
16
Glossary of
financial terms
Referring to mortgages
in Spain
Carga (Encumbrance or Registered Charge)
Legal charges regarding a determined property entered in the Land Register, i.e.
mortgages, usufructs etc.
Our recommendation: Before signing the purchase contract, ensure that there’s
no encumbrance related to that property in the Land Register.
Cédula de habitabilidad (Occupancy Certificate)
This document certifies that the home meets minimum occupancy conditions.
You will need to produce this document when contracting utilities such as water,
electricity and gas.
Comisión de apertura (Opening Fee or Loan Arrangement Fee)
This is a percentage of the loan discounted from the total amount when it is paid
into your account, for services rendered in granting and processing the mortgage.
Comisión de cancelación anticipada
(Early Repayment Fee)
This fee, indicated in the mortgage contract as a percentage of the repaid amount,
compensates the lender for the loss of interest payments expected for the period
between the early redemption and the agreed maturity.
Diferencial (Margin)
This is a set value throughout the term of the mortgage which is usually expressed
in percentages or fractions and which is added to the value of the reference rate
to calculate the interest rate for each revision for variable rate capital repayment
mortgages.
17
Escritura pública de compraventa (Deed of Sale)
This document legalises the purchase and shall be signed by both contracting parties
and by the notary. The purchaser obtains a first copy of the deed once all taxes have
been paid and the corresponding inscription in the Property Register has been done.
EURIBOR
European Inter-Bank Offered Rate, an index based on the interest rate for deposits
in Euros at 12 months that is published by the European Central Bank and commonly
used as reference rate for variable rate mortgages.
Gestoría (Solicitor)
The professional adviser who looks after dealings with the Register and the payment
of taxes to the Tax Authority.
Hipoteca (Mortgage)
A legal charge entered in the Property Register when a real estate property is assigned
to be collateral for a mortgage loan.
18
Glossary of
financial terms
Referring to mortgages
in Spain
Impuesto actos jurídicos documentados, AJD
(Stamp Tax)
This tax is payable on sales transaction subject to VAT (a percentage on the deed
amount) and mortgage loans (a rate on total coverage of the mortgage).
Impuesto sobre el valor añadido, IVA
(Value Added Tax, VAT)
Sales made directly by a developer (newly built homes) are subject to VAT. The current
standard rate is 8% on the sales value in case of private use and 16% in case of
commercial use. In the case of Canary Islands instead of VAT the tax applicable is
IGIC (Impuesto General Indirecto Canario).”
Impuesto sobre transmisiones patrimoniales, ITP
(Transfer Tax)
This tax is payable instead of the VAT when the property is not newly built. In this case,
the standard rate of 8% is independent of the assigned use of the property, but there
are regional differences.
Indice de referencia (Reference Rate)
This base rate is, on variable rate mortgages, used to calculate the new interest rate
when it is reset.
Our advice: Pay attention to the fact that the reference rate, together with the margin,
determines the amount of the future instalments.
Interés ordinario (Ordinary Interest)
That is the nominal interest rate. It has to be specified in the contract whether the
rate is fixed or variable throughout all or part of the loan.
19
IRPH
Índice de Referencia de Prestamos Hipotecarios = Similar to the EURIBOR, this rate is
used as reference for variable rate mortgages and published by the Banco de España.
It represents an average rate for mortgages offered by all Spanish financial entities.
Notario (Notary)
The Notary acts as the public official when signing the public deeds, such as the sales
or mortgage loan agreement. He is obliged to ensure that current legislation is fulfilled
and to defend the interests of the parties, particularly the borrower’s interests.
Periodicidad de las revisiones (Resetting Frequency)
This means the frequency of interest rate resettings on variable rate mortgages,
which are usually carried out once or twice a year.
Plazo de amortización (Term or Repayment Period)
The period of time during which the loan capital and the corresponding interest have
to be repaid.
Préstamo hipotecario (Mortgage Loan)
Usually known simply as Hipoteca (mortgage), this is a loan granted by a lender and
backed by a property.
20
Glossary of
financial terms
Referring to mortgages
in Spain
Registro de la propiedad (Land Register and Land Registry)
The Land Register contains all acts, contracts or legal charges referring to a property,
such as ownership or encumbrances. Registro de la propiedad is also the local
department responsible for maintaining the Land Register, i.e. the Land Registry.
Subrogación (Remortgaging with another lender)
If you have already a mortgage, but another lender offers you better terms and
conditions for your mortgage, you can remortgage, i.e. transfer the mortgage and
all the corresponding rights to this new lender.
Subrogación de deudor (Remortgage of the debtor)
This is a substitution of the debtor´s mortgage. That is to say, when the person who
buys a mortgaged property takes responsibility for all debts and encumbrances
that the seller had towards the financial institution that conceeded the mortgage.
21
Tasa anual equivalente, TAE
(Annual Percentage Rate, APR)
This represents the effective cost of a loan calculated as if it were paid as one single
repayment each year. It has to be indicated on any loan offer to make it easy to compare
different loan offers with different characteristics (interest rate, commissions,
reference rates, margins, etc.).
Our advice: All offers must indicate the TAE value. It will help you compare with other
products and make the best and most profitable decision.
Tasación (Valuation)
An independent surveyor company carries out the valuation of the property in order
to determine the current value of the home within the property market and to specify
the maximum amount that can be financed. The valuation is valid for six months
after the date of issue.
Our advice: It is important to ask for a copy of the valuation. It is a service you pay for
and you have the right to demand a copy.
Verificación registral (Land Register Check)
That is the examination of the Land Register records of a property, verifying the legal
owner and the existence of charges, such as mortgages, encumbrances, etc. The
document where all this is reflected and that must be presented to the bank is the
“Nota simple de cargas”.
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FUERTEVENTURA
Caleta de Fuste
Tel.: 92 816 39 65
Corralejo
Tel.: 92 853 71 81
TENERIFE
Costa Adeje
Tel.: 92 271 71 10
Las Chafiras
Tel.: 92 273 61 80
La Paz/Pto. d. Cruz
Tel.: 92 236 88 66
Los Cristianos
Tel.: 92 278 78 70
Playa de
las Américas
Tel.: 92 279 72 96
Puerto de la Cruz
Tel.: 92 238 87 36
LA PALMA
Los Llanos
de Aridane
Tel.: 92 240 31 11
LONDON BRANCH
LONDON
Sabadell House,
120 Pall Mall,
London SW1Y
5EA, UK
Tel.:
+ 44 207 389 16 76
Fax:
+ 44 207 389 16 52
For further information please
contact your local our branch,
call our Mortgage Centre on
+902 343 999
or send us an email to
info@bancosabadell.com
or consult our website at:
bancosabadell.com/en