The pattern is always the same
UK buyers are sophisticated at home but switch off in the sun. Two decades of advising British clients on the Costa del Sol turns up the same ten mistakes, in the same order, at every price point from €250k to €25M. Recognise the pattern and you'll avoid 95% of the trouble.
1. Using the agent's lawyer
Conflict of interest, full stop. Always independent. Always in writing. Always check they are registered with the local Colegio de Abogados.
2. Skipping the survey
Spanish purchases rarely include surveys by default — there is no UK-style mandatory homebuyer's report. A €500–€900 survey by a RICS-qualified surveyor catches 90% of the structural and damp issues that turn into €40,000 problems three years in.
3. Ignoring community fees and the AGM minutes
A €4,500/year community charge wipes out two months of rental income. Worse, the last AGM minutes often reveal pending special levies (roof repairs, lift replacement, façade work) that the seller is racing to escape. Always demand the last two years' minutes and the current reserve fund balance.
4. Not checking the cadastral value vs purchase price
If the cadastral value is wildly out of line with the price you're paying — in either direction — expect a tax bill or a Hacienda valuation challenge within 2 years. Andalucía's "valor de referencia" system now sets a minimum tax base independent of the agreed price.
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Start matching5. Paying deposits direct to the seller
Always via the lawyer's escrow account. No exceptions. Even a small "reservation deposit" of €6,000 paid direct to an agent is at risk if the chain breaks.
6. Falling in love off-plan without the bank guarantee
Spanish law (Law 38/1999) requires the developer to bank-guarantee every euro of stage payments. The original guarantee certificate must be in your hand before any payment. "We'll send it next week" is the single most expensive sentence in Spanish off-plan.
7. Missing the 90/180-day rule
Track your days like a hawk — the new EU EES system tracks them automatically and overstays now trigger entry bans. If you want to spend 5 months a year, you need a visa.
8. Forgetting Modelo 210
Even with no rental income, this is due annually. The fine for years of non-filing can run several thousand euros plus interest.
9. Choosing a postcode without driving the school run
The A-7 between San Pedro and Marbella in August is a different beast. If you're a family, do the school run at 8:15 a.m. on a Tuesday in shoulder season before you sign anything.
10. Buying alone, without a vetted local
A specialist agent who works your micro-area saves you 5–10% on price, weeks of stress, and at least three of the nine mistakes above. The cost is built into the seller's commission — there is no reason not to have one.
Avoid all ten — start with our agent match → and we'll introduce you to a vetted, independent specialist within 24 hours.
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