What to Check Before Signing the Deed: Title Search, Debts, Licences and Planning on the Costa Blanca
What to Check Before Signing the Deed
The riskiest stage in many property purchases isn’t the viewing — it’s premature trust. A property can look perfect and still hide ownership issues, charges, surface-area discrepancies, debts or planning irregularities.
Before signing the deed, it’s worth working through the transaction with a clear checklist.
1. The title search (nota simple): what it gives you
The nota simple is a basic tool for understanding a property’s registry status. It lets you check the property’s description, its ownership, and whether any charges or encumbrances exist.
It’s an essential document for orienting yourself before buying, but it shouldn’t be read in isolation or superficially.
2. Ownership and charges
One of the first things to confirm:
- Who is listed as the owner.
- Whether there are mortgages, embargoes or other charges.
- Whether there are restrictions affecting ownership rights.
If this isn’t clarified from the start, completion can become unnecessarily complicated.
3. Debts and outstanding obligations
Beyond the registry, it’s worth checking:
- The status of community fee payments.
- IBI and other local obligations.
- Utilities or issues that could carry over operationally.
- Any special community levies (derramas), if it’s part of a homeowners’ association.
These issues don’t always block a purchase, but they do affect the real cost and the negotiation.
4. Licences and planning status
This is decisive, especially for villas, chalets and renovated properties. You need to check:
- Whether construction and extensions are properly documented.
- Whether the relevant licences and planning paperwork are in order.
- Whether anything warrants further review.
- Whether your intended use fits the property’s legal and planning reality.
Poorly checked planning status is a common source of problems later on.
5. Surface area and physical reality
A good sales presentation isn’t enough. Check whether the surface area, layout and relevant outbuildings are consistent between the paperwork and what you can see on site.
This matters to avoid surprises around value, financing or a future sale.
6. If you’re buying new build or a recently built home
For new or very recent properties, also confirm:
- The status of the developer or seller.
- Technical documentation and applicable certificates.
- Guarantees and items to be delivered.
- The status of utility connections and community set-up.
7. A classic mistake: checking too late
Many buyers only take a serious look once they’ve already reserved or signed a deposit contract. It’s best to get ahead of this as early as possible. The sooner an issue surfaces, the more options you have to fix it, renegotiate, or walk away with confidence.
Checklist before signing
- Up-to-date title search (nota simple).
- Ownership confirmed.
- Charges identified.
- Relevant debts reviewed.
- Licences and planning status analysed.
- Surface areas and outbuildings understood.
- Deed terms and payments well coordinated.
Conclusion
Signing a deed on the Costa Blanca with peace of mind takes far more than trusting that everything’s fine. Checking the title search, debts, licences and planning status in advance is the foundation of a safe purchase.
At SAGA we help our clients structure this review before committing significant funds, so every signature is made with information, security and real decision-making power.
Need personalised guidance for your situation?
For more than 60 years, SAGA has guided investors and private buyers through property decisions on the Costa Blanca. Get in touch with our team and we’ll help you work through the tax, legal or financial questions before you take the next step.
