<\/span><\/h3>\n <\/p>\n
This type of transaction is characterised by the fact that the buyer pays part of the purchase price before the building has been completed. Due to the risks involved, Spanish law provides a particularly strict consumer protection regime.<\/span><\/p>\nAdvance Payment Guarantees:<\/b><\/p>\n<\/span><\/p>\n
The developer is legally required to guarantee the refund of all amounts paid in advance, together with the applicable legal interest. Pursuant to the First Additional Provision of the Spanish Building Regulation Act, these payments must be secured by means of a surety insurance policy or a joint and several bank guarantee.<\/span><\/p>\nThe developer must deposit these funds into a special account separate from its general assets and may only use them to finance the construction works.<\/span><\/p>\nThis guarantee becomes enforceable if the construction does not commence or is not completed within the agreed timeframe.<\/span><\/p>\nThe Importance of the First Occupancy Licence or Equivalent Authorisation:<\/b><\/p>\n
\n<\/span>It is not enough for the developer to complete the physical construction of the property. Delivery must also be legally valid. The absence of a First Occupancy Licence may justify termination of the contract where it prevents the normal use of the property or constitutes a material breach of the developer\u2019s obligations.<\/span><\/p>\nThe property must be delivered in a condition that is legally habitable and suitable for lawful occupation. The lack of the relevant licence may hinder or prevent the ordinary connection of certain essential utility services.<\/span><\/p>\nBuilding Logbook:<\/b><\/p>\n<\/span><\/p>\n
Upon completion of the works, the seller must provide the Building Logbook, which contains the technical documentation of the building together with maintenance and operating instructions.<\/span><\/p>\nTen-Year Structural Insurance:<\/b><\/p>\n<\/span><\/p>\n
The ten-year structural insurance policy covers material damage arising from structural defects affecting the foundations, beams, floors, load-bearing walls, or other essential structural elements that compromise the building\u2019s stability.<\/span><\/p>\nThe developer is legally required to arrange this insurance before delivering the property. It is mandatory for buildings primarily intended for residential use, subject to certain statutory exceptions, including some cases of self-development for personal use.<\/span><\/p>\n <\/p>\n
<\/span>2. Specific Considerations When Purchasing a Second-Hand Property<\/span><\/span><\/h3>\n <\/p>\n
In the purchase of a pre-owned property, the legal focus shifts from construction risks to the property’s legal status, encumbrances, and potential defects.<\/span><\/p>\nLatent Defects and Seller\u2019s Liability:<\/b><\/p>\n<\/span><\/p>\n
Unlike new-build properties, which are governed by the specific warranty periods established by the LOE, second-hand properties are subject to the general provisions of the Spanish Civil Code concerning liability for hidden defects.<\/span><\/p>\nThe buyer must prove that the defect existed prior to the purchase and that it was not apparent upon reasonable inspection.<\/span><\/p>\nFor properties located in Catalonia, the Catalan Civil Code applies the concept of \u201clack of conformity\u201d. The property must correspond to its description, be fit for its ordinary purpose, and meet the buyer\u2019s reasonable expectations.<\/span><\/p>\nThe seller is liable for any lack of conformity that becomes apparent within three years of delivery. The buyer may seek repair, a reduction in the purchase price, termination of the contract (where the breach is substantial), or compensation for damages.<\/span><\/p>\nAny claim must be brought within the time limits established by the Catalan Civil Code, making it advisable to act promptly once a problem is detected.<\/span><\/p>\nLand Registry and Urban Planning Status:<\/b><\/p>\n<\/span><\/p>\n
It is essential to verify that the property is free from attachments, mortgages, or planning infringements.<\/span><\/p>\nIn the case of a new-build development, the developer must prove ownership of the land and hold the necessary building permits before receiving advance payments from purchasers.<\/span><\/p>\n <\/p>\n
<\/span>3. Liability Regime Under the Building Regulation Act (LOE)<\/span><\/span><\/h3>\n <\/p>\n
For newly constructed residential properties, the Building Regulation Act establishes the following warranty periods for material defects, which remain in force following the amendments introduced by Act 20\/2015:<\/span><\/p>\n1 year:<\/b> Defects affecting finishing or completion works.<\/span><\/p>\n3 years:<\/b> Defects affecting habitability (such as dampness, thermal insulation, or acoustic insulation issues).<\/span><\/p>\n10 years (Structural Insurance):<\/b> Structural defects affecting the building\u2019s stability and safety.<\/span><\/p>\n <\/p>\n
<\/span>4. Are You an Investor or an End Consumer?<\/span><\/span><\/h3>\n <\/p>\n
An important legal issue that we regularly analyse at Boltas Boy\u00e9 Abogados is the intended purpose of the purchase.<\/span><\/p>\nThe protection afforded to advance payments under the First Additional Provision of the Building Regulation Act is primarily designed for properties intended to serve as a residence, whether permanent or seasonal.<\/span><\/p>\nCase law has interpreted this protection restrictively where the purchaser acts primarily for investment or speculative purposes, on the basis that such purchasers do not fall within the consumer profile that this protective regime is intended to safeguard.<\/span><\/p>\n <\/p>\n
<\/span>Conclusion<\/span><\/span><\/h2>\n <\/p>\n
In summary, purchasing an off-plan property and purchasing a second-hand home involve different legal risks and require specific due diligence in each case. Proper legal advice can help identify potential liabilities, negotiate better contractual terms, and avoid future disputes.<\/span><\/p>\nAt Boltas Boy\u00e9 Abogados, we provide a comprehensive legal review of the entire property transaction, including:<\/span><\/p>\n\n- Reservation agreements.<\/span><\/li>\n
- Deposit agreements (arras contracts).<\/span><\/li>\n
- Private purchase agreements.<\/span><\/li>\n
- Advance payment guarantees and insurance policies.<\/span><\/li>\n
- Land Registry searches (Nota Simple).<\/span><\/li>\n
- Urban planning status of the property.<\/span><\/li>\n
- Planning and urban development certificates.<\/span><\/li>\n
- Community of Owners\u2019 bylaws and related documentation.<\/span><\/li>\n<\/ul>\n
Gemma P\u00e9rez Boy\u00e9<\/span>
\n<\/span>Boltas Boy\u00e9 Abogados<\/span><\/p>\n<\/span><\/p>\n
This article is provided for informational purposes only and does not constitute legal advice.<\/span><\/i><\/p>\n","protected":false},"excerpt":{"rendered":" From a legal perspective, purchasing a newly built property differs substantially from buying a second-hand home. The risks, guarantees, and obligations of the parties involved vary significantly depending on the type of transaction. At Boltas Boy\u00e9 Abogados, we analyse the key differences to ensure that your investment benefits from the highest level of legal…<\/p>\n","protected":false},"author":12,"featured_media":7934,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[66],"tags":[],"class_list":["post-7940","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buying-properties-under-construction-or-off-plan"],"yoast_head":"\n
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