{"id":7588,"date":"2025-11-20T10:37:06","date_gmt":"2025-11-20T09:37:06","guid":{"rendered":"https:\/\/vbbabogados.com\/?p=7588"},"modified":"2025-11-26T10:42:50","modified_gmt":"2025-11-26T09:42:50","slug":"buyer-due-diligence-real-estate-spain","status":"publish","type":"post","link":"https:\/\/vbbabogados.com\/en\/blog\/buyer-due-diligence-real-estate-spain\/","title":{"rendered":"The Importance of Buyer Due Diligence in Real Estate Transactions and the Obligations of the Parties"},"content":{"rendered":"<p><span style=\"font-weight: 400;\">The sale and purchase of real estate often give rise to disputes when, once the contract has been perfected, the buyer discovers circumstances concerning the property that were unknown at the time of acquisition. This article examines the scope of the seller\u2019s liability and the degree of diligence the buyer is expected to exercise before signing, as well as the legal consequences of failing to do so.<\/span><\/p>\n<p>&nbsp;<\/p>\n<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_82_2 counter-hierarchy ez-toc-counter ez-toc-grey ez-toc-container-direction\">\n<p class=\"ez-toc-title\" style=\"cursor:inherit\">Informaci\u00f3n detallada<\/p>\n<label for=\"ez-toc-cssicon-toggle-item-69e8eec5d304d\" class=\"ez-toc-cssicon-toggle-label\"><span class=\"\"><span class=\"eztoc-hide\" style=\"display:none;\">Toggle<\/span><span class=\"ez-toc-icon-toggle-span\"><svg style=\"fill: #999;color:#999\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" class=\"list-377408\" width=\"20px\" height=\"20px\" viewBox=\"0 0 24 24\" fill=\"none\"><path d=\"M6 6H4v2h2V6zm14 0H8v2h12V6zM4 11h2v2H4v-2zm16 0H8v2h12v-2zM4 16h2v2H4v-2zm16 0H8v2h12v-2z\" fill=\"currentColor\"><\/path><\/svg><svg style=\"fill: #999;color:#999\" class=\"arrow-unsorted-368013\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"10px\" height=\"10px\" viewBox=\"0 0 24 24\" version=\"1.2\" baseProfile=\"tiny\"><path d=\"M18.2 9.3l-6.2-6.3-6.2 6.3c-.2.2-.3.4-.3.7s.1.5.3.7c.2.2.4.3.7.3h11c.3 0 .5-.1.7-.3.2-.2.3-.5.3-.7s-.1-.5-.3-.7zM5.8 14.7l6.2 6.3 6.2-6.3c.2-.2.3-.5.3-.7s-.1-.5-.3-.7c-.2-.2-.4-.3-.7-.3h-11c-.3 0-.5.1-.7.3-.2.2-.3.5-.3.7s.1.5.3.7z\"\/><\/svg><\/span><\/span><\/label><input type=\"checkbox\"  id=\"ez-toc-cssicon-toggle-item-69e8eec5d304d\"  aria-label=\"Toggle\" \/><nav><ul class='ez-toc-list ez-toc-list-level-1 ' ><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-1\" href=\"https:\/\/vbbabogados.com\/en\/blog\/buyer-due-diligence-real-estate-spain\/#The_relevance_of_acting_diligently_in_real_estate_purchases\" >The relevance of acting diligently in real estate purchases<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/vbbabogados.com\/en\/blog\/buyer-due-diligence-real-estate-spain\/#Should_the_seller_be_held_liable_And_what_if_the_information_was_available_in_public_records_and_the_buyer_could_have_consulted_it\" >Should the seller be held liable? And what if the information was available in public records and the buyer could have consulted it?<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/vbbabogados.com\/en\/blog\/buyer-due-diligence-real-estate-spain\/#Urban_planning_what_happens_if_restrictions_are_not_mentioned\" >Urban planning: what happens if restrictions are not mentioned?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-4\" href=\"https:\/\/vbbabogados.com\/en\/blog\/buyer-due-diligence-real-estate-spain\/#What_the_seller_must_disclose_and_what_the_buyer_must_verify\" >What the seller must disclose and what the buyer must verify<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-5\" href=\"https:\/\/vbbabogados.com\/en\/blog\/buyer-due-diligence-real-estate-spain\/#Obligations_of_the_seller\" >Obligations of the seller<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-6\" href=\"https:\/\/vbbabogados.com\/en\/blog\/buyer-due-diligence-real-estate-spain\/#Obligations_of_the_buyer\" >Obligations of the buyer<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-7\" href=\"https:\/\/vbbabogados.com\/en\/blog\/buyer-due-diligence-real-estate-spain\/#Conclusion\" >Conclusion<\/a><\/li><\/ul><\/nav><\/div>\n<h2><span class=\"ez-toc-section\" id=\"The_relevance_of_acting_diligently_in_real_estate_purchases\"><\/span><span style=\"font-weight: 400;\">The relevance of acting diligently in real estate purchases<\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">It is relatively common for disagreements to arise when the purchaser discovers, after the transaction, previously unnoticed encumbrances, urban planning restrictions, or characteristics of the property that were not disclosed. If these circumstances are explicitly stated in the contract, the possibility of making a claim is practically non-existent. However, when they do not appear in the contract, a key question arises:<\/span><\/p>\n<p>&nbsp;<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Should_the_seller_be_held_liable_And_what_if_the_information_was_available_in_public_records_and_the_buyer_could_have_consulted_it\"><\/span><span style=\"font-weight: 400;\">Should the seller be held liable? And what if the information was available in public records and the buyer could have consulted it?<\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">The Supreme Court has addressed this issue on numerous occasions. In <\/span><i><span style=\"font-weight: 400;\">Judgment 1139\/2006, of 17 November<\/span><\/i><span style=\"font-weight: 400;\">, the Court established that the principle of good faith in contractual relations does <\/span><b>not<\/b><span style=\"font-weight: 400;\"> require the seller to provide information that can be accessed through public sources. It further explains that good faith also requires the buyer to act prudently and to carry out reasonable checks before acquiring the property.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">In other words, the seller is not obliged to reproduce information already available in the Land Registry or to explain the applicable urban planning regulations, since both are accessible to anyone who consults them. The seller\u2019s duty to inform is limited to facts not recorded in public sources or to circumstances that contradict the official records.<\/span><\/p>\n<p>&nbsp;<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Urban_planning_what_happens_if_restrictions_are_not_mentioned\"><\/span><span style=\"font-weight: 400;\">Urban planning: what happens if restrictions are not mentioned?<\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">In <\/span><i><span style=\"font-weight: 400;\">Judgment 155\/2011, of 16 March<\/span><\/i><span style=\"font-weight: 400;\">, the Supreme Court reaffirmed that limitations arising from urban planning regulations do <\/span><b>not<\/b><span style=\"font-weight: 400;\"> automatically entitle the buyer to rescind the contract merely because they were not mentioned. What is decisive is assessing:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">whether the buyer could have become aware of these limitations, and<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">whether the buyer acted with the diligence required.<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Therefore, the buyer must, at the very least, carry out basic checks: consult the land registry information, review the applicable urban planning regulations, and, if necessary, request an <\/span><b>urban planning certificate<\/b><span style=\"font-weight: 400;\"> from the relevant town council. This document is essential for determining building restrictions or other relevant limitations affecting the property.<\/span><\/p>\n<p>&nbsp;<\/p>\n<h2><span class=\"ez-toc-section\" id=\"What_the_seller_must_disclose_and_what_the_buyer_must_verify\"><\/span><span style=\"font-weight: 400;\">What the seller must disclose and what the buyer must verify<\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>&nbsp;<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Obligations_of_the_seller\"><\/span><span style=\"font-weight: 400;\">Obligations of the seller<\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>&nbsp;<\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Communicate any information that cannot be obtained through usual public sources.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Disclose encumbrances or situations not recorded in public registers or that contradict the official records.<\/span><\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"Obligations_of_the_buyer\"><\/span><span style=\"font-weight: 400;\">Obligations of the buyer<\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>&nbsp;<\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Consult the Land Registry.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Review the applicable urban planning regulations.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Verify the urban planning conditions using available means (including the urban planning certificate).<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Act with the diligence expected from someone undertaking a financially significant transaction.<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">If the buyer fails to carry out these checks, it will be difficult to successfully claim later for a price adjustment or request the termination of the contract.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Additionally, the intervention of a real estate agency does <\/span><b>not<\/b><span style=\"font-weight: 400;\"> exempt the buyer from acting diligently, as noted in <\/span><i><span style=\"font-weight: 400;\">Judgment 118\/2021 of the Provincial Court of Barcelona, dated 22 February<\/span><\/i><span style=\"font-weight: 400;\">.<\/span><\/p>\n<p>&nbsp;<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Conclusion\"><\/span><span style=\"font-weight: 400;\">Conclusion<\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">Prevention is essential in real estate transactions. Obtaining legal advice from the outset and carefully reviewing all documentation and the contract can prevent most of the disputes that commonly arise in this type of transaction.<\/span><\/p>\n","protected":false},"excerpt":{"rendered":"<p>The sale and purchase of real estate often give rise to disputes when, once the contract has been perfected, the buyer discovers circumstances concerning the property that were unknown at the time of acquisition. This article examines the scope of the seller\u2019s liability and the degree of diligence the buyer is expected to exercise before&#8230;<\/p>\n","protected":false},"author":12,"featured_media":7587,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[199,51],"tags":[],"class_list":["post-7588","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-foreign-investment","category-real-estate-law"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Conflicts in Property Purchase: Buyer Due Diligence and Seller\u2019s Obligations | VBB Abogados<\/title>\n<meta name=\"description\" content=\"Learn about the most common disputes in real estate transactions and the buyer\u2019s due diligence duties under Spanish case law.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/vbbabogados.com\/en\/blog\/buyer-due-diligence-real-estate-spain\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Conflicts in Property Purchase: Buyer Due Diligence and Seller\u2019s Obligations | VBB Abogados\" \/>\n<meta property=\"og:description\" content=\"Learn about the most common disputes in real estate transactions and the buyer\u2019s due diligence duties under Spanish case law.\" \/>\n<meta property=\"og:url\" content=\"https:\/\/vbbabogados.com\/en\/blog\/buyer-due-diligence-real-estate-spain\/\" \/>\n<meta property=\"og:site_name\" content=\"Boltas Boy&eacute; 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