A property lawyer in Spain is the person who checks, for you, that the home you are buying is what the listing says: that the seller owns it, that no mortgage or debt comes with it, and that it was built and licensed legally. The notary does not do this for you. Nor does the seller's agent. Spanish law does not require a lawyer, but almost every foreign buyer uses one, and a buyer abroad needs one to sign for them.
Lawyer, notary or buyer's agent: who does what
| Question | Your lawyer | The notary | A buyer's agent |
|---|---|---|---|
| Works for | You | Neither side: a public official | You |
| Paid by | You, a fee quoted in writing | Usually the buyer, at rates set by law | You, a fee agreed in writing |
| Checks | Title, charges, debts, planning, licences, the contracts | Identities, the payment, the registry on the day of signing | The price, the numbers, the market |
| Signs for you | Yes, under a power of attorney | No | No |
What a property lawyer does on a Spanish purchase
- Pulls the land registry extract (nota simple) to confirm who owns the home and what mortgages or charges sit on it.
- Checks planning status and licences: that the home, any extension and any pool were built legally, and whether a tourist licence exists if you plan to let it.
- Checks for unpaid property tax (IBI) and community fees, which pass to the new owner.
- Reviews or drafts the deposit contract (arras). Under the usual terms you lose the deposit if you walk away, and the seller pays you back double if they do.
- Gets your NIE, the tax number every buyer needs, under a power of attorney if you are not in Spain.
- Drafts the power of attorney and signs the deed for you at the notary if you cannot attend.
- Pays the transfer tax and registers the deed in your name at the land registry.
What a property lawyer costs in Spain
Ranges across the written quotes we hold from six Spanish firms, October 2026. IVA (Spanish VAT) is 21% on top.
| Service | Quoted range |
|---|---|
| The full purchase: checks, deposit contract, completion | A fixed €1,500 to €3,500, or 0.5 to 1% of the price with a minimum of €1,500 to €3,500, plus IVA |
| A pre-offer check on one property | €300 to €500 + IVA; a full-scope check can reach €1,500 + IVA |
| Your NIE, applied for under a power of attorney | €150 to €300 + IVA |
| The power of attorney, and signing for you at the notary | €300 to €800 + IVA |
On a €300,000 home the full purchase comes to about €1,800 to €4,250 with IVA. A percentage fee grows with the price: at €600,000, 1% is €6,000 before IVA. Ask for a fixed fee. Our cost calculator uses €4,500 for the lawyer, so its estimate errs high.
Seven questions to ask any lawyer before you hire them
- Is the fee fixed or a percentage, and what is it with IVA and every disbursement included?
- What is your bar membership number? (You can check it on the Spanish bar council's public register.)
- Do you act for the seller, the developer or the agent on this sale?
- Do you handle purchases in this region routinely? Tax rates and planning rules differ by region.
- Can you do everything remotely: the NIE, the power of attorney, signing for me?
- Who does the work, and in which language will I get the report?
- How fast is a pre-offer check, and what does it cover?
How we work with your lawyer
- You hire and pay the lawyer directly. You see their written quote before you instruct them.
- Already have a lawyer? We work with yours. If you do not, we introduce firms we have compared on written quotes, and you choose.
- We send the lawyer only the property you are serious about, so you pay for as few checks as possible.
- We brief the lawyer, chase the NIE and the power of attorney, and set the notary date with them.
- When the report comes back, we turn it into a decision with you: offer, renegotiate or walk away.
Zenith Concierge is not a law firm and does not give legal advice. Your lawyer does.
Already found the home?
Our pre-offer check gives you a price benchmark on comparable sales, the red flags, the questions to put to the selling agent, an offer and deposit plan, and the lawyer's check arranged and quoted. It costs €750, credited against our fee if you then engage us. The lawyer bills you separately and directly. How the pre-offer check works.
Quick answers
Do I need a lawyer to buy property in Spain?
Spanish law does not require one. The notary confirms identities and the payment, and reads the registry on the day of signing, but does not check planning, licences, debts or the contracts for you. A lawyer does. If you buy from abroad, a lawyer can also get your NIE and sign for you under a power of attorney.
How much does a property lawyer cost in Spain?
In the written quotes we hold from six firms, a full purchase costs a fixed €1,500 to €3,500, or 0.5 to 1% of the price with a minimum of €1,500 to €3,500, plus 21% IVA. On a €300,000 home that is about €1,800 to €4,250 with IVA. A pre-offer check on one property runs €300 to €500 plus IVA.
Can the seller's agent or the developer's lawyer act for me?
They can, but they then work for both sides of the same sale. Use a lawyer who acts only for you, and ask them in writing whether they act for the seller, the developer or the agent.
Can I buy property in Spain without travelling?
Yes. You sign a power of attorney at a notary or Spanish consulate where you live, and your lawyer uses it to get your NIE and to sign the deed for you. Ask the lawyer to draft the power of attorney, so it covers exactly what they need.
How long does the lawyer's check take?
The firms we work with quoted 2 to 3 working days for a pre-offer report on one property. The full checks run while the deposit contract is in force, usually several weeks before the deed.
Questions about the legal side of your purchase? Ask us. If your lawyer has it covered, we will tell you.