The Land Register Services & Fees

The Land Register : Spain

The Land Register provides practical steps for anyone wanting to build their own property in Spain. Our architect's office is the longest established practice in Calpe, and offers you the opportunity to receive independent advice and unbiased guidance for the preparation and supervision of your building project.

Search & Survey are Costa Blanca estate agents with over 26 years experience in the area, we recognise that the success of any project depends on getting off on the right foot. The most important first step is choosing the right plot of land. This involves finding all the aspects you require at an affordable price, and most importantly ensuring the plot you buy is suitable for building. Clients have come to us having purchased land where no building licence is possible, so it essential that nothing is left to chance when making such a significant investment.

The Land Register was set-up to guide clients through this process and ensure that such difficulties are avoided at each stage. Each project is different and it is important that we spend time to understand your ideas and what you are looking to achieve. We then explore all the options available to you and offer advice as to how you can get the most from your budget.

Finding Your Plot

Without doubt the Land Register has the largest and most comprehensive listing of plots you will find anywhere on the Costa Blanca. From this, not only can you see the range of plots on offer but also get a feel for the prices currently being demanded along the coast and inland. Looking for plots can be a very time consuming exercise, so it is important for us to sit down with you and understand exactly what you are looking for in your project and take note of all the local planning rules and regulations. With our experience and local contacts we arrange a viewing itinerary according to your specific criteria. This way you can quickly see what options are available to you, and make an informed decision on what plot will suit you best.

Legal and Planning Checks

Unlike the many sales agents and estate agencies working on behalf of the vendor, the Land Register is employed to protect your interests. Our legal department will make all the necessary checks on your plot to ensure that it is free from charges, and that the local town hall will issue the building licence for your project. Finding out any problems before you complete will save you the unnecessary heartache and expense of being stuck with a piece of land that you can do nothing with, or that will be affected by future development projects in the area.

Our legal department will assist you with your Spanish fiscal number (NIF) necessary for any legal contract in Spain, opening a bank account and if you are looking for additional funds competitive mortgage terms.

Project Design

An experienced architect will add those small touches that become invaluable in the final project design. Most clients have some sort of idea as to what they want to build, and how they will want to live in their new home. Under the supervision of Dr. Manuel Cabrera, our senior architect, we work with you from start to finish bringing to life your ideas. When you are happy with the project design, it will then be submitted to the local town hall for a building licence.

Tendering Your Contract to Builders

While your building licence application is being processed, we invite builders to tender for your building contract. We then choose from all the proposals which builder has the best credentials to provide the quality of construction you require within your budget.

Agreeing Contract Terms with the Builder

The contract is the corner stone for a successful project, but it is often not given the attention it is due. Anyone dealing with contracts will know that the devil is in the detail. A 'standard contract' from a builder will be more favourable to him and offer you little protection. As your architect, our role is to negotiate the best terms we can on your behalf. Key clauses include the payment terms, clear specification of the work, minimal additional costs due to unforeseen work, penalty clauses, sequence of events if say the builder becomes insolvent to protect the work you have paid for, etc… Tight contract terms are in the interests of all parties to ensure there are no misunderstandings later on. Trying to sort out mistakes that are due to a poor contract can be very frustrating and expensive.

Project Management

We take responsibility for ensuring that the building works are carried out according to the project design and the building contract. Stage payments will have been agreed in the contract, and as the work progresses, we sign off each stage to ensure the work is satisfactory before any payment is made. In any dispute with the builder, we represent your interests. The final payment will be due when all the work has been completed to your expectation and the property is ready for handover.

The Land Register Fees

Prudent and sensible people will utimately engage a lawyer or someone with the necessary skills to handle their purchase. We believe it makes good sense to enlist professional help at the beginning to ensure the whole process runs smoothly rather than discover problems at the end. The best scenario when problems are discovered is you have to start looking all over again which can be frustrating and time consuming the worst case however is - you loose money!

The initial meeting is usually held in our offices in Calpe where we discuss your general requirements and exchange ideas. (Topics to include budget considerations, preferred location, timescale, preliminary design ideas. etc.) We will offer advice and give our opinion as to the feasibility of the project.

If, after the initial meeting all parties are happy and agree to proceed with the project we formalise our agreement by signing a simple contract.

At this point we request a provision of funds in advance of our fees to the sum of € 500.
This deposit is deducted from the final fees you incur.

Total package

a.) Assistance Finding Plot
b.) Legal and Planning Checks for the Purchase of the Plot
c.) Supervision of the Building contract

Fee = 1% of the total cost of the project

Individual Services

In order to cater for those who want to buy land but are not ready to build, or those who already own their plot and do not need the total package we have broken down our fee structure as follows:
a.) Assistance Finding Plot
b.) Legal and Planning Checks for Purchase of the Plot
L.R. Fee = 2% of the Price of the Plot
c.) Supervision of the Building contract only

Fee = 2% value of the Building Project (excluding cost of the Plot)

Architectural Services

All building projects require an architect to apply for the building licence and to inspect the builder's work throughout the construction project. Many developers and builders employ their own architect who will work according to how the builder operates. Usually at no extra cost, you can employ your own independent architect who will act on your behalf during the project rather than for the builder. Working with the Land Registers allows you more freedom in your project design, certainty that rigorous inspections are in force, and better overall control during the project construction.

Architects fees are based on the overall area of the building project in accordance with the guidelines issued by the College of Architects. We have full professional architect's indemnity insurance in the event of any negligent act.

We are responsible for the overall preparation and supervision of the project and together with our surveyor control each stage of the building process in Spain on your behalf.

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