Investment approach
Nota simple: the €11 document that can save you from a bad deal
A nota simple shows who really owns a property and what charges are registered against it. Order it yourself, and do it before the arras, not after.
A nota simple is an extract from the Registro de la Propiedad (Land Registry). It shows who currently owns the property and what share they hold, a physical description of the property and, most importantly for an investor, which charges are registered against it: mortgages, easements, court-ordered attachments, pre-emption rights. It is the first document a buyer should see before any serious conversation about price.
How to order one
Online, through the official Colegio de Registradores portal: by the property's cadastral details, its address or the owner's details, provided you have a legitimate interest. At the Colegio de Registradores rate as of September 2026, a standard informational nota simple costs €9.02 plus 21% IVA (VAT), so about €10.91 per property, and an online request is usually processed in under two hours.
Why order it yourself rather than rely on the seller's copy
The seller or the agent will happily show you their nota simple, but by the time of your purchase it may be out of date: a new charge can be registered after it was issued. Sensible practice is to get a fresh extract immediately before signing the arras and another one before the escritura. Either way, the notary is required to check it on completion day.
What it does not show
A nota simple is one part of the checks, not all of them. It will not reveal problems that were never registered: unauthorised changes to the layout, a missing cédula de habitabilidad (habitability certificate), debts to the owners' association. The full list of what we check before a purchase is in our due diligence checklist.
Questions and answers
Can anyone order a nota simple for any property?
Formally you need a legitimate interest, but in practice the registrars' online service accepts a request that states a purpose, such as a potential purchase. A basic informational extract is usually obtained without the owner's consent.
Does a nota simple legally prove ownership?
No. It reflects what is recorded in the Land Registry at the time of the request, but it is for information only and does not certify the entries. What proves the registry position against third parties is a certificación registral, issued and signed by the registrar (art. 225 of the Ley Hipotecaria). A fresh nota simple is usually enough for the checks before a purchase, and the final check is done by the notary on the day of signing.