Why choose Andalucia Realty

Andalucia Realty is a leading real estate agency in Marbella that places at your disposal the knowledge and experience acquired over 20 years of working in the property market of Marbella, Estepona and Benahavis.

We are proud members of AIPP: Association of International Property Professionals, RAIC: Red de Asesores Inmobiliarios Qualificados y AEGI: Asociación Empresarial de Gestión Inmobiliaria and are also certified Real Estate Brokers of two major Spanish banks

We only list quality properties that are in good condition, offer good value for money and are free of legal problems. Additionnaly, we have access to most properties on the market through our extensive network of agents and we will thouroughly search them to make sure we find you the property that perfectly matches your requirements.

We will take good care of you throughout the entire process, from making your initial travel plans to viewing your property, through to completing the sale and beyond, making sure you are very well assisted at all times.

Our experienced, multi-lingual staff are at your complete disposal.

Recent Updates:

Why is a Licence of First Occupation Needed in Spain? | Andalucia Realty

Why is a Licence of First Occupation Needed in Spain? | Andalucia Realty

The Licence of First Occupation (LFO) is important for purchasing a property in spain for two reasons:

  1. Its granting means the developer has built the dwelling complying fully with the original Town Hall’s Building Licence (BL) as well as complying with all Planning laws. The inspection to grant this Licence is carried out by Town Hall’s chartered technicians who certify that the dwelling complies fully with Health, Access, Security, Planning and Construction Laws and is deemed as apt for human habitation.
  2. It is also required by the property’s owner to have access to the official utilities (water, electricity, gas and telecommunications). Spanish law requires the granting of the LFO to hook up the dwelling to the supply grid. Although in some parts of Spain there have been cases of supply companies waiving this and connecting you without the said licence. In such cases the only requirement was showing the application of having requested the LFO from the Town Hall.

Banks normally require the LFO before they consider granting a mortgage loan against the property. The only exception would be the developer’s bank which has already underwritten the whole development and is able to offer a mortgage loan without it because they are eager to spread the developer’s default risk. Also, taking on the mortgage offered by the developer’s bank has many advantages as it reduces the legal set-up expenses borne by the prospective purchaser.

What are the Associated Problems of Completing on a Property without a LFO?

Although it is legal to complete in such a case, it has numerous legal and practical drawbacks which ought to be highlighted by your lawyer to aid you in making an informed decision. To name a few:

  • Primarily, you will not be able to take out a mortgage on the property or remortgage it – if needed be- by any bank other than the developer’s.
  • You will not be able to benefit from the official utility supplies; only from the developer’s supplies (water and electricity) with all the associated problems this has, namely that you may be cut off at any time as it is the developer who is paying for it and if they go into receivership you will be shut off. Besides, the site supply electricity doesn’t have the same strength and power surges are fairly common on simultaneously turning on various electrical appliances such as air conditioning.
  • Any future prospective purchaser, or their lawyer, will haggle with you and only pay a lower purchase price if you lack a LFO in a newly built resale. In a resale, the purchasers in turn will undergo the same problems to secure finance by means of a mortgage loan. A lack of a LFO implies that you are actually reducing the base of potential purchasers for your resale.
  • If there are planning issues, the Town Hall can set a charge against the property and you as the new owner of an off-plan –and not the developer- may be held liable to pay the fine for the planning illegality.
  • Needless to say, you cannot let a property legally without a LFO.

In Andalucia Realty, we do an exhaustive Due to Diligence, making sure every property complies with the law and has all the documentation required to carry on the sales process. Therefore our clients can be sure that buying a property in the Costa del Sol is a safe transaction with us.

Documents needed before buying a property

Documents needed before buying a property

Together with the Association of Spanish Property and Commercial Registrars, the Ministry of Public Works, Transport and Housing has drawn up a brief, simple guide outlining the different steps and recommendations that a private purchaser should follow when buying a house in Spain.

It aims to help private purchasers make informed decisions. Within the Spanish legal system there are a series of documents that certify that a house is completely legal. All of them are needed before purchasing a property.

If  you are looking to buy a property in the Costa del sol, in Andalucia Realty we make sure all the properties advertised in our web are legal and the owners are asked to deliver these documents prior to advertise with our company. We take care of all these documents and processes, so it is just for you to decide the date of the purchase.

These documents are:

  • A construction permit and certificate from a competent expert verifying that the building matches both the license granted by the town council and the project it approved.
  • A first occupancy license, a habitability certificate and other administrative authorizations that establish that the dwelling is legally habitable. Find out more about the License of First Ocupation.
  • Documents signed by the utilities supplying the essential services (electricity, water, gas and telephone).
  • The entry of the building in the Property Register (just for new buildings), together with insurance cover against hidden defects or flaws in the construction, as established by law.
  • A Property Registration Certificate setting forth the legal situation of the building.
  • The Owners Association Statutes (or inscription in the Property Register of the deeds of any new, finished and horizontally-divided building).

We also recommend:

  • In the case of new constructions, for buyers to ask the developer for: a Certificate from the Commercial Registry accrediting the legal existence of the company, details of its registration, the administrators and/or their representatives, the company’s registered office, its fiscal identity number, confirmation that bankruptcy proceedings have not been registered, and a declaration that there are no claims, lawsuits or any other contingencies that might affect the development
  • In the case of housing that is not newly built, ask for last year’s property tax receipt, a certificate signed by the president of the Owners Association and endorsed by the building’s secretary stating that the property you are buying is up-to-date with all payments, as well as a formal confirmation and a public document stating that the property is not subject to any rental contracts.

In Andalucia realty we know that buying a property is a very important step and a happy moment that can involve a lot of time and resources. For buyers wanting to avoid any future problems and unnecessary complications, our company has already check every detail of each property we advert, making sure all is up to date and according to the law.

Therefore if you are looking to buy a property in the Costa del Sol, we will gladly advise you and assist you in an extract of the text safely purhasing a house in spain, available in the webpage www.fomento.es

Taxes of buying a property in Spain - What is ITP ?

Taxes of buying a property in Spain – What is ITP ?

When you first start looking to buy a property in Spain the term “ITP” might pop out. But, What is ITP?

Second hand properties are not charged with VAT (IVA in Spanish), however these resales come across with a tax called ITP “Impuesto sobre  Transmisiones Patrimoniales”, which is a transfer Tax set at autonomous community level.

As this tax is ceded to the autonomous regions it varies across the country, being around 6% in Communities such as Madrid or The Canaries Island and 10% in others as Catalonia or Valencia.

ITP applies to all real estate, with just a difference in ranges of prices in the garages. You will have to take this expense into consideration when looking at your budget, as this tax is not usually included in the price shown in the advertisings.

The following table shows the ITP rates for Andalucia:

The ITP tax is accumulative, meaning that the first 400.000€ are charged at 8%, and the rest that overpass that amount will be charged at the pertinent percentage. As an example, a property of 1.500.000€ will be charged as followed:

** The second section is the amount between 700.000 €- 400.000 € = 300.000 € charged at 9%

*** 1.500.000€ – 700.000€ = 800.000€ Charged at 10% as per the third section of the tax regulation.

This tax must be paid by the buyer within the next 30 days after the purchase of the property.

This tax is not “stamp duty” as we know it in the UK. There is a form of stamp duty in Spain called AJD (Actos Juridicos Documentados) on all notarization of documents. AJD is only payable on land and new property sales. The rate can be up to 1%.

From Andalucia Realty, we understand that the process of buying a new property and the taxes related to it might be confusing for first time buyers. Therefore we advise and help our clients before, during and after the purchase, and our team of experts will take care of guiding you through all the process.

Source: advoco.es

Ten ways of creating a Home Office

Ten ways of creating a Home Office

When it comes to work, most of the people will complain about it. But what about if you create your own home office?, no more stress going late, hours in traffic, or finding parking.

If you feel like you don’t have the space at home, in this post, we present you 10 solving ways to create your dream office in your own house.

www.midwestliving.com

Hallway station: hallways are most of the time, used just for the flow of people going and coming back from all over the house, but never took into consideration as a “room”. Take advantage of that wide corridor and create your own office.

Closet office: You will get surprised of how easily you can turn a wardrobe into a hiding office. Perfect if you have a messy desk that you don’t want to be seen: Close the closet door, and all tidy!

source: houzz.com

source: houzz.com

Hang a floating desk into one of your walls to create a work area in even the tiniest place. A suspended desk can be the solution to any space problem.

Attic office: if your attic is full of old toys, useless tools you don’t even remember how they work, this is your time to renovate it and create an open airy office.

On the other hand, if you prefer to be apart from noise and in a relaxed area, Why not moving the office to the basement? a quiet place to get things done quickly and effective.

The terrace can become your dream office: nice views, open and sunny. Have some flowers around to complete the look.

The Livingroom is always a good choice when it comes to spaciousness, an auxiliary table or even a shelf can be a perfect office, even more you can connect your laptop to the main TV and even work from the sofa!

A cozy Kitchen desk can become a multitask area, also great as an office and organization station. You will have the coffee closer than ever!

Utilize the maximum of your space, if your home has two levels create an under stairs home office, no high budget required!

If none of these solutions meets your requirements, why don’t you have a moving desk, you can work in the living room, the kitchen, the corridor or even in the bath. You choose!

And if you still need more space and are planning to buy a new home with larger space, we have a selection of properties just for you!, Working towards the sea or next to the golf is always better.

Starlite Marbella: more than a festival.

Starlite Marbella: more than a festival.

“Starlite is music, spectacle, experience and sensations; is a meeting of national and international artists; a meeting point between friends and celebrities of the cultural world, leisure, sport, celebrities and opinion leaders; is nature in its pure state, is philanthropy; but overall is exclusivity and entertainment, high gastronomy and premieres, is luxury and closeness…Starlite is more than a festival, and in 2017 presents its very special 6th edition in Marbella”

Going to starlite is not just going to a concert, is living a complete experience full of tastes, colours and of course, music.

The idea started six years ago, when Sara García and her Husband Ignacio Maluquer discovered the Quarry of Nagüeles. They transformed this natural amphitatre into an incredible scenario with music and food surrounded by the nature and with the sky as a roof.

This festival can be enjoyed during the summer season. 45 days full of concerts, galas and parties, with international renowned artists coming from all over the globe.

Sara and Ignacio’s idea is also concerned about the less favorated people, that is why a gala is held to raise funds for several organization such as “Niños de la Alegria” and “Lágrimas y favores”.

Without a doubt, Starlite is more than a festival, is a different way to live the culture and the entertainment.

 

 

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